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HomeMy WebLinkAbout04/11/03 B A K E R~S F I E L D CITY MANAGER'S OFFICE MEMORANDUM April 11,2003 TO: Honorable Mayor and City Council FROM: Alan Tandy, City Manager SUBJECT: General Information 1. At last week's Council meeting, an issue arose over some block grant fund substitutions that were being proposed to meet a HUD cash draw down, per HUD's requirements. Concern was expressed over a $257,500 item. Enclosed you will find a memo from Donna Kunz to me which indicates: 1) We passed the HUD draw down test, and 2) The staff has come up with a plan to replace the $257,500, as per my comment at the meeting. 2. Walls are actually beginning to rise on the ice rink and, so far the contractor is ahead of schedule. 3. A week or two ago, I reported that the aquatic fundraising committee had put the variable depth research on the back burner. Oops- it's active again. 4. Although we have cut way back on staff travel, one of our Information Technology employees recently attached a Geographic Information Technology Conference, and he arranged for that statewide event to be held in Bakersfield in 2005. Thanks go to Bob Amos in I.T. 5. Articles of interest regarding the State budget situation are enclosed: · April 10th article from the Los Angeles Times noting that California prison guards may get as much as a 7% pay raise on July 1st, per the contract that was negotiated during Gov. Davis' re-election campaign. Their compensation is tied to the California Highway Patrol officers pay. Under the terms of the CHP contract, that group is to receive pay parity with the Los Angeles police and sheriff's department, and police in San Diego, Oakland, and San Francisco. · April 4th article from the San Francisco Chronicle noting the Professional and Technical Engineers union there has agreed to a contract with members picking up their pretax 7.5% contribution to the retirement system, which the City has been paying. Honorable Mayor and City Council April 11, 2003 Page 2 · April 10th article from the Contra Costa Times regarding rotating closures for four fire stations in Richmond on days when staffing goes below 24 employees. There is no indication that the Legislature is doing anything productive, to date, to resolve the fiscal crisis. 6. Recreation and Parks reports that the Great America Clean-Up will be held on Saturday, April 26th. Last year's event was a great success, with approximately 500 volunteers picking up over 10,000 pounds of trash from 20 "hot spots" around the city. This year's event already has over 1300 volunteers (increasing daily), ready to collect trash from 48 "hot spots". A recognition lunch for the volunteers will be held at Yokuts Park following the clean-up (approximately 11:00 a.m.). You are invited to attend. 7. A status report from EDCD is attached regarding the City's loan agreement with Plastics. Harvel has met the required employment terms for the fifth and final year of the agreement. 8. The March activity report from Recreation and Parks is enclosed for your review. 9. Responses to Councilmember requests are enclosed: Councilmember Carson · Update on the possibility of a crosswalk at 3rd and Chester after meeting with Councilmember Carson; · Status report on lighting projects at Martin Luther King Jr. Boulevard and surrounding area; Councilmember Benham · Report from Development Services which includes proposals regarding cumulative effects of the bluffs development; · Code enforcement actions at the former Rally's location on Chester Avenue; · Correspondence from CGCC Executive Director regarding strategies for outreach activities; Councilmember Couch · Report on feasibility of a "Character First" program; · Placement of additional reflectors at the Calloway Grade Separation; · Response to citizen regarding increases in residential water bill; · Timeline for consideration of GPA 02-0958; Councilmember Salvaggio · Status of renewal fireworks permit for local church. AT:rs cc: Department Heads Para McCarthy, City Clerk Trudy Slater, Administrative Analyst BAKERSFIELD Economic and Community Development Department MEMORANDUM April 11,2003 TO: Alan Tandy, City Manager FROM: 'Donna L. Kunz, Economic Development Director SUBJECT: CDBG Draw Down Compliance Status Good news, thanks to the quick action of the City Council this week, the City will be able to meet the annual drawndown compliance test required by HUD. The test requires that our city's line of HUD credit not have any more than 1.5 of our current annual entitlement reflected as unspent on HUD's credit system. The HUD compliance test has always proven difficult for cities that have many projects underway and that use the process of "saving up" for a project by allocating a portion the total project cost over several years. Unfortunately, this practice can no longer be considered by cities, as HUD's current drawdown compliance policy calls for financial sanctions against us if we fail to meet the annual test. The financial sanctions consist of reducing the city's following year entitlement by any drawdown shortfall amount. Over the past year, staff has been diligently closing out old accounts with project savings and reconciling the HUD accounts to the City's ledger. This process is necessary in order for us to be able to manage our HUD entitlement fund accurately. It was not staff's intentions to cancel any projects during this process. Yesterday we finalized our 2002-2003 program income estimates and received a lien release on an old downtown CIP project resulting in additional project savings. Unfortunately, this information was not known in time to meet the drawdown test. These funds are available to replenish the Casa Loma #6 Street and Drainage project the amount of $ 257,500 that was recommended by staff for use on the 713 Lake Street acquisition. This action is beneficial to the Casa Loma #6 project as it allocates "new" HUD funds for this project, allowing public works staff adequate time to meet with the community and design the project. If the project is determined to be unfeasible and cancelled, the funds may then be redirected to another Southeast Street improvement Project. Staff will prepare a plan amendment to replenish the Casa Loma Storm Drain and Street Improvement funds effective July 1,2003. CADocuments and Settings~alawrenc. BAKERSFIELD~ocal Settlngs\Temp\SE HUD project.doc Powered by Infogate Prison Guards May Get Raise Windfall Despite bUdget crisis, they could receive up to'twice what Davis' negotiators estimated. 04/10/2003 - 06:16 AM PDT (13:16 GMT) By Dan Morain Times Staff Writer SACRAMENTO -- California prison officers stand to receive a raise of as much as 7% on ]uly z, twice what negotiators for Gov. Gray Davis estimated when the governor agreed to a new contract last year. The cost -- $67 million more than anticipated -- comes as the state struggles with a budget shortfall of as much a~ $35 billion, and as Davis calls on all state workers to accept deep pay cuts. The contract, struck as Davis entered his reelection campaign, has stirred criticlsm in part because the prison guards union is one of the state's largest campaign contributors, and because some contract provisions have already shown unintended and expensive consequences. For example, state negotiators agreed to liberalize prison sick leave policy in a way that prompted officers to call in ill 500,000 more hours in 2002 than in 2003., a 27% increase that brought an extra cost of $36 million this year and next. The increased sick leave, in turn, helped drive up prison overtime costs, as officers logged z00,000 more overtime hours in 2002 than in 2001. The overall raise in the five-year contract that ends in 2006 has been estimated at 34% to 37%. Davis administration officials say the exact size of the July raise won't be known for some time, but they hope to head off some of the increase by renegotlating with union leaders. Union officials, however, say they don't intend to budge. "Union leaders who advocate pay cuts don't last long," said Mike 3imenez, president of the California Correctional Peace Officers Assn. Noting that prison officers have a contract and the state is obligated to abide by it, .limenez said: "The state negotiated in good faith, and, yes, the state could pay for it." The union initially expected its roughly 26,000 members to receive a scheduled ]uly I raise of about 4%. The Department of Personnel Administration, which negotiated the deal on behalf of the governor, estimated the raise would be 3.53%. But union leaders note that the formula agreed to in the labor pact is pegged to pay rates granted to police officers in five large California cities. One is San Diego, where officers earlier this year won an 3.~.% raise. In interviews this week, union'leaders said the formula suggests that prison officers, sergeants and lieutenants are entitled to raises of roughly 7%. That would amount to $3.20 million, more than twice the $$6-million price tag placed on the 2003 raise by state budget experts. Instead of receiving raises of $~.60 a month, individual officers could be receiving $320 more per month, pushing the annual base for veteran officers to $59,000. 'The number that ]'m hearing consistently is 7%," said union executive Lance Corcoran. Davis administration officials caution, however, that the number could change because some of the local police departments are still negotiating with their unions. As he struggles to close the state budget gap, Davis is calling on state employees to accept pay cuts amounting to $850 million. NoUng that prison officers are not exempt, Davis earlier this week said: "CleaHy, correctional guards are well-compensated." Marly Morgenstern, Davis' chief labor negotiator and head of the Department of Personnel Administration, Intends to begin negotiations with the correctional officers union over the potential pay cuts later this month. During the last state budget crisis in 1993, the prison officers union agreed to a 5% pay cut. But the concessions came at a price. The union persuaded then-Gov. Pete Wilson to give officers an extra eight hours a month of paid vacaUon for every 3.8 months of service. 31menez estimated the cost to the state was roughly $150 million. Under their new contract, prison officers' pay is tied to the pay of California Highway Patrol officers. ]n turn, the Davis administration contract with CHP officers guarantees that the CHP will attain pay parity with police In five local jurisdictions: the Los Angeles Police Department and the Los Angeles County Sheriff's Department, and police in San Diego, Oakland and San Francisco. Veteran police officers' pay ranges from $6,537 a month in San Francisco to $5,523 for Los Angeles police and $5,164 for Los Angeles County sheriff's deputies. Highway Patrol officers' base monthly pay is $4,487. Prison officers' base pay is $4,574, but their overall compensation, including various benefits, is $666 less than Highway Patrol officers. The first oav increase aimed at closinci that ciao between Hlcihwav Patrol and local oolice officers -- and by extension orison officers -- is schedule~] t~ take effect July 1. ' ' ' ' "it Is going to be close" to 7.5%, said Jori Harem, head of the California Assn. of Highway Patrolmen, the union that represents about 6,500 CHP officers and supervisors. Because prison guards received a slight Increase last year, their 2003 raise would be slightly smaller than that of Highway Patrol officers Asked whether Highway Patrol officers will agree to the pay cut that Davis is demanding state employees accept, Hamm replied: "No." "We have an agreement negotiated in good faith and we expect that both sides will live up to It," he said. While the Highway Patrol union is influential in Sacramento -- it gave $221,000 to Davis during his first term -- few groups hold as much sway in state government as the prison guards union. The union gave $1.4 million to Davis durtng his first term, and spent $2 million to help him win election In 1998. Before the new contract, prison guards had gone two years without a raise. Norgenstern said the adminlst~tion is conducting a survey to determine the difference In pay between state and local police. I~lorgenstern said that although the administration tried to come up with a cost for the contract in the first year, it did not make concerted efforts to score the cost of the contract in its later years. The state, he noted, doesn't "have control over what the local Jurisdictions do." "What we agreed is that law and good faith indicates that they should have parity with local government," Norgenstern said. -. NewsDirect is a service of latimes.com 04/10/2003 09:20:04 S.F. union agrees to cut in take-home pay Rachel Gordon, Chronicle Staff Writer Friday, April 4, 2003 ........................................................................ A key city employees union in San Francisco agreed to a new contract that will mean less take-home pay for the workers -- a move that will help City Hall close a staggering $347 million budget cut. "These employees are the first to make the tough but reasonable decision to help balance the city's budget, save as many jobs as possible and protect vital city services," Mayor Willie Brown said Thursday. He added that he 'hopes other unions will follow suit. Nearly four dozen contracts are up for renewal. Members of Local 21, the Professional & Technical Engineers union, approved a two-year contract this week, with 77 percent of those voting in favor of the proposal. The local represents about 3,500 members -- among them are engineers, architects, planners, analysts, technology professionals and managers. The contract includes a I percent cost-of-living increase. However, union members agreed to start picking up the pretax, 7.5 percent employee contribution to the retirement system that the city had been paying. In return for giving up some take-home pay, the workers will get an extra five days off a year. Ben Rosenfield, the mayor's budget director, calculated the savings for the city at $24 million a year. 'q'he economic conditions are dire," said Kathleen Price, chair of Local 21 's 50-person negotiating team. "Our union is doing what it can to mitigate the city's budget problems, minimize reductions in services and hopefully save jobs. Ratifying the contract was the right thing to do," she said. Local 21 represents some of the highest-paid city workers. Rosenfield said the administration is hoping for $90 million in union givebacks to help balance the budget. Fee and fine hikes, service cuts and layoffs are expected to whittle down much of the rest of the budget shortfall. Nearly 500 pink slips already have been sent out, and plans are in the works to cut back on public health clinics, mental health services, park maintenance and street repairs. The big question now is what the Service Employees International Union's Locals 250, 535 and 790 -- representing about 14,000 city employees, or nearly half the workforce -- will do. SEIU represents some of the lowest-paid city workers. Union leadership has said that if their members are asked to give something up, so should the business community. They suggested tax hikes to help balance the budget. E-mail Rachel Gordon at rgordon @ sfchronicle.com. Posted on Thu, Apr. 10, 2003 Firehouse closures will become normUntil the new fiscal year begins July 1, Richmond is forced to choose locking doors over overtimeBy Karl FischerCONTRA COSTA TIMESRICHMOND - Two city firefighters called in sick Wednesday morning. That normally means overtime for others and business as usual at Station 61 .But on Wednesday, passers-by in Point Richmond saw no one speeding to the rescue from 140 West Richmond Ave. Instead, they saw a sign on the door: "Station closed today. Call 911 .""We froze our vacancies. We laid off staff. We've gotten down to this point but we still need to meet our budget requirements," said Richmond Fire Chief Joe Robinson. "The bottom line is, we ran out of money."Until June 30, if the number of firefighters for any 24-hour shift dips below 24, because someone is sick, goes on vacation, is injured or otherwise fails to arrive at work, one of the seven city firehouses will lock its doors that day. Four stations will take 'turns closing, Robinson said, to keep things fair. The department will not staff fewer than 24 firefighters for safety reasons. Robinson said no station will be closed for consecutive shifts, and nearby stations will cover emergency calls in the uncovered area.The "rotating brownout" plan is one of the more visible expressions of a budget crisis that has prompted layoffs and killed programs in virtually every city department. Administrators say it's the only way to make ends meet, as the'city cannot afford to pay firefighters overtime until the new fiscal year begins July 1. But in Point Richmond, some wonder whether the city truly considered all options."l wonder if they co~Jldn't chop off another limb,~ so to speak," said Robert Kish, president of the Point Richmond Neighborhood Council. "It's quite extreme to take out a firehouse."The fire union president, also a captain at Point Richmond's Station 61, points to faulty planning."This has been a cultural thing with th~ department," said Capt. Jim Russey, president of the International Association of Firefighters Local 188. "To balance the budget, the fire department makes an overtime budget that's never been what it needs to be and routinely spends it by the midyear budget review."ln flush times, extra cash is added to cover overtime for the rest of the year.The Richmond Fire Department took less than six months to chew through its $476,000 overtime budget in 2002-03. The department spent about $744,000 in overtime by Jan.. 29, according to a city report. Administrators estimate the department is $300,000 to $500,000 over budget so far this year. Local 188 recently offered to allow firefighters to work overtime in exchange for paid time off at a later date, Russey said, but the union has not heard from the city about its offer. The city attorney's office is reviewing the plan's legality, he said. Overtime costs piled up this year, Robinson said, in part because of injuries and increased pay and benefits for firefighters. But he agrees the overtime figure budgeted last summer was much too Iow."Historically, overtime has been one of those areas that has been casually underbudgeted," he said.Oakland and Fremont, faced with similarly grim budget problems, also started firehouse closure rotations this year. B A K E R S F I E L D Economic and Community Development Department MEMORANDUM April 3, 2003/'~ ~... ~o~,X TO: Alan Tandy, City Manager . k._~0~°''' FROM: Donna L. Kunz, Economic Development Director SUBJECT: Employment Status for I-Iarvel Plastics Agreement No. 98-52 between the City of Bakersfield and Harvel Plastics provided a $123,020 loan to the company for a term of five years. Twenty percent of the loan will be forgiven for each year the company meets all terms and conditions of the agreement. These terms include, · hiring 56 workers within the first five years, with 16 new jobs in Year 1, 15 new jobs in Year 2, 10 jobs in Year 3; 5 jobs in Year 4; and 10 jobs in Year 5; and · of those workers hired, at least 51% must be low- and moderate-income individuals for each of the first five years of the agreement. Exercising this forgiveness is a ministerial action and, thus, requires no Council ac. tion. For the fifth and final year of the agreement, the company employed six new hires, and 83.3% of these hires were low- and moderate-income individuals. While the company has not hired as many workers to Employment at Harvel Plastics, Inc. date as projected, thc company offset this % of hires who deficit by exceeding the 51% level of low- Projected Actual were Iow-mod and moderate-income hires. As the table hires hires income shows, during the term of this agreement, Year 1 16 23 74% 78% of all hires have been low- and Year 2 15 8 88% moderate-income individuals. Year 3 10 5 80% Because the company exceeded the low- and Year 4 5 3 67% moderate income requirements, the Year 5 10 6 83% company qualifies to have the remaining Total 56 45 78% 20%, or $24,604, of the loan amount forgiven for the fifth year of the agreement. For the past four years, the company has met the terms of the agreement and 20% of the loan amount has been forgiven each year. Thus, the total amount of this loan has been forgiven and there is no outstanding balance. I propose we send a letter like we did last year, which merely reflects the ministerial action of the debt forgiveness. With approval from you, we will immediately mail the letter. PSHARVEL\Forgive 20% of Year 5.doc 2003" Department of Recreation and Parks Date: April 8, 2003 To: Alan Tandy, City Manager From: Stan Ford, Director of Recreation and Parks ~.~-.--- Subject: Monthly Report for March Attached are the monthly activity reports for each division. Please let me know if you need additional information. B A K E R S F I E L D Department of Recreation and Parks MONTHLY REPORT ADULT SPORTS Softball Our spring season is in full swing. We have 79 teams, which is the largest spring league ever. There are 51 men's teams and 28 co-ed teams participating, which give us 1364 adults 'playing. Frisbee golf This is our first annual adult Frisbee City of Bakersfield golf championship we have two qualifying events ending with the championship tournament on April 26, 2003. Senior Softball We offered for the first time a senior softball league; unfortunately, we did not get the minimum to start the league, but we plan to offer it again next spring. YOUTH SPORTS Pee Wee soccer We finally completed our pee wee soccer program. We started back in October rescheduled because of cold weather, started again in March had to cancel the first weekend due to cold raining weather, we completed March 29. MOBILE RECREATION We were without unit 4767 for the month of March for repairs, so there was no program at Grissom or Wayside parks. Attendance Centennial 165 619 Jefferson 286 976 Wilson 109 475 Windsor 74 381 Siemon 103 373 Total 2,824 Dean Jones Page 1 4/8/2003 10:09 AM CAR SHOW COMMITTEE We were presented with a check for $3.000.00 from the committee at the city council meeting on Wednesday 26. This year car show awards ceremony and pancake breakfast will be at Mesa Marin raceway instead of downtown. Dean Jones Page 1 4/8/2003 10:09 AM B A K E R S F I E L D Department of Recreation and Parks Date: April 3, 2003 To: Stan Ford From: Colleen Cashmore Subject: March monthly report After School Proqram The After School program has begun the softball season. Greenfield has provided the curriculum for the month of March which focused on Caesar Chavez. Each site was responsible for constructing a play, dance or story related to Caesar Chavez's life. Stella Hills after school program ended as of March 28th, 2003. Keep Bakersfield Beautiful Proqram Keep Bakersfield Beautiful Committee has adopted Chester Avenue from 29th Street to California Avenue and 1 block east and west of Chester. The committee cleaned up this area on March 22nd, with over twenty bags of trash! The committee is committed to have regular clean-ups to keep this area clean at a minimum of four times per year. We are also working on the paperwork with two other organizations on adopting other city streets and areas. The Liberty Garden committee has been meeting on a monthly basis. Hall lettering has generously donated the flyers and letters which will be utilized to seek sponsors, for the upcoming golf tournament at Seven Oaks Country Club on June 9th, 2003. Kevin Burton is chairing this project and has been assigned the tasks to develop subcommittees in order to make this project be a success. Kern County Fire Union will be a gold sponsor for this event, donating $5000.00. The American Military Tattoo event is scheduled, for May 10th at Bakersfield Centennial Garden. KBB is working on the Groat American Clean-up event which is scheduled for April 26th. The clean-up will start at 9:00 a.m. at various locations around the city and lunch will run from 11:00.a.m. to 1:00 p.m. at Yokuts Park. There will also be educational and activity booths for children as well as entertainment. We have secured a sponsorship with KGET TV 17 & NEWS RADIO 970. The commercials for the GAC will air mid March through April. We have also scheduled the following interviews to promote the Great American Clean-up, they are as follows: Channel 29 noon, a radio broadcast with KUZZ Radio which will air 4/6-4/26, the morning show for channel 17, and will be on broadcast with Univision KABE TV 39. We have 1200 people signed up as of now, and Will be conducting a meeting on April 10th for the group leaders. At this meeting the leader will be given all supplies (t-shirts, water bottles, gloves, sign-in sheet and their designated area). The groups will be asked to meet at their designated hotspot area on the 26th for clean-up and come back to Yokuts for the celebration. Solid Waste has been an important sponsor for this event. They will be picking up the bags at the designated locations. The 86 CLEAN Number is up and running now. We are waiting to receive monies from a Keep California Beautiful grant which will be used to further promote the 86-CLEAN number. KBB is also working on community clean-ups, Freeway Beautification, and the C.U.B. Patch Program. ATTENDANCE FIGURES Average Daily Attendance Monthly Attendance Greenfield Union School District Fairview ............................................................. 175 3490 Kendrick ............................................................ 176 3521 McKee ............................................................... 291 5830 Palla ...... ; ........................................................... 308 6163 Plantation .......................................................... 24 468 Planz ................................................................. 129 2585 Bakersfield City School District Stella Hills ................................................ 46 822 ATTENDANCE NUMBERS FOR AFTER SCHOOL PROGRAM ....................... 22879 Keep Bakersfield BeautifUl Program: KBB Committee Meetings 21 Volunteers KBB Clean-up 8 Volunteers 11:39 AM4/2/2003Colleen March 2003 Report.doc by cc I B A K E R S F I E L D DATE: April 1, 2003 TO: Stan Ford, Director FROM: Holly Larson, Supervisor RE: March Monthly Report Aquatic Recruitment: Year to Date Total Interviewed and selected 92 Aquatic Trainin_clS: Monthly Attendance New lifeguard training 7 Renewal lifeguard training 12 Swim instructor training 16 Leisure Classes: Re.qistered Monthly Attendance East Coast Swing 11 44 Night Club Two Step 12 36 Pool Usa_cie: Silver Creek Pool was scheduled for our Aqua Fitness and Discover Scuba classes .... Neither classes had sign ups for March. The Aquatics Club of Bakersfield used this pool late evenings and Saturday mornings. Ridgeview, South and Bakersfield High Schools used this pool Monday through Friday afternoons. Silver Creek pool was also used for lifeguard and swim instructor trainings held in March. C:\Documents and Scttings\sford,Local Settings\Temp\monthly report.docC:\Documents and Settings\slbrd\Local Settings\Temph'nonth ly report.doc 4/2/200310:41 AM Jastro Pool was used by West and Bakersfield High Schools Monday through Friday afternoons. Jefferson Pool was used by Garces Memorial High School Monday through Friday afternoons. This pool was also used for swim instructor training in March. C:\Documents and Settings~stbrd\Local Settings\Temp~nonthly report.docC:\Documents and SettingsXstbrd\kocal Settings\Temphnonthlb' report.doc 4/2/200310:41 AM B A K E R S F I E L D Department of Recreation and Parks Date: April 3, 2003 To: Stan Ford, Recreation & Parks Director From: David Stricker, Acting Recreation Supervisor Subject: March 2003 Monthly Report DR. MARTIN LUTHER KING, JR. COMMUNITY CENTER The center was utilized for a variety of activities during the Month of March. The Center had three rentals for the month; two basketball gym rentals and a Church dinner. Activity Monthly Attendance Registered Participants Weight Room 700 * After-School Program 116 15 Game Room 860 * Basketball Gym 282 * Computer 48 12 Aerobics 164 15 I ntemet 164 * Dance TrOupe 102 18 Saturday Homework Help 25 12 Cheerleading 74 25 Quilting Class 63 20 2,598 117 Drop-in program (Registration not required) _ Dr. Martin Luther King Community Center - Rentals Date Agency Attendance March 23rd Our Lady 100 March 30th St. Paul 100 March 30th Church of Christ 25 Total Rental Attendance 225 Attendance Monthly Attendance of all programs including rentals ..................... 2,823 Monthly Counter walk-in participants ....................................... 408 LOWELL NEIGHBORHOOD COMMUNITY CENTER The themes for the month included, "Say Cheese", "Lucky Charms", and "Let's Make a Deal". Activities included homework assistance, fire safety, softball, arts and crafts projects, and a variety of outdoor activities. Attendance In the month of March the attendance at the center was 990 total participants. UPCOMING ACTIVITIES Springtime in Wonderland, April 5, 10:00 am at Centennial Park Springtime Egg Hunt, April 19, 10:00 am at the Dr. Martin Luther King Jr. Community Center B A K E R S F I E L D Department of Recreation and Parks Date: April 1, 2003 To: Stan Ford, Director From: Terri Elison, Recreation Supervisor Subject: March Monthly Report Silver Creek After School Program Highlights of the After School Program included several arts and craft projects celebrating St. Patrick's Day, and spring; outdoor basketball games, cheerleading, and learning shod dances and skits for upcoming parent show. Keep Bakersfield Beautiful Program KBB continues to work on the Great American Clean-up event scheduled for April 26th. Commercials are running on KGET-TV 17 and NewsRadio 970 KGET and interviews are scheduled for other radio and TV stations. We have 45 groups, each with a designated "team leader", committed to participate in this event. The "team leader" meeting is scheduled for April 10th at the lunch room in the corporation yard where each leader will receive their packet with map of clean up area; disposal camera, water bottles, trash bags, t-shirts, and gloves. Steve Mason from Cai Trans will be on hand to go over safety procedures. We anticipate over 1,000 people picking up trash at 48 different locations around our city and highways. After picking up the trash, lunch that is being cooked by the Bakersfield Breakfast Lions will be served at Yokuts Park. Local dignitaries will be on hand at 11:30 to congratulate all the participants. City and county proclamations will be presented on April 8th and 9th. ATTENDANCE FIGURES -- Silver Creek Rentals ................................................... $636.00 (~,~ure do~s not ,nc,,,de ~.o.~tsl The Silver Creek multi-purpose room and/or pavilion were rented two times during the month of March. The center was rented for a baby shower, and Quinceanera. Total attendance was approximately 250. 4/1/2003 12:16 PM Ten5 March 2003 Report.doc by te Silver Creek After School Program ..................... 37 Average Daily Attendance ...................... 622 Total Attendance Classes at Silver Creek: # Registered Total Attendance Ballet & Gym (6 -11 ) 17 68 Ballet & Gym (3-5) 15 60 Bicycle Safety 2 2 Calligraphy Workshop 4 4 Chess 6 24 Clogging 19 76 Dance & Gym (4-5) 13 52 Dance & Gym (2-3) 14 56 Dog Obedience 19 76 Drawing 7 35 Jazzercize 11 187 Kardio Kick 28 224 Karate 27 216 Photography no class no class Pressed Flower Workshop 14 14 Scrapbooking 3 6 Spanish no class no class Tennis (Child-Beg) 6 48 Tennis (Child-lnt) 7 56 Tennis (Adults) 1 8 Upholstery 2 8 Watercolor 4 12 Yoga 6 48 TOTAL 225 1280 Classes at Other Facilities # Registered Total Attendance Siemon Park Tennis (Child) 7 56 Tennis (Adult) 3 24 All Star Dance Studio Dance & Gym (2 ½ -' 4) 3 12 Dance & Gym (4 - 5) I 4 American Academy of Gymnastics Gymnastics (4 - 5) no class no class Gymnastics (3 - 4) no class no class -- Gymnastics (K - 6yrs) 7 28 -- Gymnastics (Mom & Me) 5 20 Gymnastics (3 - 5) 5 20 TOTAL 31 164 Attendance Silver Creek Center: Rentals ......................................... 250 Classes ........................................ 1280 Registrations Taken: 200 After School Program ................. 622 # Of Guests Served: 387 (The # of Guests served does not include registration) TOTAL .................... 2152 4/1/2003 12:16 PM Terd March 2003 Report.doc by te B A K E R S F I E L D Department of Recreation and Parks Parks Division March 2003, Report PLANZ PARK PLAYGROUND Work is progressing towards completing installation of new playground equipment at Planz Park. All equipment is in place and play lots are prepped for installation of rubberized safety surfacing. Current estimate is installation of rubber surfacing will be complete in mid April with opening of the new playgrounds within 4-5 days thereafter. SOUTH CHESTER IRRIGATION UPGRADE Work began on upgrading streetscape irrigation along both sides of South Chester from El Prado south to El Rancho or approximately 1 block south of Highway 58 to 1 block north of Ming Avenue. The new system will provide for automated irrigation control, new main water supply lines and reduction from 12 water service connections to 4. Reductions in number of service connections will result in a savings of approximately $4,200 annually. In addition, we expect to realize a labor savings of 100- 120 hours annually due to automated rather than manually controlled irrigation valves. CENTENNIAL PLAZA FOUNTAIN You may have noticed the pop jet fountain elements of Centennial Plaza's main fountain are once again operating. Through the perseverance of Park Supervisor Ed Lazarotti with assistance of Park Craftworker Chuck Graviss and input from Public Works electricians and engineers, the fountain is up and running. Numerous problems have plagued the fountain virtually since the day it was placed into service. S:\02-03 Park Ops April 3, 2003 GCronk We determined well over a year ago all 100 original pop jets were not suited for our type of installation. The smallest amount of debris passing through the filtration system could render the valves inoperable. A prototype replacement was designed and installed to compare its operating performance and durability for the intended multi-height water feature. Unfortunately, moisture problems then plagued sensitive electronic equipment located within the fountain's water collection "pit". At long last, we believe the moisture problems are under control, damaged electronic control items are replaced and 27 new valves have been installed. We will continue with replacing valves until all original 100 are replaced. DEER PEAK PARK SIGN For many years vandals would pry off letters from Deer Peak Park sign and toss them into the park or throughout the surrounding neighborhood. Many months ago, letters started missing and were never found. Park Supervisor Lee Ochoa contacted a local company for ideas to create all new letters with a more vandal resistant installation. Letters creating a new park sign were installed this month at a cost of $1,200.00. NEW ACREAGE One small parcel of .09 of an acre was accepted for city maintenance in March. The location is Wible Road, north and south of Esperanza. This parcel included 12 trees, 54 shrubs plus groundcover. GUEST RESERVATIONS Spring like. weather ushers in another busy season for city parks. March began the month with only a handful of reservations. However, the last two weekends had 36 reservations each. Totals for the month are 418 reservations with an estimated attendance of 8,285. S:\02-03 Park Ops GCronk April 3, 2003 B A K E R S F I E L D CITY OF BAKERSFIELD MEMORANDUM April 9, 2003 TO: ALAN TANDY, CITY MANAGER FROM: RAUL M. ROJAS, PUBLIC WORKS DIRECTOR~,,"'~,...~ SUBJECT: Update - CHESTER AVENUE AND 3RD STREET CROSSWALK Council Referral #000420 Councilmember Carson staff review again the possibility of a crosswalk at Chester Avenue and 3rd Street. After meeting with Councilmember Carson, Traffic Engineering proposes to study the usage of the adjacent marked crosswalk at Chester and 2nd Street as compared to the usage of the unmarked crosswalk at Chester and 3rd Street. This will allow the consideration of removing the 2nd Street crosswalk and marking one at 3rd Street, if usage is higher at that location. Since the week of April 14th through 18th does not have school in session, the study will take place the following week to capture normal pedestrian.activity for the comparison study. G:\GROUPI)AT~Referrals\2003\CC Mtg 03-26\420 - Tra ffic.d~x: B A K E R S F I E L D CITY OF BAKERSFIELD PUBLIC WORKS DEPARTMENT MEMORANDUM April 10, 2003 TO: ALAN TANDY, CITY MANAGER FROM: RAUL M. ROJAS, PUBLIC WORKS DIRECTOR ~ SUBJECT: LIGHTING PROJECTS REFERRAL: Informal- Irma Carson, Ward 1 On Tuesday, April 8, 2003, Councilmember Carson met with Public Works staff and wanted to know if all lighting projects have been done at Martin Luther King Jr. Boulevard and around her area. All the light standards but one are installed and operational on Dr. Martin Luther King Jr. Boulevard. We had to make adjustments to the cement pad of the final street light location to insure it is level and plumb. It should be completed by the end of April. As far as the lighting projects are concerned, General Services has preliminary plans developed for T2K040, the Union Cemetery area. Once PG&E provides us with connection points, this project should be completed by the end of June. The final two projects, T2K041 and T2K042 have been combined, allowing us to expand our planned improvements in the Madison Avenue/Casa Loma areas. These projects are being planned by our engineering staff now and should be ready to go to bid by the end of May. The preliminary schedule is for these projects to be awarded and completed by mid summer. G:\G ROUPDA~Referrals\Carson_l\040803_GenSvcs.doc B A K E R S F I E L D MEMORANDUM TO: ALAN TANDY, CITY MANAGER //~/ FROM: JACK HARDISTY, DEVELOPMENT SERVICES DIR DATE: April 8, 2003 / SUBJECT: CUMULATIVE AFFECTS OF BLUFFS DEVELOPMEN Council Referral No. REF000413 COUNCILMEMBER BENHAM REQUESTED MR. HARDISTY BRING BACK PROPOSALS REGARDING CUMULATIVE AFFECTS OF THE BLUFFS DEVELOPMENT; HOW FAR CAN WE GO; VIEW SHEDS AND HOW OR IF IT WOULD IMPACT THE KIND OF DEVELOPMENT ON THE BLUFFS~ AND, WHAT NEW ISSUES HAVE BEEN RAISED SINCE THE HILLSIDE ORDINANCE WAS ADOPTED WHICH MAY NOW NEED REVISIONS. The area between Paladino Drive and Alfred Harrell Highway contains the hillside areas identified in the North Bakersfield Open Space Area (NBOSA). Within the area, it is projected that 5,532 units could be built with an estimated population of 17,200. If the area absorbed 10% of the annual new unit demand it could take 25 years or longer to achieve the projected number of units and population. However, the regulations for subdividing in place at the time applications are filed will set the future character of the area forever. There are strategies that can be used to control development in an area deemed to have unique features that are in addition to, or different than, what is regulated through adopted ordinance. A moratorium could be enacted halting development until new regulations are adopted or new regulatiofis could be adopted while development activity continues. The new regulations would apply to new projects approved after the effective date of the new regulation. Both strategies have repercussions. The actions could stall development or even stop development because of lost opportunity that gets satisfied by development activity in other parts of the community. Controls such as view sheds and setbacks from the bluffs have the effect of reducing the available developable land. For an owner this may make development of some properties unprofitable due to Iow unit yield from the remaining useable land. Current ordinances and building codes would allow development in the foothills consistent with health and safety requirements. These requirements are minimum standards based on the height of the bluff, grade of the slope and soil conditions. Additional controls Could be developed that go beyond minimum standards. These controls were considered as part of the adopted hillside ordinance. Alan Tandy, City Manager April 7, 2003 Page 2 Development of the bluffs in northeast Bakersfield was contemplated when the 2010 General Plan was adopted. An implementation measure called for the adoption of a hillside development ordinance. An ordinance was adopted in August, 1999. Meetings to discuss the ordinance were held with representation of the BIA, members of the public, engineers, individual developers representing large property owners and staff over a 2 year period prior to its adoption. A compendium of ordinances which was presented at the 1995 American Planning Association conference was provided to each commissioner and participant at the committee meetings. A copy is attached. The Planning Commission Committee considered ordinances from communities which applied special building construction standards to hillside developments, adopted special landscape requirements, building setbacks, required view shed analysis for new homes and restrictive grading controls. It was decided during the committee process that some of the regulations were not appropriate for Bakersfield. The regulations for which there was a consensus were adopted by ordinance. They focused on maximum grades for roads, contour grading, defensible space, and building construction. Some of the issues considered during development of the hillside ordinance are the same issues that have been brought up recently by groups that have expressed concern to the City Council regarding proposed development projects in northeast Bakersfield. What has changed since adoption of the ordinance is that when the ordinance was being considered, development was contemplated, today it is imminent. JH:djl Attachment CC: Rhonda Smiley, Office Administrator/Public Relations P:\CCReferral~Ref413.doc HILLSIDE DEVELOPMENT I ~ I I I REDEFINING PARADISE THROUGH DESIGN WITH NATURE OCTOBER 3, 1995 Albert Warot, serves as the moderator for this session. Mr. Warot is Manager of Planning and Community Development Services for Willdan Associates. He has over 22 years of professional planning experience which has involved employment in both the public and private sectors. Mr. Warot has dealt with hillside development issues in a number of California communities including La Habra Heights, Oceanside, Santee, Tehachapi, Torrance and Westlake Village. HiS experience has included both the review of plans for conformance with hillSide development standards/guidelines and the formulation of such controls. Horst Schor's presentation focuses on landform gradi_ng techniques. The Orange County Section of APA awarded Mr. Schor the Meritious Award for hiS Landform Grading Concept. Mr. Schor is a California State University Fullerton graduate of civil engineering/land surveying and geography/land use planning. With over 34 years of community development experience, Mr. Schor is currently the Principal of H.J. Schor Consulting. He previously served as Vice President of the Arvida Company, responsible for development and construction of the 3,500 acre Talega 'Project in San Clemente, and as Senior Vice President responSible for development of the 4,200 acre Anaheim Hills community. Mr. Schor has also worked for Kaufmann and Broad and Willdan Associates. Patficia G. Nahill, AICP, will discuss the process used by the City of Murrieta in formulating the City's Hillside Development Ordinance. Ms. Nahill is a graduate of San Diego State University where she received a Bachelor of Arts in Public Administration. She currently serves as an Associate Planner for the City of Murrieta, where she has worked since 1992. Her duties there have included the writing of the City's first Development Code, assisting with the preparation of the City's first General Plan, preparing a Hillside Development Ordinance, and day to day municipal planning duties. In her over ten of work in the planning and Ms. Nahill years development field, has been a member of the Planning Departments of the City of San Bernardino and the County of Riverside, in addition to her work for the City of Murrieta. Sheila L. Delimont will address issues related to the implementation of a .Hillside Development Ordinance. Ms. Delimont received a Bachelors Degree, with Distinction and Honors, in Environmental Studies and Planning from Sonoma State University. She has over fifteen, years of experience in the planning field, and currently, serves asthe head.of the Current Planning Division-of the City of 'San Rafael's Planning Department. She managed and co-wrote the City of San Rafael's Hillside Residential Design Guidelines which won both state and national APA awards. In addition to her work for the City of San Rafael, Ms. Delimont has served in the Monterey and 'the Son0ma County Planning Departments, as well as worked as an environmental planner for-Walt Smith & Associates. pS065~rarot~conf TABLE OF CONTENTS Horst Schor, Landform Grading Jurisdictions with Zoning Ordinances that Contain Hillside Development Regulations City of Brea, Hillside Management. Ordinance Ci~.0f MUrietta, Hillside Development Standards and Guidelines City of.Palm Desert, Hillside Planned Residential .District City of Palm Springs, Hillside Development Ordinance City of San Bernardino, Draft Foothill Fire Zones and Hillside Management Overlay Di-str-icts City of San Rafael, Hillside Residential Design Guidelines City of Santa Rosa, Hillside Residential District Town of Tiburon,'Design Guidelines for Hillside Dwellings City of WeStlake Village, Hillside Development Standards Horst Schor Landform Grading - clio G d'llO 'B ildJllO Nar ' Slo an. rm-ral : u. · utes Des Senior Vice ·President, A. naheim Hills, Inc. The advantages and necessities of hill- Hills agreed t° finance the experimenta- gineers, grading contractors and public side living are becoming more widely tion and to use the resUlts in the com- officials had always worked in straight {.irv! evident as flatlands -- the traditional munity, lines, blow we were saying, "the more· buildii~g sites--are consumed by hOus~ There seemed to 'be 'no reason 'we irregular, the better." lng; industry, and agribusiness, couldn't grade·the slopes to resemble ·Communication of the new ideas was i However, hillside building can require natural slopes,' The qUestion then arose: difficult at times. Initially we made clay [ mass!ye grading that may become the what do natural slopes-look like? Curl- models in which we combined the basic ...~ focal~point of'local resistance, thus im- ously, there wasno publiShedinforma? slope, shapes and took them out to the peding planning approval. The innova- tion'about slope:shapes 'as a total:unit, civil engineers and grading contractors. [i./ tire ""landform'' grading .method Was We were on our own. ' b°m of negative impressions gained.in Project research .involved study of They, in turn,, conveyed the ideas to their ..... equipment operators in the field..How- ~::'i viewing the conventional, linear slopes slopes, in such. diverse areas as Death ever, the grading was not shaping up as commbnly manufactured throughout the Valley, Brazil,. AlaSka, Hawaii and Ana- we expected. We finally had to go into :[~-~') building industry, helm Hills in an.,'attempt to separate dis~ the field and call a bulldozer operator !:i, off his machine, show him the drawings and photos and explain the ideas. He then said, "Sure, I can do that. Why [i didn't you say that in the first place?" ;~.i 'With each grading project, we improved and streamlined' the operations. We've now been doing the grading in i Anaheim Hills for seven years. Contrac- . tors experienced in landform grading prefer it because the .finished product i doesn't need to meet precise slope- I angle measurements, and it affords the operator' more leeway in his bulldozing. There is less finishing cost to the con- i ' tractor, although the~e are more engi- Ii!i neering, design, and field control' costs in landform grading. The cut and fill slopes are very complex to design. It is !!i an art to assemble the various shapes on the slopes so they won't look unnatural. -,~ i They have to blend together and work I structurally. Landform grading gets its 'look not from one component shape or one ~:ully but from a Series of them. The ' landform shapes become a sequence of TOPOGRAPHICAL REPRESENTATION of a section of landform-graded s/ope, undulations, peaks and gulleys. showing red/a/ wo~er flow, foliage placement in swales, and redistribution of We have to deal with three planning ~ l land on lots to conform with landform configurations. Hatched area:is cOncrete commissions in Aanheim Hills: the cities · terrace drain required by building' codes, of Anaheim and Orange and the Coun- ~ of Orange. The planners are delil~hted  .'.[ with the landform I~rading idea. At first -~: Anaheim Hills is situated in 4,300 tinct features from among the natural they were doubtful, but once we'd acres:of beautiful, undulating hillsides in slopes and to determine if there was any · graded several slopes, we invited them northeastern Orange County, California. relationship between climate, soil type "out for a look They walked over the ~!!l .~e~. liki~ "every other developer, were. and Vegetation and slope configuration, slopes, viewed them from different an- t~king natural terrain .and 'transforming Yet.lt.'was 'tWo years before distinct, izles and saw the valUe..of.What We were · it iihto, rigid; :mathematical :'shapes . for repeating Patterns emeged from the'. .doing. . :. :.....: . · b'uiiding~"lt, v~as a practice based on the jumble 0f'forms. Simply .stated; Cones,' .The civil en£ineerSWere mOre:skeoti-  '1 idea~ "we've always done it that waY.." pyramids,-,elboWs,'' ridges and ~'arious cal. They. felt that tee shades we Were Sincethere'was no specific reason, other combinations of these elements'prOduce': creatine WOuld Cause severe erosi0n..We than .e~pedienCY, why it was being done, natural slope shapes. .proved them wronR::Earl~; On. We ~radert · the t me.had come to 'examine Ways: of The challenge was now to apply these, an &Xne. rimental.slope' 70 feet high With- ~t changing the accepted thinking abOut basic shapes to the grading process', out the artificial drainage interception mass.~rading. The'search for an alter- Could they.be designed and. graded~ We aids required by the bu.ilding Codes. native was an attempt to improve the would have to retrain everyone-con- Rather, we let the curVes and elbow aesthetics of graded hillsides. Anaheim cemed with the project. Designers, eh- shapes of the landforms absorb the im- PACIFIC COAST BUILDER - ~,.,,:~ (,t ;he fuhning water, as happe:~- .,, .. natu're. .' The. rains from. 1977 t° this year have ' been heavy. From September through March 1977-78, it rained more than 31 inches. The same period in 1978-79 gave us more than 21 inches, and 1979-80 during the similar months put more .than 22 inches of water on the slope. The slope is still 'in perfect condition. Nature doesn't follow building codes, but 'its designs still work. Ironically, we found.that conventional, .angular grading tends to encourage ero- sio, n. Water gener, a!ly will.sheet flOw.on a flat surface and will tend.'to: carve .. ~wales in' the weakest sections of-the slope. To. compensate, building, regula- tions require terrace drains every 25 feet to break the momentum of the' water. Yet there is an entire 'set. Of. I~uilding regulations predicated upon the. effi- ciency of conventional, linear slopes. On the other hand, the drainage pat- ~ .... tern of a. landfor...,m-graded slope is .radial i~i'. in nature and swales ~re already Pro- AERIAL PHOTO oX landform-graded region in Anaheim Hills. Note irregular.pat- ~-..: vided fo!' the runoff, if the land is. terns formed by landform-graded slopes along perimeter of'lot pads.' formed naturally, as in,our process, the water fQHows the channels, which break Initially, we and the builders were homes are positioned more irregularly, its speed by virtue of their energy-dissi- concerned about the buildable land that which disc0u~ages the monotonous look paring shapes. Further, 'most foliage pc- would be lost to the landform grading of row housing. And, importantly, we curs in the channels or swales, and its process on each lot. We solved that by come very close to restoring, the slopes presence breaks the speed.of the running reshaping backyards to conform with the to their ~atural conditions. Water. Our. landscaping also follows this grading configurations. The center sec- We believe that sooner or later de- natural pattern. We also experimented tions of the lots, which are used most velopers will be (equired to use this with such ideas as Planting Acacia Rose- extensively, bulge outward with the type of landform grading. This method maw, a.lush, Iow growth, to cushion the ridgelines of the grading. The corners of. grading is part of the future o~ land impact of rainfall. .of the yard are taken up by .the swales development in this countw and even- Mother N~ture is full of. surprises. She and - these edges are characteristically tually in all other countries because most knows how'to control erosion without used..less often. In effect, we redistrib- urban and suburban .flafland has been using the clumsy terrace drains we use uted the lot pad Square f~otage to our built upon in one way or another. Land- in man-made slopes. We've minimized advantage, form grading involves more effort to the visual impact of the required con- We. are pleased with the results of our achieve, design, implement, construct crete drains by running them diagonally experiments. When covered with mature and engineer· However, the cost. in time and curvilinearly across the slopes, vegetation, our landform graded slopes and labor is well worth the results of which makes them considerably less appear, very much like natural slopes, aesthetics, structural integrity and the visible· We also line them with river The grading has allowed us to move value to developers of public acceptance rock, ~C~ when they are visible they cpm- away from straight lines and abrupt an- and municipal planning approval. O i:" plement the landform SloPe aesthetiCs, gles' in our Community planning. The FRESHLY 'GRADED landform.slopes show ridges, swales MATURE LANDFORM slopes with vegetatiOn and fOliage and pyramid shapes, in swales. '. ~-:¢,;.~ .'..'t,:-.-,-. ~'~.~---- .--~-~. ~ -,~-~ .' ~..~:~U,',~.--'-:~-~-. -". ?-;'- :- ....... : ~. · ~-=~';~-~,': ?. -~,~':~,;.'.';~'~,-~ .".-..~.,;-:,'.¢,~¥:¢':' .'~,'"2': ""~-2,~-".~;~".:'=:¢.~:~???'.- '.:'*~.'? -~'":--:' -.~:¢' :~'--~---' ¢',-~: ".'*--'~"~=~.:~" -~:."" -*.~'~:~:;¢~:;'.~;*~',;- '-.~"-e ~'.'~'.* ': .:.:..........:._.:=;.;..:.:.¥ ,?,:.::.:...?.:,..-..,:~:...-:.~.~.~.~;... ......... :,.,:~,%. .:.. . =,.,...:.: :,:.---.,,. ~. '- . . .. .. ......- :· :..:-.*_--.-.. .... . .-: ¢,·:'_.~%22G. t:~:...~.::¢.~_'.~;.~.-~.~.~'-... ,.~:.~. ~::;}:~:'. :...' '.:':::,".. JUNE, 1980 83 Hills-Like Nature MakesThem ..,c, 1992 v01 e5 umber, . ~ ~ o~er hand, is a.~r more ~m- .... ' . ..: ~. 7': ~ -~' ~ ;~ ,:'- ' ' r:1,. '..-~'. :~'~ ... ~e mmb~ed wi~ ~p need to mifi~ic ad- ,ye r~p~g of ~e na~al to~aPhy is req~r~. ~s is ~own as ma~ ~ad~g. h~ve ~ ~blished over ~e yum'by reD- ~onals ~vc cmphasi~d mbili~, ~off .c b~ldin S,tCs.' F~on' ~s.okcn g prc~- . . -, ;_ ~-z~;:~- ;:- . ,- f. .. ,enviOUs. Standard ma~.~ding pr~u~s . ~a~-bear no r~emblan~..to ~c ori~nal ~ ~ ~ p~n ~ ~ ~ ~ ~~ ~:~ ~ ~ ~.~, MII~ manmade cn~ro~cnt ~out ~- ~ ~ a~ ~ ~a ~ ~ of~ a~ ~x ~ ~d~ ~,'~ deeming a~efic qua~fi~'~d totally out ~ ~ ~ m~r a~'a~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '" of ha~ony wi~ na~e. ~re~l ~dy o[na~l slo~ ~rough- · out ~e ~rld has ~ied ~at ~ ~e com~d ora sefi~ of b~lding bl~, mfi~ ' ous id~fifiable conm~ ~d tony~ Shape: fidg~ and ~ai~ in different relafiomhiP~ pe~nd~ar, diagOnal, or ~linear~o and mm~te shap~ ~pl~ng ~e nam-' mi sha~ to a manma& flopcin.a pr~ · e bmn~ of natural hil~id~ into ~n~ronm~m. ~ mnv~donal,~d~g, flo~ d~inage d~s arc ~!lY ~cd.in ar~- ~r ~nfi~don and in prom~ent ~d highly ~d ~idons. D~n d~.on landform ~ded slo~, on ~e o~er h~d~ . or arc ~n~led ~om ~ew ~een mnm~ ~ale and ~nvex ~mbinafions. ~- · ~mt~d wi~ natural r~ ~ving ~em ~ · app~amn~ofa ~eam ~.." Applying plant ~ Convenlionally 9faded Conventional slope linear drainage .~ dopes p.,d.~ material to all slope ~ surfaces is the next t ~m concefllrates flow at toe o,'slOpe~ ~ ated shee~ step after grading, to I ~ .~". Iq toe, whk:h can erode provide protection 'l /il/ r°~°lS_lopo ~,', Ihe d°Pe' Teeraci~' can ' from erosion and cover scars. In con- looks a~Cia!; Lano'~m ventional approaches, / l _ .- grading reconfigures Ihe landscaping is gener- slope drainage paltem dom or geo]netric mils Ihe concen~alion id patterns: The monot- roeol$1o~e d / / . rainlag andirriOation nan- ony. of landscaping ~ oft into sPecific areas yet - that calls for equal ~ / prevenls erosion in Ihem SPacing of tree and )3'7 landform slope radial draina§e pattern . b~ u~dumu shrub rnateriai and A~ ~ff/., ,s fl°w in valleYs. - .. drainage so lfie amoral specified numbers of · each for a given sloPe '/' " ' ' F, id draina0e is minimal and n0ner0slve. · area is apparent.. ~ 'In' the land form. approach,· landscap-i ifig is.apPlied in pat- "terns that occur in ' .nfiture~trees and shrubs concentrated ~oe o! ~o~e largely in concave ar~ cas while ground covers predominate in cou- along the drainage flow of each swale and ! ing~reduces irrigation*needs: radial drainage ~rex portions. This approach may be thought throned to each side. i patterns that concentrate rtmoff in concave of as "revegetation." Trees and shrubs re- The result of revegetation is a landscape I swales provide the most moisture to plant quire more moisture, so it makes sense to that does not look mantfiade, where plant t 9q~es that need the most; flatter slope rauo~ cluster them in the swales and valleys where material locations and distribUtions serve a i in swalks near th~ lower imlfofthe slope · mgisture concentrates, particularly in semiarid purpose and make sense; Moreover, revege- i sh)w water velocity and thus allow better ab '~ region.s.S.hrubs' are heavily concentrated tafion in combination with landform grad- i sorpfion by plant roots; and convex shapes . CeflUaUy located, pefper~ diCqar, concrete down- drains are an eyesme. grading ara eavTmear, configured into t~e con- cave shapes and padial~ hidden by convex am. as. Ifm, y can become an aes b~elic e/ement. ,l,'{arch 19.92 · Urban Land ~.~' ~ ~rally congn,'gale in the ~ concave, swaled slope ~~- portions of hillsides. Natu- ~ ral landSca~inoa patl~ms are more pleasing lo the eye than the random or · r~ geome~c pallerns typi- '!~ cai oi [:onv6~itional orad- L:: ;[ ina/planting schemes. provide prolonged periods of.shade, thus re- by Anaheim Hills, Inc.,in. Anahein~, Califi~r- E ducing evaporation, nia. It is currently being applied on a more extensive scale at Talega, a 3,500-acre ' Hu~les planned community under developmc ~t in The landfi)rm grading and revegeta~on con- San Clemente, California, by'the ~-ida [~ ~th ~mU planning, lan~ gmd~ ~n ~e as cept was inuoduced at ,~aheim Hills, a ~ompany. ~ny buil~ Io~ as co~enfio~l ~di~. 4,200-acre planned conm~uni~ developed The concept's widespread adoption de- pends on a number . ?:-~.~..~::: ..... · -'~:(5'". of factors, mclud- . ' -' :".~ '::;"' ~d o~cial fit:fi- redes. Civil engi-  . :. neet designers will -./ '.- have toahandon the engineered look and look to nan~re as ~he [ ~ide. Field sun, eyors will have to calculate and different contr,,l~ fi)r slope c(Jh'struc- tion. Geotechnical professim~als will  . have to take a new ~ approach to slope stabili~'anal)~sis and field testing.  ~ndscape design- .1 ers ~ill have to fl~ink natural..~d  approval agencies ~ will h~ve to m~ify ordinances and ~idelines and tak~  a tie, hie attitude.to -,. alternative hillside designs. ~t 42 "rha~/~mI. Man'h 1992 Landform grading can involve additional com. Perhaps the potential loss of buildable pad areais the most notlceable..Such loss can.be minimized by providing for irregular~ variable ratio slope patterns in the initial stages of the conceptual design. Concave flatter slope portions should be laid back into. th-e spaces between structures, while., eon~ex portionscan be steepened in front of building'lOCations to create more pad space. ' Engineering costs canbe highen Eand- i~'orm, designs by civil engineers inexperi- e. need in the COncept. on be. expectedto cost lO:tO:IS percentmore than conventioiial de- -si~ butfor designs by those'with some ex- Pefien'~ the diff~renc4W~hid be minimal. The same W°Uld be true fOr field sun, ey con- a-oleos-ts. . Anya~diti0nal costs fOrgeotechnical -~ .... ' · ' · services are difficult to determine, assuch costs.arehigh!y variable. Additional costs ...... wiiuld:iprOl~blY range:between 1' ~nd.3 per- cent,'Grea~etcare is requiredin stability from neighbors and. .:. :~1!~'~1~ ~l~.S~a,. 'li0n aiiiiYSis beCause,Of ~h¢ ~reqUent Variatit;n in' environmentalists $~a,~s,.and:~:lMt;~rm 'Sl°l~.ffientat~°iis.and ~e slope face inclina- '~°Uld be reduced, e0nc~:~a~!~'.~ir~d~,l~q$~ ~ ::tiok ~l~he~ Va~iafibnS ~, imprOVe.stability This-iS:a'.e°mi~leX ~ [~ ~.l}rad~[and in adverse bedding conditions. Compaction approach to hillside testing in the field may have tobe done at development. Land-· more frequent intervals, form grading shOuld Bmldlng B Revegetation does not necessarily entail be applied where it ' offers maximum vis- higher costs than conventional landscaping. Nor does landform grading itself have to ual mental and benefits---on environ- cost more than conventional grading. If the volume of earth being moved is great, 1 mil- slopes along major · lion or moreeUbie yar~0~s, the difference in roads, on other cost between the two approaches can 'be less highly visible and . . . than 0.3 percent. On s~;ller PrOjects, land, . p~anenfly ex~. .: ' · · :i .' · :- ' · : . .. ' :.~ ed SI0 es, within ' '' "' ' · Conventional Site Planning form grading may cost up to i0 i~ercent . pos ~: p - . more. Much dependson the experienee'0f degel~ ~pmentPr°~ ' ' ' ..... · " thegrading'contractor, theexperience.ff . ject~";~;il°ng ': :' ' ' ~ ' ii l~ · the pr°ject engineers and devel°Per~ and the ~~. tmdcrstandin of thc app,oving and inspect- ~.ade~:~d" /8uM'm{l ing agencies. With in:dcpth.t!raining:0f the : ~ ap;lied to.,sloi~ .~ ~ grade Checker and equiPmefit °Perator, land- ..bel0~.roadway. ' ~~ form.~aing can he p~40rmetJ'aim0st r°u- grades,:to side SloPeS · ' ~~ finely within-thesam~:fimeframe andat the .. betWe~n.~. · ~i-~~~ same cost as traditional.grading:" : tominbr.~yard.' ,.~__~ ' . Opposition to ma.~-grading proposals is ' mately be ol~'nred , : .. ': '.. ~ . ' . .. : ' "' growing as thc aesthetic value, of remaining - from view. Someday,.landform grading' [ hillsides is recognized.' Hillside development' should make a major contribution t?nieth' proposals face more stringent controls and . ods of freeway, dam, and'sanltarylandfill. rather'than improving grading. Landform grading and'revegetafion rep- . '" ' resent a concept that can help propOSals . ~ : through the approVal process. Aproject in- . ' · '- ' ... corporafing landscape grading demonstrates This solution was ~ubmltted ~:Horst ~chor~ vice " concern for the sensitive ti;eaunent'of the preddent of deodar and construction for hillside environment. It iSmore likely to re- Talega, an/lr~ida Company mayter-planned' · cede approval, and to receive it faster. It gom~nunityi and originator of the'landform' ~ may be permitted more density than a con- gr~d/ng ~n~ j-eoegetatton amcept. ~ch°r is'based ventionally graded project. And objections /n ,qn~he/m, GMifornia. lVlarch 1992 · Urban Land LANDS.CAPE -' ARCHITECT A N D S P E C I F I E R. N E W S LASN Marketplai on pages 26- C ndform Grading: £ornparat. ive Definitions of Grading Designs i~the advantages and geologic conditions inl~erent G r a d i n § gradients and angular slope ~[~ necessities of in many natural hillsides, intersections. The resultant ~ .hillside living have In recent years attempts have pad configurations are I 'become more The innovative "Landform been made by some to design rectangular. I widely evident as Grading and Revegetation" and construct "LANDFORM flatlands, the traditional concept was conceived to grading," while in reality, *Slope drainage devices ar~ building sites, are being solve negative impressions these efforts can only, at best, usuallY constructed in a consumed, rapidly by urban gained in viewing the typical be described as contouring or rectilinear configuration in development, re-manufactured hillsides rounding of slopes. Therefore exposed positions. using conventional planning, it is necessary to establish Hillside building, while engineering and construction proper definitions and · Landscaping is applied in appealing to the consumer, methods. Conventional characteristics for the three random or geometric patterns. can require massive grading grading drastically alters a types of grading ax;ailable: thht may become the focal la ndscape, remanu facturing Conventional, Contour and CoIitour Grading point of local resistance, thus natural forms and shapes and Landform Grading. impending government plant distribution patterns to · Contour-graded slopes are approval, replace them with artificial, Comparative Del'iniflons of basically similar to sterile and uniform shapes Grading Oe~igns conventionally graded slopes However, grading is a and patterns, except that: the slopes are necessity to accommc~ate curvilinear rather than linear, street and building areas for The concept, as developed Conventional Grading the gradients are unvarying 'development, meeting and'described here, consists and profiles are planar, building codes, and safe of three components: ° Conventional graded slopes transition zones and slope engineering practices. Grad- · Grading are characterized by intersections have generally ing is also frequently required * Drainage Structures essentially linear, planar slope some rounding applied. to correct unstable soils and * Revegetation/Landscaping surfaces with unvarying Resultant pad configurations ThE aerial photo to the left sh~ o 4,200 acta planned community in ~lch th~ des~fl ~o~s around the'landform grading and ~eg~totion ......... ~ ~ · .... ~-'~* '--~ ......... ~ ' ' ~ hill .~ glustrgtes h~ landform grading repIIcgt, the Irr~ulgr p~m emolgtlng the pqtterm of nqtorql gr~h. In high ~i~ or~s. concrete drolnoge d~ic~ ore lined with ngturol ~ r~k to ~egt~ o strum b~ effect (~ightJ In th~ finished landscop~. . are mildly curvilinear, slope gradients are significant transition zones · Slope drainage devices between man-made and are usually constructed in a natural slopes. Resultant Bi~, geometric COnfiguration pad configuration are and .in an exl~osed position irregular.. the slope face. } ° Slope down-drain devices ' · Landscaping is applied in. either follow "natural" random or geometric lines of the slopes or are patterns, tucked away in special ~'.'i swale and berm Landform Grading. combinations to conceal the drains from view. Exposed il ' Landform Grading segments in high visibility . replicates the irregular areas are treated with shapes of natural slopes, natural rock (see right resulting in aesthetically photo). ~ 1 pleasing elevations and profiles. Landform-graded · Landscaping becomes a · slopes are c. haracterized ~by "revegetation" process and continuous series of is applied in patterns that ~ i concave and convex forms occur in nature. Trees and interspersed with mounds shrubs are concentrated that blend into the profiles, largely in concave areas, .NOn-linearity and varying Continutdon l~ge25 Itillsid, i:~prlolrmcnt ~k~ t~ ~ ~.~c~ ~,~ oo~ m~ 4 ~ ~ ~a ~ ~ ~ w~ ~ ~,~. Hol~mb~r 799.3 / 23 Thl nalurol hlllslda ab~v~ Illustlat~s thai v~gelatlon distill In lhl s~l~ or Iht ~l op~ ~ ~ ~ ~rms or con~ntlonal grading 1~1~ ~fl), Iondlorm grading mountain. ~e g~l of Iondfoem r~eg~lutlon Is to ~pIIcat~ th~w flqlufal while convex portions are uni foxily in grading. The result of 'Revegetation" is C o planted mainlywilh gr~nd In the "~ndfo~ Grading and a landscape that d~s not look covers. Revegetation' approach, "man-made," and, where illside development can Reve~elotion/E~nd~pe landscaping is applied in plant material l~ations aha ~ be done in an patterns that occur in nature, distributions ~e a purpose aesthetically pleasing and make ~nse. manner. ~ndform gr,~ding Histo~cally, landscaping on The a~proach should be and landform revegelalion are manufactured slopes has ~en thought ol as 'Revegetation'. 'Revegetation' in combination just two concepts thal appl~ed in unifo~ patterns, Trees and shrubs r~uire more with landfo~ grading accomplish this goal. Wilh with trees typically spaced ~5 moisture, so it makes ?',,~e lo reduces irfigation's n~ds: sensitivity, creativity and the f~t on center and shrubs 3 feet cluster them in the sr. nd radial drainage patterns that will lo improve, we cnn sha~ on center to achieve what has valleys where moistur,' concentrale runoff in concave our hillsides by imitaling dubiously as "Uniform is minimized. Shrubs are moisture lo planl ty~s that more "natural" habilal for all. Coverage.". heavily concentrated along the ne~ the most. ~aller slope drainage flow of each . wait ratiosinswai~nearlhelowerHorstSchoristh,.pri, cil~l]l,fH.i. It is this uniformity that can and thinned to each side 1o half of the slo~ slow water Schor Consulting. Crenti~' Concepts add lo Ihe arlificial, man-made minimize any erosion, velocity and lhus allow betler in ~nd Development, i, Anaheim. l~k, already ~ealed by lhe absorption by plant r~ts. Califor,in. Jurisdictions with Zoning Ordinances that Contain Hillside Development Regulations Jurisdictions with Zoning OrdinanceS that contain Hillside Development Regulations Development on hiIlsides faces challenges, such as providing safe access and sewage disposal, no~ usually encountered on flauer sites. The following jurisdictions report that they have hillside development regulations. CreES Claremont my'ward Monte Sereno Pismo Beach Aooura Hills Concord HeaJdsburo MontebelJo Pittsbmo Albany Corona Hermosa Beach Monterey Placewillb Amheim Code Madell H~llsboroqh Monterey Pad~ Pleasant Hill Anderson Covina Irvine Moraoa - Pleasanton Anlioch Cuperlino La Canada-Flintfidoe Moreno Valley Pomona Arcata Oanville La Habra Heights Morro Bay Portola Arroyo Grande DelMar La Mesa Napa Portela VaJiey Avalon Diamond Bar La Ouinta Norco Rancho Cucamonga Belmon~ Duarte La Veme .Novato Rancho Palos Vendes BenMa E! Cajon Lafayette Oakland Redlands Be[keley E! Cerrito La0una Beach Oceanside Redwood City Beverly H~ls Endnitas La0una Niouel OiaJ Richmond BiO Bear Lake Escondido Lake Elsinore Orinda Riverside Bradbmy Fairfax Larkspur Pacif~ca Rolling Hills Brea Fillmore Loma Unda palm Oesert Rollin0 Hills Eslates Burbank Fremont Lompoc Palm Springs Ross CaJimesa Fresno Los Altos Hills PaJmdale San 8emafdino Calistooa Fulleflon Los Anoeles Palo Alto San BnJno Camarillo Gilroy Los Gatos PaJos Verdes Estates San.Carlos Cadsbad Glendale Mammoth Lakes Pasadena San C~emente Cathedral City Glendora Ma~nez P~so Robles Chula Vista Grand Terrace Milpif,~s Pet,duma San Diego Saratoga Tonance San Oimas ScoUs Valley Tus§n SaJi Jacinto Sierm Madfe Ukiah San ,Juan Capistrano SiOnal Hill Union City San Mateo $imi Valley VaJlejo San Rafael Solana Beach Ventura San Ramon Sou~ Pasadena Victorville Santa Barban~ SL Helena Walnut Santa Clarita Tdlachapi West Covina Santa Paul~ Thou~nd Oaks We~tlake Village Santee Tiburon Whit6er Fresno County Humboldt County Mafiposa County San O~o County San Mateo County* Santa Barbara County . Santa Clara County Tehama County Vermin County The CaFzf ornla Phmn~r~ ~ City of Brea- Hillside Management Ordinance CITY COUNCIL ORDINANCE NO. 948 :HILLSIDE MANAGEMENT ORDINANCE II Section 414.000 Brea Hillside Management Ordinance Page 414.001 Intent and Purpose 2 414.002 Applicability ................................ 3 414.003 Review Procedures ............................ 3" : .414.004 AppliCation and Filing Requirements ................. 4 414.005 DefinitiOns 8 Section 414.100 Hillside Development Standards ......... . ........ 12 A. Driveways and Roadways ....................... 12 B. Architecture ............................... . 12 C. Walls and Fences · · 14 D. LandSCaping ................................ 14 E~ Grading .................................. 16' F. Drainage .................................. 18 G. Public'Safety ............................... 19 H. EXceptions to Standards 20 Section 414.150 Hillside Development Guidelines .................. 21 A. · Site Design 23 B. Driveways and Roadways · ' 23 C. Architecture ................................ 24 D~ Walls and Fences 26 E. Landscaping ................................. 26 F. Grading 27 G. Drainage ' 31 H. Guideline Illustrations .......................... 33 'SeCtiOn 414.200 prorainent Ri Map . ...... Exhibit Section 414.000 BREA HILLSIDE MANAGEMENT ORDINANCE ~.. SECTION 414.001 INTENT AND PURPOSE Al TheCity.ofBrea Hillside Management Ordinance is intended to further defme and implement · the goals and objectives of the General Plan and Sphere 'of Influence Vision Document, primarily to preserve the natural terrain, quality environment, and rUral aesthetic character, · ' · and also to minimize the negative effects of grading, and to provide for the health, safety and welfare of the citizens of Brea while providing for the development of hillside areas through the following goals .and objectives: 1.. ProVide guidelines and standards for development in hillside areas to minimize, the adverse impacts of grading and to promote the goals and objectives of the City General Plan; · 2..Maintain an environmen~l equilibrium consistent with existing vegetation, wildlife, soils, geology, slopes, and drainage patterns, and to preserve natural topography and ' scenic character, including swales, canyons, creeks, knolls, rock outcrops, and ridgelines whenever feasible; . 3. Preserve and maintain wildlife thrOugh the retention of significant natural habitat; 4. Encourage water conservation and aquifer recharge; 5. Avoid development which would unreasonably contribute to the risk of fire, flood, slide, erosion, pollution, or other safety hazards; 6. Encourage sensitive development in .the hillside areas through flexible design and innovative arrangement of:building sites by utilizing flexible lot sizes, clustering, and setback variations; 7. Utilize nontraditional design standards for streets and hillside grading where .... development quality and public safety are not affected; 8. Encourage developments which' use desirable existing featUres.of land such as natural vegetation, viewsheds, geologic and arche01ogical :features; 9. Protect natUral areas for ecologic, edUcational, and other scientific stUdy purposes; I0. ' Preserve and/or introduce drought-tolerant plant material which appears to protect slopes from soil erosion and slippage, preserve natUral watershed, minimize fire hazard and minimize the scarring and deformation of the natUral landscape; 11. Limit the impact of slopes on adjacent developed or undeveloped properties. 2 i Hills:cio Managomt~nt 12. Provide for appropriate-intensity (i.e., density, massing,' etc.) of development on hillside PrOperties through a variety of design techniques such as ensuring: that development intensity decreases as the slope percentages increase (i.e., become steeper); that lot sizes .are appropriate for the steeper topography; and, that the separation of structures is sufficient to preserve the viewshed. B.- · The provisions of this Hillside Management Ordinance are intended to guide design in hillside areas. Where a Specific Plan. is being processed, these provisions may be altered Subject to the review and approval of the Planning Commission and City Council: SECTION 414.002 APPLICABILITY The development standards~ guidelines and'provisions of the HillSide Management Ordinance 'shall be applied to parcels of land which currently exist, within or are annexed into the City of Brea and having slopes of 10 % or' more. The provisions of these regulations shall apply to all prOjects relating to Grading permits, Building Permits, Tentative Parcel Maps, Tentative Tract'Maps, Conditional Use ' permitsT' Specific Plans' Planned UnitDeVel°pments' Precise Devel°pment plans' and ass°ciated Plan Review. General Plan' Amendments and zone changes affecting, hillside land shall also be subject to review in accordance with the provisions of these regulations. · Exhibit 'A', COntained in section 414:200, provides the Map of Prominent Ridgelines referenced throughout.this'ordinance; This map includes demarcation of Prominent Ridgelines which are located · in the City of Brea Sphere of Influence area' in 'anticipation of eventual annexation of this land into the CitY of Brea. SECTION 414.003 REVIEW PROCEDURES A. All projects within a hillside area (10% slop6 or greater), including but not limited to, :Grading. permits, Building Permits, Tentative Parcel Maps, Tentative Tract Maps, Conditional Use Permits, Specific Plans, planned Unit Developments, Precise Development Plans,. and associated Plan ReView, shall be subject to review and approval of a Hillside DevelOpment permit (HDP) by the Development Services Director, or their designee, or the Planning Commission in acCOrdance with the provisions COntained in this ordinance. Procedures regarding the'HDP, or the modification or revocation thereof shall be. governed by provisions establishing.procedures related to Conditional Use permits (Section 504 of the Brea Zoning ordinance) as amended from time to time. "1 1. staff Review. The Development Services Director, their OF designee, may provide review Pi' development proposal applications, and shall impose' conditions deemed ~:l~i!] appropriate, when the following COnditions apply: a. Average natural slopes which are less than 15% on a subject site. ~".if b. For final grading resulting in fills or excavations less than5 feet in vertical ~ depth, at their deepest point, measured from the natural ground surface. Hillside Management For excavations or fills, or any combination thereof, on any portion of a site, of less than 2,500 cubic yards. 2~ · Planning Commission Review. The Planning Commission shall review development proposal applications and shall 'impos~ conditions de~mexl appropriag when one or · more of the following conditions apply: a. Average natural slopes equal to or greater than 15% on all of a subject site. b. For final grading· resulting in fills or excavatiOns in excess of 2500 cubic yards. c. Any fill or excavation which wili encroaCh onto or alter a .natural drainage channel,, blueline stream., Waters of th'e United 'States, or other" watercourse ':"'"~' ' (prohibited unless alternate drainage is pi'oposed). d. Any other proposal referred .to the Planning Commission by' the Development ~ ' Services Director, or the Director's designee, or any proposal requiring Planning Commission approval for deVelopment entitlements. 3. Exceptions to Review Procedures. Projects which are limited in scope(e.g, re-grading : · · of yard areas, pool/spa construction, additions to. existing structures and/or .construction of'accessorystructures which are less than. 500 square feet) maybe deferred to staff level review and approv~ by .the Development Services Director, or. the DirectorYs designee. However, projects which require grading·of large flat areas, including, but not limited to, such items as tennis courts or riding arenas, shall be reviewed by the Development Services Director, or their designee, or' may be .refe~ed to the Planning COmmission if determined necessary by the Development Services Director, or their designee. 4. Interpretation of. Standards... If ambiguity arises concerning interpretation of the .. provisions contained in this ordinance, the DeVelopment Services. Director, or. their designee, shall review such instances to .determine compliance, with the provisions , .,., COntained within the section or he/she may refer· the matter to the Planning Commission ..... for COnsideration." .SE~ON 414,004 APPLICATION FILING REQUIREMENTS A. A topographical map, Which shall identify all existing slope banks, ridgelines, canyons, natural 'drainage courses, federally recognized 'blue line stream' or Waters of the united States, rock Outcroppings, and existing vegetation, Also depicted'shall be known landslides and other existing geologic hazards.' "  Hillside Management B. A conceptual grading plan, which shall include the following items in addition to those required - - by the Municipal Code or as part of the Checklist for Site Plan Review: I. Top of walls F : ~. 2. ~ToP of curbs ~ 3. High point, and l°w point elevations · 4. Elevation of significant'trees (greater than 6" trunk diameter.measured .~4' above g~)  $~ Spot elevatiOns where appropriate 6. Pad and/or finished floor elevation~ .. 7. Change in directiOn of drainage [ 8. A separate map with proposed fill areas colored green and cut areas colored mi, with depths of such areas clearly shOwn in five foot topo lines.. Quantifies of each cut ami fill area should also be cl~trly marked. i'~ 9. Areas of cut and fill, calculated as a percentage of the :total site area 10. Contours for existing and proposed topography (existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted [ - as above except with a solid line. Contours shall be shown at minimum intexvals of :5 ' feet of change in elevation, with two foot contours shown in the flatter areas). C. A series of existing constraints composite acetate overlay maps which' show the following: ~'~ 1. Geotechnical and soils Planning constraints. 2. Archaeological, paleontological, and. historical information. E 3. Easements and title planning constraints. report 4. Oil operations, wells, .pipelines and facilities. 5. Oil remediation plans.  6. Slope map. 7. Prominent-Ridgelines as indicated on the Prominent Ridge. line Map. 8. BiologiCal summary map showing sensitive biological: resources.  9. I00 year floodplain areas and U.S.G.S. Blueline streams. 10. ·Slope areas 30% or greater which are at least 1 acre in size and have a minimum ~. dimensiOn of 50' in any. direction. ~ ! 1'1. Other constraints mapping as required by the Director of Development Services. D.. In the event that no grading is proposed; i.e., custom lot subdivision, a statement to that effect ~ [ shall be filed with a plan which shows possible future hOUSe'plotting, lot grading, and driveway :design for each parcel proposed, to be prepared.on a topographic map .drawn at the same scale asthe conceptual grading plan. ~ E. A conceptual, drainage and flood control facilities map describing planned drainage improvements including proposed Drainage Area Management Plan (DAMP) facilities in accordance with the ,':} ', State Water Quality requirements. Hillside' Management F. A Slope Analysis map for the purposes of determining the' amOUnt, and .location of land as it exists in its natural state and for calculating the average slope. For the slope analysis map, the applicant - shall use a base topographical map of the subject site, prepared and signed by a registered civil engineer or licensed land surveyor, which shall have a scale of not less thanl inch to 100 feet and a contour interval of not more than 2 feet. (this interval may be adjusted with the approval of the City Planner and Engineer).. This base topograPhical' map shall include all adjoining properties ' . . .witi~in 150 nnear -feet: of the site boundaries, to portray .the site's context; Delineate slope bands, with contrasting colors, in the range of up'to 10 percent, 10.up to 15 percent, 15 up to 20 percent, 20 up to 25 percent, 25 up to 30 percent, a~d30 pere~t or. greater. Also included shall be a tabulation of the land/area by slope percentage specified., in 'acres. I...' To ·help illUSh~ate a given":pareel's' slope eharactex,' and. for comparison purposes, the · average slope of the entire parcel shall be prOvided on the Slope Analysis Map and shall be determined by .the formUla: s = ,00:3 IL A S = Average Slope · .0023 = Constant to convert square feet to acres and slope percent 1 = Contour Interval ~ L = Summation of all Contours in feet A = Acreage of site 2. Note that the entire project site, including portiOns with slope, areas leas than 10 percent, shall be included in the average slope calculation. 3. The exact method for computing the percent slope should be sufficiently described and presented so that a review can be readily made. Also, a heavy, solid line indicating the 10% grade differential shall be clearly marked on the plan. G, : Provide a sufficient number of slope profiles to clearly illustrate the extentofth¢~proposed grading. A minimum of 3 slope profiles shall be included with the slope analysis. The:slope profiles shall: 1. All be drawn at the same scale and indexed, or keyed, to the-slope analysis map, grading plan, and project 'site map. Both vertical and horizontal scales shall be :- indicated. 2. Show existing and proposed topography, structures, and infrastructures. Proposed topography, structures, and infrastructures shall be drawn with a dashed line. Existing topography and features shall be drawn with a thin, solid line. The slope profile shall extend at least 150 feet outside the project site boundary to clearly show impact on adjacent property. 6  H~71side Management 4. As a minimum profiles shall be drawn alOng those locations ofthe project site where: [.:i a. The greatest alteration of existing topography is proposed; and, b. The most intense or massive development is' proposed; and, I c. The site is most vis,lc from surrounding land uSes; and, ~ d. At ali site. boundaries illustrating .maximum and minimum conditions; and, .... ' e. Where 'grading will impact natural drainage conditions.. ~1 5. At least two of the slope profiles shall be roughly parallel to each other and roughly perpendicular to existing contour lines. At least one other slope profile shall be E :: roughly at a 45-degree angle to the other slope profiles and existing contour lines. . .:. H. Both the slope analysis and slope profiles shall be stamped and Signed by a registered civil ~'::i engineer indicating, the datum, source, and scale .of topographic data used in the slope analysis and slOpe Profiles, and attesting to the fact that the slope analysis and slope profiles .have been accurately calculated and identified; sufficient detail to substantiate and support the'design concepts presented in the application . as submitted. Additional environmental studies and investigations, such as, but not limited · to, hydrologic, seismic, access/circulatiOn, and. biota research may also be required in order to help in the: determination of the buildable area ofthe site. J. Illustrative building elevations, that ~how ali sides of the proposed structure(s) and which i[ accurately depict the building envelope fOr each lot, shall be provided. Large Planned communities shall provide design guidelines instead of building elevations. K. The following items may be required if determined necessary by' the Development Services  or Planning to the analysis of the proposed project to Director the Commission aid in illustrate existing or.proposed conditions or both: ~i 1.. A topographic model and/or large. Scale detailed partial model;. 2. A line of site or View analysis;' 3. Photographic and/or computer generated-graphic renderings; ..~... 4. Any'other illustrative technique determined, necessary to aid in review of the project. L. Any other additional information to the filing requirements as determined necessary by the ~J' Directors of Development.ServiCes.·' Hillside Management SECTION 414.005 DEFINITIONS - BALANCE The cutting and filling of a site which does notrequire the export or Lmport of earm material. BORROW- Earth material a quked from an off-site location for the use in grading on a site. CONTOUR - A line drawn on a plan which connect~ all po. int$ of equal elevation. . CONTOUR GRADING - A grading concept designed to reSUlt in earth forms which, resemble natural terrain charamristics.' Horizontal' ancl verdcai curve variations are often used for i" ,,. slope.banks. Contour grading does not necessarily minimize the amount of c~ and fill ~.' occurring.-..~. ~:' . ; / . , ~ ~. ~ ~ : ~ ~ '-. ---..~ , · / ,; / :" ' /: i :' · ~. , ! ~ \ 'x ",.. '--.. '- ' · · . .. /,,/ . , ..,,/ .., ,. ,\,. \~, -. ~. . '...,. -.: ~, ,' / - ,"" : ' ' '" ', "'~,%k,,,.~,.'~"~,.. '.,. .,. .. · -/'.."/// CONVENTIONAL 6RADIN6 - ^ grading concept which results in simple, straight forward., cut and fill lines and even planed slopes. This is the most b~ic type of grading often resulting in. 'an 'engineered .or man-made" appearance' attributable to a lack of i'- curvilinear or natural shapes, r! .. Hillside Management CUT, The mechanical, removal.of earth material. CUT AND FILL - The excavating of earth, material in one place and depositing of it as fill in an adjacent place. DAYLIGHT LINE - The line between, finished grade and natural terrain drawn by connecting points where prOposed contours meet existing contours. EFFECTIVE BULK - The effective visual, bulk'ora structure when seen from a distance or from above or below.. ELEVATION'- Height or'distance .above sea level based on the'Orang~ County Surveyors. .EROSION, The procesS, by which the soil and rOck components of the earths crust are w~rn away 'and removed from one Place to another by .natural forCes such as wind and water. EXPORT - EXceSS earth material that is:removed from a grading project and deposited off- site. FILL -. A deposit of earth material pla~ bY artificial means and compacted to the recommendation of the project geOtechnical engineer. FINISH GRADE - The final elevation of the ground surface after development, which is in conformance with the approved, plans. GRADING.- To bring an existing surface.to a designed fOrm by excavating, filling, or landforming operations. ofHILLSIDE'10 percentReferSor greater.t° a parcel of landor definable portion thereof.with, average rise or fall Hillside Management '- LANDFORM GRADING - A grading concept which replicates the irregular shapes of natural _ -- slopes resulting in aesthetically Pleasing elevations and profiles. Landform graded slopes are characterized by continuous series of concave and convex forms interspersed with mounds that 'blend intO profiles, non-linearity .in plan view and.. varying slope gradients, and significant transition zones between man-made and natural slopes. .? LANDFORM PLANTING - A landscaping concept which repiioates natural landscape patterns found in--hillside conditions including irregular visual planes when viewed in cross 'section, prol~nsity for plallt groupings.in valleys as opposed to ridges, etc. MASS GRADING - The movement of large quantities of earth over large areas. Disruption ' :,of:the m~jority of the on-site surface terrain is common and often results in a successive :pad/terrace configuration. Modification or elimination of. natural landforms .may result. MINIIVlAL GRADING - A .grading concept designed to minimize excavation and filling. AlloWs the movement of-earth for projects such as individual building foundations, driveways, local roads, and utility excavation. The concept, is associated with roads conforming closely to natural contours and with slructures being built on natural terrain. NATURAL SLOPE - A slope which is not man-made. PAD - A level area created by grading to accommodate development.. PROIVIINI~NT RIDGE - A ridge location which is visible frown a major arterial, secondary or collector street, which is seen as a distinct edge against a backdrop of land. Said ridge lo. cations are designated on the City Map of Prominent Ridges contained in Section 414.200 of this ordinance. 10 ~' ,' Hillside Management [i! .. RIDGE- A long, narrow, conspicuous elevation of lan& SLOPE - An. inclined ground surface, the inclination of which is expressed as a ratio of the vertical distance (rise), or change in elevation, to the horizontal distance (mn). The percent of any given slope is determined by dividing the rise-by the mn, multiplied by 100. 30 ' = 30 X 100  SLOPE, MAN-MADE - A manufactured slope consisting wholly or partially of either cut or filled material. . SLOPE TRANSITION ZONE - The area where a slope bank meets the natural terrain or a level graded area either vertically or horizontally. · H#lside Management SECTION 414.100 HILLSI'DE DEVELOPMENT STANDARDS The Hillside Development Standards have been prepared to give. sPecific direction. These are minimum· standards and shall apply to. any..use, development, or alteration of land as specified wilhin Section 41:4. These standards are supplemented' by the proVisions of the development guidelines contained in Section 414.150 of this ordinance. A. Driveways and Roadwa_ys .. ' · 1. DriveWays 'shall enter public/privam streets' maintaining adequate site distance as determined by the City Traffic Engineer. 2. Within the public right-of-way, drivewaYS~Shali 'not be located within 5 feet of any side property line. Exceptions may be considered based on lot size, percent slope, and use as a common driveway. Slopes .not greater than 50 percent (2:1) shall be permitted adjacent to driveways. B. Architecture 1. The building envelope for all structures shall be as follows: a. Downhill lot - An overall maximum height of 30 feet is permitted, as measured from existing grade, from the minimum from setback extending towards' the rear of the lot. The maximum height at the- side setbacks shall be 20 feet extending up towards ~he .center of the-lot at a 45 degree angle m 'a maximum-height of 30 feet as measured from existing grade. ~ , Hillside Man~j(wr~nt i _ b. Uphill lot - A maximum height of 20 feet is permitted at the minimum front setback and shall extend up and toward the rear of the lot at. a 45 degree '; angle to a maximum overall height of 30 ~feet as measured from existing grade.. A maximum heightat the side setbacks shall be 20 feet extending up ~i toward the. center of the.lot at a 45' degree angle tO a maximum height of 30 feet as measured from existing grade. .. . · · t c. CROSS Slope lots - A:maximum overall height of 30 feet is permitted, as · [~? measured from existing· grade, ·from the minimum front setback extending toward the rear of the lot. The maximum height at the side setbacks shall be 20 feet extending up toward the'center of the lot at a 45 degree angle to a "~:. maximum height of 30 feet as measured from the existing grade. HiTIMde Management · d. The foregoing provisions are intended to apply to the main bulk and overall _ -- mass of the building. Architectural enrichments and variations in roof massing are encouraged. Projections above the height limits for architectural projections (i.e. skylights, minor· parapets, chimneys, cupolas, etC.) may be considered subject to the review and approval of the Development Services Director or their designee. 2'. Exterior lighting shall be located-and shielded so. as to 'not impact other property owners in terms of glare and privacy. C. Walls and Fences. 1. Retaining and Freestanding Wall_s: Not to exceed 6 feet in height, shall be permitted · ~: to reduce grading, preserve natural featUreS,.and/or soil' stabilization. Within the minimum required street front yard setback, individual retaining and freestanding . walls shall not exceed 3 feet in ,height. · 2. Terraced Walls: Where multiple walls are designed to retain larger sloPes they shall not exceed 4 feet in height· and be separated by 'a minimum of 3 feet horizontally. A maximum of 2 walls may be placed together. Within. the minimum required street front yard setback, terraced retaining walls shall not exceed 3' feet in height 'and shall be separated bY a minimum distance of 3 feet with appropriate landscaping, 3. · Integral Walls: Walls which are an integral p~ of the' structUre may exce~ 6 feet in height; however, their visual impact shall be mitigated through contour grading and landscape treatment. Crib Walls: Crib walls are generally discouraged but may be approved on a case by case basis by. the Planning Commission. D. Landscaping · .::~. Revegetation in the hillside areas should reflect the visual patterns found natUrally in the' canyons and valleys. The landscaping as viewed from the existing urban areas and arterial roadway system should mask and screen the architecture. "' 1. Except as further restricted by this Hillside Management Ordinance, the landscape standards established, by Ordinance 932 shall be observed. 2. .Indigenous, or natUralized plants, or other plant species 'that blend natUrally with the landscape, shall be utilized in all areas with_required planting. Landscaping shall be used to screen views of downslope building eleVations. 14 ~Ii . Hillside Management i 4. The surface of all graded or disturbed slopes with 5 feet and greater, vertical height [ - -' shall be protected.againSt damage by erosion through theof Planting deep root~J ground cover..Slopes exceeding 8 feet in vertical height shall be planted with ground cover and'a combination of shrubs.and trees that have a high 'root-to-shoot" ratio as follows: ' I 'Ground cover 100% of surface area (flailed or hydroseeded) Shrubs 1 shrub per 150 square feet of slope ama Ii (30% 5 gallOn size) (70% I gallon Size) :'~[~ i Trees 1 .tree per 500 square feet of slope area (10% 24" box size) to be located at toe or top of slope i - (30% 15 gallon size) ['!1 5 gallon size) (6O% [! 5. Jute mesh shall, be required when planting occurs between August 15th and · April 15th, and when determined, as necessary, by Soils Engineer. ~ 6. Indigenous, native vegetation shall be retained and supplemented within canyons and [~j along natural drairiage courses where grading does not occur, provided, that it conforms with the fuel modification and fire prevention plans. [ '7. LandScaping during the .revegetation~ of Landformgraded areas will not be applied in a conventional pattern, but rather those resembling the natural plant distribution E patterns. Trees or shrubs will be clustered in the swaled, concave, components of i a slope along with ground cover. Ground cover, only, will be applied to the protruding (convex) portions. ~] 8. In order to protect slopes from soil erosion and slippage and to facilitate significant revegetation,' a permanent irrigation System shall be installed on' all slopes with '~I required planting. Design and operation of.the irrigation system shall respect the special conditions which..exist in hillside situations specific to maintaining slope stabilization and integrity; In all. cases~ the' emphaSis shall be toward using plant ~] materials that Will eventually, not. need to be irrigated~ Water and energy conservation ~ techniques-shall be utilized, including, but not limited to, such items as drip irrigation · and alluvial rockscape. Where irrigation systems are installed above ground, ultra- ] violet light resistent, brown line or: other approved colorl shall be used. Hillside Management 9. A permanent fuel modification area'and fire prevention plan shall be required, .... . subject to the determinatiOn of thc Fire Chief, around development projects, or POrtions. thereof, that are adjacent or exPOsed to hazardous fire areas for the purpose · of fire protectiom . The recommended width of the fuel modification area shall be based on applicable building and fire codes and the recommendations of the Fire · .~ Chief with consideration given to: a. A worst-case Santa Ana wind condition; and, ~:: · b. The natural ungraded slope of the land within the project and in the areas .,~.. adjacent to the project; and, d. Access to the project by fire suppression equipment, and access directly to the . fuel modified area, and egress Out of the project in case of evacuation; and, e. The on-site availability of water that can be used for fire· fighting purposes ....... with regard to fire flowS, water pressure, and duration; and, f. 'Built-in' fire protection within structureS; and, g. Soil erosiori and sediment control measures. Adequate Provisions shall be made for the continual maintenance of such areas and the Fire Chief·may require brush, vegetation, or. debris to be removed and cleared consistent with-the provisions of Chapterl2of the Brea City Code. Additionally, · · and where feasible,, such areas shall be designated public open space rather than private open space. E' Grading- 1. No grading shall take Place on slopes which exceff, d '30% Where such land areas 'exceed 1 acre in' size and have a minimum dimension exceeding 50'in all directions.. The.following slopes shall be exempt from this standard: a. Existing manufactured slopes b. Approved soils remediation projects c. Slopes requiring grading for safety purposes as designated by the Development Services Director d: Projects processed by a Specific Plan e. Exceptions to this standard consistent with the provisions of section · 414.100.H. 16 Hillside Management Section 414.200 of this ordinance. No point on any structure shall be closer to a Prominent Ridge than 50 feet measured vertically on a cross section or 100 feet  horiZOntally on a topographic map, whichever is more restrictive. Exceptions to this requirement for public facilities, utilities, and' . infrastructure deemed necessary to .- Serve the public health,' safety, & welfare may be' COnsidered by the Planning I Commission. Other exceptions to this standard COnsistent with the provisions of " Section 414.100;H may also be COnsidered by the Planning Commission. [~iI 3. No excavation or other earth disturbance shall be permitted on any hillside area prior ·: to the issuance of a grading permit,-with the exception of County/State authorized soils remediation operations, drill holes and exploratory trenches for the COllection of. geologic and soil data. These trenches are to be properly backfiiled and in addition, erosion treatment provided where slopes'exceed 20 percent. ~ ] 4: All manufactured cut and ill! slOpes exceeding ten (10) feet in height which, will be, either exposed to public view or are adjacent to environmentally sensitive areas, shall be landform graded (see. definitions and Hillside Guidelines) so that their ultima~_e appearance will resemble a natural slope. This Will include slopes along streets and highways, slopes adjacent to parks, schools, open spaces, and other public facilities and other prominent slopes. 5. Side yard slopes and low 0es-~ than 20' in height) rear yard slopes whose view is -'" . blocked by future structures need not have landform design applied. {~i{ 6. Grading shall be phased so that prompt revegetation or COnstruction will COntrol erosion. Where possible only those areas which will be built on, resurfaced, or '~f'~' t landscaped shall be disturbed. 'ToP soil for landscaping should be stockpiled during ":.i rough grading and used on pads or revegetated habitat areas, upon the recommendation of the soils engineer. 7. To enCOurage'maintenance of slopes-for.erosion control and aes. thetics, property lines shall be located a minimum of 2 feet back from the top of any slope. 8. An Erosion Control Plan, Best Management Plan (including Notice of Intent to be filed with the State Water Resources Control Board). and Construction Monitoring Program shall be prepared for the reView and apprOval of the City Engineer prior to the issuance of a grading permit. Hillside Management F. Drainage. 1: Debris basins and energy dissipating devices shall be provided, where necessary, to 'reduce erosion when grading is undertake, n 'in: the hillside areas. Natural drainage courses shall be protected from grading activity. In instances where crossing is -. - 'required, a natural crossing and.. bank protection'shall be preferred' over steel, and concrete systems. Where brow ditches are.required, they shall be naturalized with COloration, plant materials, native 'rocks and concealment with grading techniques. 2. 'BUilding and grading permits shall not be issued fOr construction on any site without · ' 'an. apprOVed location for disposal of mn-off Waters, including, but nOt limited to, · . SUch facilities'as a drainage channel, public· street ~or alley, or ·private drainage easement, which are :not adequately protected from off, site drainage. 3. The use of croSs lot drainage shall be minimized. In. situations where this is not < possible using conventional design,.optional techniques including, but not limited to, single loaded streets and redUced densities shall be considered. Use of cross lot drainage may be considered onlY after .demOnstration that this method will not adversely affect the proposed lots or adjaCent properties, and that it is absolutely required in order to minimize the amount of grading which'would result with conventional drainage practices. d. Where cross lot drainage is utilized the following Shall apply: 1. Project interiors - One lot may.drain across one other lot if an easement is provided within either an improved, open V-swale gutter which has a naturalized appearance, or'within a closed drainage pipe which shall be a minimum 12 inches in diameter. In both cases, an integral wall shall be constructed. This drainage shall be conveyed to either a public street or to a drainage easement. If drainage is conveyed to a private easement, it shall be maintained by its owners or a Homeowners Association; otherwise, the drainage shall.be conveyed to a public easement. The easement width shall be determined on an individual basis and shall be dependant on appropriate hydrologic studies and access requirements, 2'. Proiect boundaries - On-site drainage shall be conveyed in an improved open V-swale gutter, which has a naturalized appearance, or within an underground pipe in either a private drainage easement, which is to be maintained by. its owners or a Homeowner's Association, or it shall be conveyed in a public easement. The easement width Shall be determined on an individual basis and shall be dependant on appropriate hydrologic studies and access requirements. H~71~de Management Public Safety 1. Residential developments shall be constructed in Such a manner so as to reduce the potential for spread of brushfires as follows: ' a. In the case of a.conflict where more resU'ictive provisiOns are contained in the Uniform Building Code or in thc Uniform Fire Code, the more restrictive provisions shall apply~ b. Roofs shall be covered with non-combustible materials such as clay tile or concrete shake or tile. Open ends shall be stopped in order to prevent bird nests, or other combustible material, .lodging within the roof and to prevent entry °f flames' c. Exterior walls and fences shall be surfaced with non-combustible or flame resistive materials. Except as otherwise provided herein, exterior walls shill extend to the ground. d. Balconies, patio roors, eaves, .and other similar overhangs, shall be of non- combustible, construction or shall be protected by fire-resistant material on the underside or constructed with heavy timbers and nominal 2 inch wood or 1 1/8 inch plywood decking. e. Plastic webbing, split or whole bamboo, reed or straw-like materials, corrugated plastic or fiberglass materials, and similar flammable .materials shall not be permitted for use on patio covers. f. Vents for attics and underfloor areas must be designed and located to minimize the likelihood of spreading fire. Individual vent openings should not exceed 1 square foot and shall be covered with a mesh metal screen having openings.not exceeding 1/4 inch in any direction. Eave .vents shall be positioned on the enclosed eaves near the roof edge rather than in or near the exterior wall. g. Chimneys shall be provided with spark attesters. 2. Site design for all development shall provide for equipment access to slope areas for maintenance and emergency purposes. .. Hillside Management H. EXceptions to $~andards 1. .Where it.can be.demonstrated that the imposing of Hillside Management Ordinance Standards would render'a parcel of land unbuildable, 'and create, a loss of all its reasonable economic use, 'development consistent with the General 'Plan shall be allowed, subject to the following provisions: a. The proposed development shall be.sensitive to the intent and purpose of the Hillside Management Guidelines and Standards and shall incorporate them wherever possible. b. The proposed development shall be subject to the apprOval of a conditional ~.-. Use Permit consistent with the provisions of section 504 of the Brea Zoning Ordinance. ~ . Hillside I~anagement SECTION 414.150 - HILLSIDE DEVELOPMENT GUIDELINES The Hillside Development Guidelines are intended to .illustrate and amplify the appropriate ~ :: development concepts in hillside areas.' The guidelines are not intended to be an exhaustive list· of · · ~trict standards, but rather policY statements, to encourage development which is sensitive to the unique characteristiCs comm0n with hillside properties. These guidelines allow for flexibility and ' they encourage.creativity-, especially where a Specific Plan is prepared. However,. the development standards listed within, this'ordinance; shall~be considered as a 'benchmark' against which to measure all. hillside development proposals; · The guidelines'· purpose is to allow for innovative or alternate methods ofdesign in hillside areas. Innovation is encouraged, as 10ng as the end result is one which respects the hillside and is consistent with.the purposes and.. standardS, expressed in this Hillside Ordinance and in the goals-and objectives of the General. Plan. Conformance with. the guidelines will be'demonstrated through the preparation and approval of individual Specific Plans, precise developments, subdivisions, etc. During the review of such SPecific Plans, precise develOpments, subdivisions, etc., the City will evaluate the consistency of the proposal with the overall gOalsandobjectives established in Section 414-A of this Ordinance. Prior · to the start of the design effort, it is recommended that the project design team members read the City of Brea Vision Document as well as the Hillside Management Ordinance. These documents should· be referenced.often during the design process. Since the City of Brea encourages a multi- '' disciplinary and comprehensive approach to Hillside Management it is important that each member of a design team think outside the 'box~ of their respective disciplines to achieve the goals outlined in this ordinance.. · The following descriPtions serve as general guidelines for hillside slope categories to ensure that development will compliment the overall character of the landform. % Natural Slope Guidelines Up to-10 This is not considered a hillside condition. 1,0upto.15 This is a hillside condition. .Special hillside . architectural and design techniques that minimize '' '~ . grading are required. Architectural. designs are expected to 'conform .to the natural landform by using techniques such as Split level foundations' of greater than 18", stem walls, stacking and clustering. · :',ti~t Padded building sites may be considered in some ~::. instances. In order to' consider .padded building sites a project ·must be 'developed under a Specific Plan and include special features, such as. golf courses, extensive open space areas, or significant use of green ' .belts. Where this occurs, the Planning 'Commission : -may 'COnsider Padded building sites .adjacent to those '. special "features when it is' found that-grading of ~ : .' padded building sites create a .better' 'relationship between the special features and the building sites. ' 15 up to30 ·Development in this zone is limited to the less visually prominent slopes, and' then only where it can be - '- shown that safety, environmental, and aesthetic impacts can be minimized. Use of larger lots; variable setbacks, and variable building .structural techniques such as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, material and color. Impact of traffic and roadways is to be minimized by .:. following-natural contours or using grade separations.. 30 and over This is an excessive slope condition. No grading or development should take place where such land areas exceed I acre in size and have a minimum dimension exceeding 50' in all directions. Where such areas have been reviewed within a composite of other constraints (i.e. viewshed, blueline streams, wildlife corridors and habitat, seismicity, etc.), and it has been " shown that grading' could take place with minimal impact on the environment, the Planning Commission and City Council may consider exceptions to these criteria as a part of processing a Specific Plan. 22 Ht71side Management 1. Design of building sites should be sensitive to the natural terrain. Structures should be located in.sUch a way as to minimize necessary grading and to preserve natural . features such as prominent knolls or ridgelines. See illustrations 10 and 11, Section E. 2, Preserve views of significant visual features as. seen 'from both within and outside a hillside development; When designing i°ts and plotting, homes, the following provisions ShOUld:be taken into consideration: a. Homes.Should be oriented to allow: view oppOrtunities, although such ~ may. be limited; however, residential privaCy should not be unreasonably sacrificed~ ' b. Any significant public vista or view corridor as s~n from a secondary, ~ collector, Or major arterial should be Protected.  3. Projects should incorporate Clustering, variable setbacks,, multiple orientations, and .. other site planning techniques to preserve open spaces, protect natural features, and offer views to residents. See illustration 12, Section 414.150,H. ~ 4. Graded areas .should be designed with manufactured slopes, lOcated on the uphill side of structures; thereby, hiding the slope behind the structure. ~ 5. To the extent possible, the width of a building, measured in the direction of the ~ slope, shall be minimized in order to limit the amount o.f cutting and filling and to E. better 'fit~ the house to the natural terrain. The degree of slope will dictate how this is accomplished. See illustration 13, Section 414.150.H. 6. Clustering of deVelopment is encouraged. This is particularly true in environmentally sensitive areas in order to reduce the pOtential for fire hazard, erosion and excess runoff and to preserve, existing natural features and open space. ' ' '?~ In steeper terrain~ reduction of front Yard setbacks may be considered in order to minimize rear yard grading. ~:~ B. DriV~way~; and Roadways; ~l~ " 1. DrivewaYs which serve:mOre than one parcel are encouraged as a method of reducing unnecessary grading, paving, and site disturbance. Driveways shall .enter public/private streets maintaining adequate site distance as determined by the City  '] Traffic Engineer. See illustration 14, Section 414.150.H. Hillside Management 2. ' Consideration may be given to allow driveway grades above 15 percent up to a - -- maximum, of 20 percent. Said driveways must be aligned with the natural contours of the land, be determined necessary to. achieve site design',.' and all safety considerations must be met to the. satisfaction of the Building & Safety Division, Engineering Division .and.the Fire Department. Proper design considerations shall . be employed, including such items as vertical curves. 3. Roadways should conform to the natural landform.- Significant alterations to the ' 'physical and visual character of a hillside, should be avOided by eliminating large notches in ridgelines and wide straight alignments. Reduced road. sections, split sections, and parking bays should.be:considered in the layout of hillside streets to ~7~:~:"..redUce grading. Se~, illuStrationl5, Section 414.150,H. :~:::'4. Where road construction is proposed in hillside areas, the extent of vegetation and. ' visual disruptiOn should be minimized by the combined use of retaining structures and . regrading to approximate the natural slope. The view along a street front should create a pleasant appearance with a sense of open space and landscaping. Some techniques, which can be used include the use of terraced walls and landscaping to reduCe grading impact ass°Ciated with retaining walls. C. Architecture 1. The form, mass, .and profile of the individual buildings and architectural features should be. designed to blend with the natural terrain and preserve the character and profile of the natural slope. Some techniques which may be considered include: a. Split pads, stepped footingS,. grade separations, and fiat pads where appropriate, to permit structure to step up the natural slope. .... b. DetaChing parts of a dwelling unit such as the garage. ........ c. .Integrate retaining walls into garage walls on sloping lots to reduce grading and minimize visibility of such walls, d. Architectural. : enrichments and variations in roof massing are encouraged: Roofs should minimize their visual impact by keeping a low profile. On sloping land, the roof pitch should follow the slope of the hillside, instead of being perpendicular to the hillside or Opposing the hillside slope. Care should be taken to avoid the use of gabled ends on downhill elevations. The.roof should also be divided'into 'many elements to. reduce roof massing. See " illustration 16, Section 414~150;H. Hillside Management [ . e. It is encouraged that upper stories of buildings should reflect the general - angle of the hillside. Upper stories should not be cantilevered out in the opposite direction of the hillside slope. For decks, it is encouraged that roofs of lower floors be used for decks of upper floors. See illustration 16, i Section '414.150.H.  : 2. The design of the structure shall give consideration to the lot's size and COnfiguration ~ in order to avoid the appearance' of over-building and to minimize the blocking of : views..For example, in a given subdivision, the majority of units should not be 'r~ designed with minimum setback to minimum setback, '3. Avoid. large expanses of a single material on wallS, roofs; or paving areas. Create : interesting, small scale patterns by .breaking-up-building mass, .varying building :'i materials, and through design and placement of windows, and doors. BUilding plans and elevations should be varied throughout a development .to avoid a monotonous 4. Terrace the building to follow the slOpe. Where possible use roofs on lower levels [~ for the deck open spaces of upPer levels. Where decks are provided, they should . have a minimum of 6 feet in width to proVide adequate' useable area and to effectively break-up the building mass. '~l:~ 5. Provide architectural treatment to all sides of a ~trucmre. Elements of the architectural treatment used on the front facade shall be repeated on all sides of a structure with additional emphasis on those elevatiOns visible from adjacent properties or public rights-of-way. ~ 6. Excavate underground or utilize below grade rooms to redUce the effective bulk and to provide energy efficient and environmentally desirable spaces. The visible area of. a building shall be minimized through a combination of regrading and landscape techniques. For example, the use of earth berms around the lower part of the house minimizes larger visual expanses of wall areas and functions as a' natural solar heating and cooling insulator. ~{' "7; Exterior structural supports and undersides'of floors ~nd decks not enclosed by walls will be.approved only if it can-be demonstrated that no alternative construction is ~..j feasible and that. fire safety and aesthetic consideratiOns have been adequately addressed. [1 ., 8. Building materials and color schemes should blend With the natural landscape. Colors should be earth tones (i.e. broWns, sienna, ochres, grays) and the value (lightness or darkness) of the specific hue should be as close to that of the / immediately surrounding landscape as possible. Where exterior stucco is used, it should have a final coat of integrated color in a muted earth tone. Contrasting color ' accents should be kept to a minimum. " Hillside Management 9. Treated wood or materials of a wood-like appearance, having the necessary fire · -- retardant characteristics, are encouraged for exterior surfaces. Use of other natural materials, such as rock, is encouraged. In all cases, the reflectivity of all exposed surfaces ·(walls,· rOofs, windows, frames, and paved .surfaces) should be mitigated by such devices as overhangs, trellises, planting, and similar.features. 1. Walls and fences can be used to define a sense of place and create an am'active appearance; HOwever, walls should not dominate a view, and their' height should be limited adjacent to a trail or roadway or within a rear yard..Terracing and extensive :. landscaping can reduce the effective bulk. In addition, street, front walls should incorporate varying design and 'natural materials. The use of open view fencing is :? encouraged, so' long as adequate public safety' and residential privacy are maintained. Walls and fences should integrate materials and Colors used in an adjacent building's facade. Naturally occurring materials, such as rock, shall be used whenever possible. 3~ Walls and fencing visible from the public right-of-way, should be designed, to ~' incorporate visual interest through variation in placement, use of planters, differing materials, and modulation of the wall plane. : 4. 'When possible, walls and fences should be designed as an. integral part of the buildingin order to minimize the.-visual impact on surrounding areas. 5. Visually obtrusive solid fencing should be avoided in highly visible areas (unless required for sound attenuation), with the preference being for open fencing such as wrought iron. 6. Walls' and fences should follOW landform grading shapes and contours. E, Landscapinl~ 1. Natural landform planting should be used to soften the impact of development and -'provide erosion confrol.. These landscape 'techniques shall serve to reintroduce landsCape patterns that occur in nature including concentrating trees and shrubs in concave areas while convex portions are planted: mainly with groundcovers. See' illustration 9, Section 414.150.H. 2. Maintain a 'vegetive backdrop- by replanting with. native trees. The vegetation should screen structures to the extent possible at maturity and preserve the appearance of the natural skyline. 3. Common open areas and front and side yards:adjacent to a street should be · adequately landscaped and irrigated. These areas should be provided with plant materials which are larger in size in order to create a mature appearance. 26 Hillside Management  - -' 4. Street trees should be provided in select areas to enhance the natural character of the area and create a more rural appearance. Street tree species selection, and spacing of .trees, should be sensitive to. the context in .which they are planted. Species  · selection should also be of on infrastructure potential improvements · ' . . (i.e. root damage to streets, sidewalk~, etc.). ~! Slopes should be designed with clusters of trees and shrubs to soften and ~ vary the slope planes, consistent with landfOrm grading COncepts. F, :'Grading .... · . There are actually three distinct types of grading proposed in these guidelines,, each. with a unique quality,, each with an individual and apProPriate application, :~Larger sites will probably incorporate all three concepts in various parts of the plan. · This is typiCally used for large lot single family homes, custom homes with variable  foundations that conform to the existing slopeS, and other uses such as golf courses that utilize the ieas~ amount of grading in order to.get the facility and structures built. This technique embraces, the following concepts.: i.~i a. Grading should be limited: to individual flat. graded' pad areas for residential building Sites. Grading should;be limited to only the required building area f}i and adjacent outdoor amenities in steep hillside areas. b. FOundation systems that require little orno grading are encouraged, forcing '~:.' the architecture to conform to the land.rather than the land to conform to the .i house ~l c. R°adways~ driveways, and individual building.pads should be designed to .... conform with the contours and to attempt to daylight in the center of the road or building pad to ensuring a minimum cut, and fill situation. ~ii' d.' The grading concept'minimizes the amount, of cubic yards of earth excavated · and filled. Hillside Management / 2. i Cent°ur Gradin~ This concept has ·been sUccessfully utilized on a limited basis throughout Southern California over the paSt 20 years.. Contour .grading results in post development landforms which exhibit many of the characteristics present Within natural landforms. Contour grading is typically used in situations where conventional, terraced, grading with: benChes and slopes.might be used but a 'softened' grading look is desired. This would be desirable for areas which are in limited public view (i.e. concealed rear yards). Typically, contour grading can reduce required cut and fill volumes aS compared with traditional, terraced, grading. The design elements aSsociated with this type of grading include: ~c:... a. 'The Use of h0rkontal.and vertical curve variations for si.ope banks creating a curvilinear pattern. b. POst-development landforms which exhibit natural terrain characteristics (without the heavy modeling effects of landform grading). .. A general, rounding: of slopes at slope intersections and transitiOn zones with natural grade~ d. Pad configurations' which are curvilinear. e. 'Slopes which are designed with contour grading techniques such as the · locatiOn of slopes behind structures. (not in side yards), slopes in hidden lOcations, or. slOpes'less than 10 feet in height. 3. Landform Grading .... ' Landform graded' slopes replicate the irregular shapes of natural slopes resulting in ...... ~ aesthetically pleasing elevations and' profiles. Landform grading techniques should be : used~whenever slopes, are being created which will. be open to public view~ This is · particularly true for slopes'which exceed 10' in .height. The intent of these grading guidelines, 'is to incorporate the baSic principles of the Landform Grading concept aS the preferred method in the design and construction of hillside development projects so that they Will. be in harmony with the natural topography and reflect natural plant distribution pauerns. Landform Grading techniques incorporate the following elements and objectives: a. Land plans should flow with the natural topography rather than against it. This means that street patterns and building pad configurations follow the · underlying topographic features rather than cutting across them. 28 Hillside Management · I b. Landform. graded slopes are characterized by continuous series of concave  i' . and convex forms, interspersed with mounds that blend into profiles, non- linearity in plan view-and varying slope gradients, and significant transition :~ ! ZOnes between man made and natural slopes. c. The resulting pad configurations are irregular. In Landform Grading, slope ~".! down-drain devices either: follow natural lines of the slopes or are tucked ~ away' in special .~vale and berm combinations in order to conceal the'drains · . from vi~v~ Exposed segmenB'in visible are~. are treated with natural rock d. The technique should be used wherever possible to provide a variety of both slope percentage, 'slope direedon, and. topographical detailing in a3 dimensional, undulating, pattern similar to existing, adjacent terrain. ~.:.!: - e. All manufactured cut and fill slopes exceeding ten (10') feet in height which, will be, either exposed to permanent public view or are adjacent to environmentally sensitive areas, will be designed with features characteristic ~!i of natural slopes so that their ultimate appearance will resemble a natural slope. This will include slopes along streets and highways, slopes adjacent to parks, schools, open spaces, and other public facilities and other prominent ~-i' and visible slOpes. See illustrations I - $~ Section 414.150~H, for examples, of landform grading  features and techniques. 4. The following· basic grading guidelines and techniques, consistent with the Hillside [ I Management Ordinance standards., serve to implement, preferred Landform Grading '~ i techniques and help avoid unnecessary cut and fill: a. clYrs: When convex shaped natural features, i.e., protruding minor :landforms are cut, the residual landform should not be a flat slope face, but . rather should be restored to resemble the': original. This will require more ~[ than just rounding at the edges but, in effect,, reconfiguring it so the final · result Will give the appearance of a protruding ridgeline. b~ ~LL$: Fill slopes shall not be.placed perpendicular across a canyon, such : straight line ~t off fill slopes shall not be made to appear like a dam. The terminus oftbe fill shall, instead, be concave in shape to restore the canyon appearance. This concave configuration, shall be in combination with the use .of. substantially flatter slope ratios (4:1, 3.5:1,' 3:1) at or near the center of · this indentation. Symmetrical or unsymmetrical concave configurations shall be used depending' upon the adjoining or underlying topographic characteristics. c. TRANSITIONING SLOPES: Minimal radius rounding at the edges of cut _ - and fill slopes is not acceptable. Proper transitioning from manufactured slopes.to natural slopes shall be achieYed gradually and naturally through the use of radii or irregular CUrvilinear shapes that will blend'into the adjoining topography tangentially and not create abrupt changes. ' d. USE OF VARIABLE, SLOPE RATIQS: Due to the fact that the landform .- grading designs require the use of variable slope ratios at greater than 2:1, create valleys, and concave indentations on building pad areas, they may result in loss of usable area. In. addition, engineering and construction costs- .:.. may increase.. One method will'be permitted to offset this loss: 1. Segments of a cut or fill slope will be permitted to be designed with . variable sloPe ratiOs less than 2:1, but not less than 1.5:1 within the ~ following guideli.nes;~' The geotechnical· engineer will certify that slopes so designed will meet standard stability requirements. ' b. Overall ratio from toe to toe will be 2:1 or greater. ,. c, Ratios greater than. 2:1 will also be used in the slope design. e. Grading operations should., be planned to avoid the rainy season, October 15, to April 15.. Grading permits shall only be .issued when a plan for erosion control and silt retention has been approved by .the City ~Engineer without regard to time of year. f. Where possible, graded areas 'should be designed with. manufactured slopes i" · - located on the uphill· side of structures, thereby, hiding the slope behind the · .,~.~:~.~ · .structure. .g. A rounded and smooth transition Shall be·made when the planes of man-made and natural slopes intersect. Where cut or fill conditions are created, sloPes Should ,be varied rather than IoR at a constant angle or create an unnatural, rigid, 'engineered' appearan~.' The angle of any graded slope should be gradually adjusted to the angle of the natural terrain. " h. Manufactured slopes adjacentlt0, roadways shall be consistent with the landform grading and reVegetation technique to create visually interesting and pleasing streetscapes. The higher the s]ope becomes, the more important the modeling effect of landform grading is. 3O ~[i!i ' ... . Hillside Management ~ i. In hillside areas, it is not always necessary to provide.full improvements for - -- flails. A more natural .eXperience may be aChieved, and the amount of grading· required can be redUced, by providing minimal improvements in : appropriate areas, such as undevelopable, steep slopes. · · j. Design of building sites should be sensitive to the natural terrain. Structures should be located in such a way as to minimize necessary grading and to preserve natural features such as prominent knolls or ridgelines.  k. Views of significant visual features as seen from· both within and outSide a hillside development should'be preserved. The follOwing provisions shall be taken into consideration: · -- 1. Dwellings should be oriented to allow view opportunities, although such views may be limited. Residential privacy should' not be  - unreasonably sacrificed. 2. Any significant public vista, skyline open space corridor, or vertical ,~ open space corridor., as seen from a secondary, collector or major · ~ arterial should be a major design element in the site. planning process.  1. Top of slope berms shall be used to eliminate the possibility of drainage sheet flow over the slope which would potentially cause an unstable condition. These tops of slopes should be rounded in conformance with landform grading techniques, or increased in size to reduce the visual impact of the back of a home. E m. Existing' oil field properties should concentrate development along existing roadways and existing pad areas to reduce disruption to the existing landform. 1. Drainage channels and' terrace drains should be placed in.less visible iocation~. All down drains shall be hidden in swales diagonally, or curvilinear across a Slope face. In this manner they will be built into the overall landform of the slope. They should also receive a naturalizing treatment including native rock, colored concrete, and landscaping so that the structure appears as an integral pan of the envffonment. In all cases,- concrete liner shall be used in addition to the naturalizing treatment. See illustration 17, Section 414.150.H. 2. Natural drainage courses should be preserv_ed and enhanced to the extent poss~le. ~ Rather than filling them in, drainage features should be incorporated as an integral part of the project design in order to enhance the overall quality and aesthetics of a site, to. provide auractive open space vistas, and to preserve the natural character of the site. Hillside Management 3~ Trails are an integral part of a hillside area and provide recreation areas for _ - equestrian, hiking and biking uses. They can also function as a means to take up · '- grade or to' convey drainage. . · 4. SlOpe drainage devices such'as down drains and interCePtor drains shall be designed so that they.are built into the.natural slope features and become 'hidden from view. 32 Hillside Management  . - ~ H, Guidelinelllustrafion~ - ~ These three illustrations show examples of~Picai natural landscape features in hillside areas~ ~--': ~':-~.~i~!!!~!~i--: "-::: '.:::.' --:'.--. '-.. ': :-.,~.~::'.-'~::~r:-'::': .,~-::ii-',.'::.:-~-~~~ · ,f. :..: Illustration 1. · Natural cone shaped features, with ~'~-"~":'" "wish-bone" pattern ridges, sloping down to valley floor. =~'~i:J . ,:;" ' ' · .. .' .: .~..;:.... · ~.:... .x.. ' '. ..... ..":'": . ·. · ~~ ~ ~~ · ~ ~( '"~.."..:.--:.- . . Namraljparallel, ridge patterns running down ~ ~J, a major slope face. Hillside Management ' Illustrations ·: 4. and 5. Computer-generated representations eomparing~Conventi°nal grading and-landform grading of a.siope. In the majority of situations, landform grading's natural features and aesthetic qualities are preferred over those of conventional grading. Illustrations 6. and 7. Example of two slopes, one COnventionally-graded, the other landform-graded. The conventionally-graded slope appears man-made while the landform-graded slope gives · it a more natural appearance. Landform grading techniques are encouraged over conventional grading. 34 Illustration 8. .' Example of landform- grading techniques ona slope. Illustration 9. Natural vegetation pattern on a slope. ,, Note ~trees and. shrubs concentration in · concave slope areas, ground cover .vegetation on convex,slope areas. Illustration 10. Example of prominent ridge preserved as a backdrop to residential project. Hillside Management · ., HillMde Manage~tent Illustration 12. Illustration 13. L~ HElside Management IHUStration 14. 38 [! , HillsideManagement Hillside Management _Illustration 16. 4O Hillside Management Illustration 17. 41 City of Murietta Hillside Development Standards and Guidelines ORDINANCE NO. 137-95 '~ -:' ~e Ci~ Co. cfi of ~e Ci~ of M~ d~ or~ ~- foH°Ws: SEC~ON l, ~~, A new ~ap~ 16.10 ~fifl~ '~side ~elopment' ~apter 16.10 ./ S~fion 16.10:020 App~b~. S~fion 16.10,030 Deflations; S~fion 16~ 10,~0 AppOrtion F~ng R~u~emen~.  S~fion 16.10.050 Renew ~u~. .- S~fion 16.10.~ ~fide Development S~ds. S~fion 1'6..10.070 HillSide Development GMde~es..  S~fion 16,10.080 Hillside Development ~us~fi°ns. 16.10.010 htent, and ~ose, ~e Ci~ Counc~ ~ds ~d' d~l~. ~is. chapmr is  - .Ntend~ to pro, de regulations for ~e development of ~o~ ~ ~ ~e Cia.of Mu~e~ wNeh, due to ~e~ to~gmPhy, r~u~e ~i~ ~nsidemfion ~ ~sure ~t ~ey ~ deVelo~ ~ a Way · ~ .... ~at ~ subs~fi~y m~ ~eN nam~ Ch~r, ~d en~nmen~. ~d ~efic v~u~, ...~] to.ensure ~at ~e d~ign of Proj~.~ ~nfifive ~ ~e na~ ~, m~~ n~~ ~fing, to prime'name, f~m~ such ~ Pr°~t ~oHs~d fidge~;. ~ implement: ~d ~'( de~e'~e g~s~d obj~fiTM of ~e Gene~ pl~, ~d.m pm~de for ~e. ~e~,~.~nefit, ~d · Welf~ of .~e cigna of' :Mu~e~ w~e ~o~g..'for ~n~le deV~opment of ~d, ~ ~r~ ~ough ~e foHo~g p~: .. .' A. . ~o~de g~d~' ~d s~ds for development M ~S~ly ~nsifive ~Iside:~ to ~m~ ~e adver~ impac~ of grading ~d ~ prom°~ ~e: g~S. ~d: obj~fiv~: of ~e [ B. M~n~n ~ environmen~ ~ui~bfium ~nsis~nt ~ e~s~g vege~fion, wfld~fe, ~ g~logy, slo~s, ~d d~age pat~ms, ~d ~ pr~e nam~ ~gmphy ~d ~nic eh~eter, includNg ~yons, cr~, ~oHs, r~k outer°Ps, ~d fidgelines whenever C. Encourage development proposals that feature water conservation and aquifer recharge techniques; and, -D. Encourage development 'proposals that are sensitive to fire, flood, slide, erosion, pollution, or otb.er safety haT~rds; and, E. Encourage sensitive development in the hillside areas, through flexible design and innovative arrangement of-bUilding sites by utilizing flexible' lot sizes, clustering, and setback variations; and, F.Utilize non-traditional design standards for stxeets and hillside grading where · develoPment quality and public safety are not affected; and, G. iEncourage developments which incorporate into design desirable existing features of land ,:such as natural vegetation, viewsheds, geologic and archaeological features; and, H. Protect significant natural areas for ecologic purposes, educational and other scientific study purposes; and, I. EnCourage the use of drought, tolerant plant, material, to. Protect slopes from soil erosion and slippage, preserve natural watershed, minimize fire hazard and minimize the scarring and deformation of the natural landscape; and, Limit the impact of slopes on adjacent developed or undeveloped properties; and, K. 'prOvide for appropriate intensity of development (i.e., density, massing, etC.) on hillside properties through a variety, of design techniques such as ensuring: that development intensity decreases as the Slope percentages increase (i.e., become 'steeper); that lot sizes are appropriate .for. the steeper topography; and, that the separation or,structures is sufficient to preserve the Viewshed. ~.:i16..10.020- Applicability, :The ordinance Shall be aPPlied in a two-tiered, approach. The.~st :tier Shall involve piaeing a Hillside Overlay Zone (I-IOZ) designation on those portions .. of.PrOperties that.have been. determined to contain significant ridgelines,, knolls, canyons and " other.topographic features that warrant management and preservation..Exhibit 'A' prOvides a' map of these areas. The boundaries of the Hillside. Overlay Zone.' are based on. general topOgraphical dam. The lines should' not be considered final for ~e .purposes of determining how much of a given parcel is inside or outside of the HOZ designation.. Development applications' located on the .edge .of 'the Hillside Overlay Zone may be 'accompanied by more detailed tOpOgraphiC data to further define slope, characteristics of.the prOperty~ This map includes demarcation of significant features which are located in the City of Murrieta Sphere of Influence area in anticipation of eventual annexation of this land into the City of Murrieta. ~'Hi'llsid¢ Overlay Zone Creeks and Canyons Chine), Hill Slaughterhouse Canyon ' ' Miller Cinyon i MASTER E~VIRONMENTAL ASSESSMENT nificant Features Map Thc second tier shall dcfin~ site specific significance for landforms in excess of 25 Percent slope within the designated Hillside Overlay Zone. A sloPe analysis will be prepared to determine the overall average slope in three categories of frequency. The development standards, guidelines and provisions of the Hillside Development Ordinance shall be applied to those portions of land _ _with a predominance of significant .natural slopes exceeding 25 Percent. and areas which are integrally contiguous or sl°pesi~determined as significant by the Planning Commission. The provisions, of this ordinance~ shall..'apply to all projects relating to subdivisions, permits, uses, . structures, Specific Plans, Master DevelOpment Plans, and associated'site, plans for development review except as specifically exempted bY Section. 16.10.050C; General Plan Amendments and zone 'changes affecting hillside land shall also., be subject to review in accordance .with the provisions of these regulations. 16.10.030 Definitions, Whenever used in this chapter, unless a different meaning clearly: appears.from context, definitions are as. follows: · %:CLEARIN~ - The.removal of vegetation (grass, brush, trees, and similar plant types) · :~.'~,,by ,mechanical means (also known as brushing and/or grubbing). C~USTER DEVELOPMENT - A .concept Where dwelling units are grouped on certain portions of'a site~ frequently of different shaPeS and sizes, surrounded by large expanses of. open space, with street .systems and. utilities, systems' custom tailored to the needs of individual clusters rather than being developed'to.:.uniform specifications. ' ~cONToUR. ,. A .line drown-on aPlan which connects ~ points, of equal elevation. CUT-:The mechanical :removal' of earth: mate~,' ' DA~IG~ LINE- Theiine between the: finished grade and natural terrain drawn by connecting, points' where Proposed 'contours meet existing contours. EFFECTIVE BULK ,'Thc visual bulk'of a StructUre when seen from a distance or from above or below. ~i~:,iELEvATIoN o .Height or.distance above sea level, ,~.. EROSION- The Process'by. which ithe soft and rock components of the earth's crust are .... worn away and removed from oneplace to another by natural forces such as wind and water. " FILL - A deposit- of earth'material placed by artificial means. ~' FINISHED qlRADE. -.The final elevati°n of thc ground surface after.development, which · . is in conformance with the approved plan. GRADING '- To bring an existing surface to a designed form by excavating, filling, or landforming Operations. CONTOUR qlRADINq; - A grading concept designed to result in earth forms which resemble natural terrain characteristics. Horizontal and vertical curve VariatiOnS 'are often used' fOr slope banks. ContoUr grading does not necessarily minimize the amount of cut and fill occurring. . CONVENTIONAL GRADING - A grading concept which results in. simple, straight forward, cUt and fill lines and even planed, slopes. This is the most basic type of grading often resulting in an 'engineered or man-made" appearance attributable to a lack of curvilinear or natural shapes. LANDFORM GRADING.-- A grading method: which replicates the irregular shapes of natural dopes reSulting:in ~esthetically Pleasing elevafi6ns and profiles. Landform graded slopes are characterized' by continuous series of concave and convex forml"interspersed with mounds that blend into profiles; non-linearity in planview and varying slope gradients, and significant transition zones, between ' man-made and natural slopes. HILLSIDE - Refers to a parcel of land or definable portion thereOf with an average rise or fall of 25 percent or greater and a vertical' rise of 30 feet or more. HILLSIDE OVERLAY ZONE {I-IOZ) - Refers to those portions of properties that have been determined to contain, significant ridgelineS, knolls, canyons and other topographic features that warrant management and preservation. Said significant, features are designated in Section 16.10.020 on Exhibit "A" of thiS'°rdinance. MASS GRADING - The-movement of large quantifies of earth over large areas. DisrUption of the majority of the on-site surface terrain is common and often results in a successive pad/terrace configuration. Modification or eliminatiOn of natural landforms may result. 0RADINQ - A concept designed'to minimize excavation and filling. grading MINIMAL Allows the movement of' eaxth for projects such as individual' building .foundations, driveways, local roads_,, and utility.'excavafion.' The concept is associated with roads conforming closely to natural contours and with structures being built on natural terrain. PAD - A level area.created by grading. 'to accommodate development. PROMINENT RIDqlE - A ridge or.hill location which is visible from. Interstate 15, Interstate 215 or from an arterial Or secondary street., which fOrms part of the skyline or is seen as a distinct edge against a backdrop of land. RIDGE - An extended, nan'ow, conspicuous elevation of land generally between valleys. RQADWAY - A highway or private street improved or ordinarily used for-vehicular travel. SLOPE - An inclined ground surface, the inclination of Which is: expressed as a ratio of - - the vertical distance (rise), or change in elevation, to .the horizontal distance (run).. The percent of any given slope is determined by dividing the rise by the run, multiplied by 100. OR :}0% SLOPE t SLOPE. AVERAGE; Thc mcthod of determining average natural slope of ]and using thc following equation: I x L x .002B where A I = Contour interval in feet L = Combined length in feet of contour lines measured on the project site .0023 = A constant which converts square feet into acres and expresses slope in percent .;?_::... A = Project'site.area in acres ' 'z:~LOPE. MAN, MADE - A manUhctured slope consisting' wholly or partially of either cut or filled material.. SLOPE} NATURAL. - A slope which is not man-made. . sLOPE. SIGNIHCANT NATURAL - A slope which is not man-made, which, exceeds a 2-5 percent slope and a vertical rise of 30 feet or more. SLOPE RATIO - The relationship of a slope's horizontal' length to vertical height, with the height'~ed as 1 (e.g. 2:1). ~'~ SLOPE TRANSITION - The area where any slope plane changes to meet the natural -'.~ terrain or a level· graded area either vertically or .horizontally. 16.10.040 Application FillnR Requirements. When. an application is filed for any E! to, subdivisions, uses, structures, Specific Plans, Master including, but Hot DevelOpment Plans, and associated: site Plans for deVelopment, Planning staff shall determine · ~ '. based on topographi~ data whether the project falls under the Hillside OVerlay Zone'designation. ii it.is determined that the project falls within the HOZ, the submittal requirements shall be as If specified' within in this section.'. ~~ When. a deVelopment projeCt is either a. Specific Plan or Master. De~,elopment. . Plan,. the submittal .. requirementS shall be inCorporated.'in the appropriate sections Of the' CorreSpOnding documents. ~"i If adequate detailed Studies are provided with-the Specific Plan and/or Master :Development Plan. ~then subsequent implementing develOPment applications shall, be reviewed .'for substantial · 'conf0rmance'with the said plans iby Planning staff. If Chapter I6,10, the'HillsideDevel°Pment · development application, for conformance with the amended P°rtiOn of the' Itillside Development Ordinance and may in~. that circumstance require additional analysis and review pursuant to the amended~Porfions.of Chapter 16.10. The.application .filing. requirements, are as follows: A. A natural features map. This map.shall identify all' slope banks, ridgelineS, canyons, ~ natural drainage courses, U.S.G.S. blueline streams, rock outcroppings, sensitive biotic I habitat and/or cultural resources and other natural' features determined to be worthy of Consideration for preserVation. ~. i B. A conceptual grading plan. The conceptual should be submitted grading plan at a minimum scale, of 1 inch to 200 feet (this scale may be adjusted wi'th the approval of the Planning staff). The plan shall include the following items in addition to those required ~ by Municipal or as part of the Checklist of Site Plan Review: the Code .\) . 1. A legend with appropriate i symbols indicating high Point. low point, spot elevations, pad and'finished floor elevatiOns,' top. of wall, topof curb, change in direction of drainage and Planned drainage improvements. · 2. A separate map with proposed fill areas and cut areas, depths of such areas clearly shown in 5 foot topo lines. Quantities of each cut and fill area should also be clearly marked and should be calculated as a percentage of the total site area. The fill and Cut areas should be either colored green'and red, respectively, cross. hatched or screened to delineate the separate areas. 3. Contours for existing and proposed land conditions. Existing contours shall be depicted with a dashed line with every fifth contour darker, and proPosed [ contours shall be depicted as above except with a solid line. Contours shall be shown at minimumintervals of 5 feet of change in elevatiOn, with 2 foot contours in the flatter areas (If using Riverside County Flood Control District topo maps, a 4 foot inte~al may be used). -C. A conceptual drainage and flood control facilities map describing planned drainage improvements. . D. A Slope Analysis Map for the purpose of determining-the amount and location of land ·. as it exists in.its natural state and for calculating average slope categories. For theslope analysis ~maP, the applicant shall use a base topographical map of the subject site, · prepared and signed.by a registered civil engineer or licensed, land' surVeyor, which shall have a legible scale' preferablY of not less.than'l-inch'.to' 200'-feet; This base topographical map shall include all adj°ining propertieS. Within 100' feet Of the site :bOundaries to portray the site's context. Delineate slOl~ bandS.with c°ntraSting, colors, ~'7~'~. ~e range of up to 25 percent, 25 up.to 50 percent; .and' 50 percent °r greater, Also :inCluded shall be a tabulation of the land: area bY slope percentage specified:in., acres. The exact method for computing the percent slope and area of each Slope categOry' should b6 sufficiently described and presented so that a review can be readilY made. Also, a heavy solid line indicating the twenty-five-.percent grade differential shall be clearly marked on the plan. An 8~h-inch by l I-inch legible acetate reduction of the slope .analysis With appropriate legend shall be. required. E. Provide a sufficient number of slope profiles to clearly illustrate the. extent of the proposed grading. A minimum of 4 cross~secfion slope profiles .shall be' included with the slope analysis. The slope profiles shall: 1. Be drawn .at-the same scale and indexed, or keyed, to the. slope analysis map, grading plan, and project site map. Both vertical and horizontal Scales shall be indicated. .... 2. Show existing and proposed topography, structures, and infrastructure. Proposed topography, structures, and infrastructures shall be drawn With a thin, solid line. ':~ Existing topography and features shall be drawn with a. dashed line. 3. Shall extend, at least 100 feet outside the project site boundary to clearly show impact on adjacent property. '" 4.':: As a minimum, profiles shall be drawn along those 'locations of the site where: a. The greatest alteration of existing topography is proposed; and, b. The most intense or massive development is proposed; and, c. The site is most visible from surrounding-land uses; and, HDOta.4-9~2C d. Where grading will impact natural drainage conditions. 5.. At least two of the slope Profiles: shall be roughly parallel to each other and roughly perpendicUlar to existing contour lines. At least one other slope profile roughly a ninety degree angle to other slope profiles and existing shall at the contour lines. F. Both the slope analysis and slope profiles shall indicate, the datum, source, and scale of topograPhie data used. in the slope analysis and slOpe prOfiles. G. A geotechnical and soils report, prepared by a registered geOtechnical engineer and in sufficient, detail to. substantiate and .support the design concepts presented in the. application as sublffi,',tted. Additional environmental studies:and investigations, such as, but nOt.limited to, hydrol..°.gie, seismic, access/circulation, and biota research may'also be required in order to help· in the determination of the buildable area of a site. H. Design guidelines shall be provided for projects that are to be.reviewed by the Planning Commission. Otherwise, illustrative building elevations Showing all sides shall be p£ovided. I. In the event that· no grading is proposed, i.e., custom lot subdivision, a statement to that · . effect shall be filed with a plan which· shows· possible future house Plotting, lot grading, driveway design and septic system location for each parcel proposed, to.be prepared on a topographic map drawn at the same scale as the conceptual grading plan. l'. The following items may be required if determined necessary by Planning staff or the Planning Commission to aid in the analysis of the proposed project to illustrate existing or proposed, conditions or both:. 1'. A line of sight or view analYsis; 2.' Photographic and/or computer generated graphic renderings; topographic large scale detailed partial model; 3. A model and/°r 4. . Any: other illuStrative technique determined .necessary'to aid in review of the K.- ' Exceptions to the filing requirements shall be determined.' bY. planning staff or may be referred to "the Planning. COmmiSSion if determined necessary. !6.10,050-' Review Procedure~, All projects fOund to lie .within the Hillside Overlay Zone shall be' subject to review and approval by the Planning staff, Or the Planning Commission in accordance with' the provisions contained in this ordinance. Based upon the submitted information, including the slope analysis map, staff shall define those portions of the project area having a predominance of significant natural slopes exceeding 25 percent and areas which are integrally contiguous and/or features determined as locally significant. The development standards,, guidelines and provisions of the Hillside DevelOpment Ordinance shall be applied to the identified site specific features and areas. Final grading plans for development will not be ~ubject to reevaluation bY the Planning Commission provided it can be demonstrated that they are in substantial conformance with tentative approvals. A. ,~___R.~.~. Planning staff maY provide review of development proposal applications, and may impoSe conditions deemed appropriate, when any 'of the following conditions apply:'. - 1. For ·Plot Plans with .under 20,000 square feet of building area and/or 3 acres of net lot 'area. .~ie'2. For Extension' of. Time revieWs. 3~' For BUilding Permit reviews (including custom homes). B. -Planning Commission Review, The Planning Commission is granted' the discretion to modify or waive any Development Standard when an improved or more sensitive design will result. The Planning 'Commission shall review development proposal applications and.' impose COnditions deemed apprOPriate when one or more of the following conditions apply': 1. For Plot Plans with'over 20,000 square feet of building area and/or 3 acres of net lot area. ' 2. For Conditional Use Permits, Public Use Permits, TentatiVe Parcel Maps, Tentative Tract Maps, Specific Plans, and Master Development Plans. 3. Any fill or excavation which will. encroach onto or alter a natural drainage · :::. channel, blueline stream, Waters of the United States, or other watercourse ~:... (prohibited unless alternate drainage is provided). 4. Any other proposal referred to the Planning CommiSsion by Planning staff, or any proposal reqUiring Planning Commission approval for development entitlements. C. Exceptions to Review Procedures. Projects which.are limited in scope (e.g., g-grading of yard' areas, ..p0ol/spa construction, additions to existing SU-uctures, construction of accessory structures. Which are less than 250 square feet, and/or public utility structures) may .be deferred to staff level review and approval. However, projects which require grading of large flat areas, including, but not limited to, such items as tennis courts or riding rings., shall be reviewed by Planning staff, 'or may be referred to the Planning com .~.~'ssion if determined necessary by Planning staff. D. Interpretation Qf Standards. If ambiguity arises concerning interpretation of the provisions contained in this .ordinance, Planning staff shall review such instances to determine compliance with the provisions contained within the section or may refer the matter to the Planning CommiSSion for consideration. 16.10.060 FIiilq. ide Development Standards. The Hillside Development Standards have been prepared to give specific direction. These are minimum standards and shall apply to any u.~, development, ' Or alteration of land. as specified in section 16.10.020 of this ordinance. These standards .'are guPplemented bY-the Provisions of the development guidelines contained in seetion'16.10:070 of this Ordinance.' The Planning Commission is granted the discretion to modify or waive 'any develOPment standard when an improved or more sensitive design will result. · Further, where :it can be demonstrated that imposing l-lillside Development Standards WOuld either render a parcel, of land unbUildable; and create a'IOss of all its reasonable economic use, or place an undU~ restriction on the improvement of the property, development consistent with the General ?lan shall be ~Owed subject.to the approX, of the Planning CommisSion, if · the following findings can be. made: a.' The Site is phYsically suitable for. the design and siting of the proposed development. 'The proposed development will result in minimum disturbance of sensitive areas. b. The grading prOposed in connection with the development will not result in soil erosion, silting of lower slopes, flooding, severe scarring or any other geological instability or fire hazard which would/affect health, safety and general welfare as determined by the City Engineer. c. The 'prOposed ·development retains the visual quality of the site, the aeSthetiC qualifies of the area ..and the neighborhood characteristics by utilizing proper structural scale and character, varied architectural Ureatments, and appropriate plant materials. d. The proposed develOpment is in conformance with the qualitative development standards and guidelines as established in this ordinance and is conformance with the goals, objectives and policies of the General Plan. .~'Projects proposed as part:of a Master Plan .Overlay or project proposing development in a . hillside conditiOn shall use :clustering techniques with minimum lot. sizes that may be as small as 5,000 square feet'when it is necessary` to preserve sensitiVe lands including, but not limited hillsides, creeks, and habitat areas. Lots be permitted smaller than 5,000 square feet, to,. may but not smaller than 4,000 square feet, for up to 20 percent of the total approved lots and only under an apprOved specific plan' when absolutely necessary .to preserve sensitive and hillside areas. Lots under 5,000 square feet are prohibited in slope areas of 25 percent or greater.. The following descriptions serve as general standards for hillside slope-Categories to ensure that 'development will. compliment the overall character of the landform. % Natural Slope Standards Up to 25 This is not considered a hillside condition. ~..uP .to' 50 This' is a hillside condition. Development within this ZOne is · --' -- .. limited to no more than the less visually prominent :slopes, and then only where it can .be shown that grading, vegetation, removal, · safety, environmental:,' .and aesthetic impacts can. be minimized. Impact of access and roadways is to be. mini.~'by .f°llowing natural contours or using grade separations: . ?.....;:: .. StructUres shall blend, with. the natural landform through, their .:::. Shape, material and color. SpeCial' hillsidearchitec~..and 'design ...... techniques are required, which may include the use of larger lOts, variable setbacks, and variable building structUral techniques and clustering~ Padded building sites may be considered in some instances. In padded building sires, a project must be consider developed, under a Spedfie Plan and include special..featUres, such as golf courses, extensive open space areas,..or significant use of green belts or paseos. Where this occurs, the Planning Commission may consider padded.building sites, adjacent to those special featUres' when it, is found that grading of padded building sites create a better relatiOnshiP .between the special features and the building sites. 50 and over This is an excessive slope condition and development is prohibited. A ......... Site Design .-.: 1. Projects located in. a hillside area shall incorporate clustering, variable, setbacks, [ · multiple orientations,, and/or other site planning techniques to preserve open '~ -. spaces, protect natUral' features, and offer views to residents'.. See illustration 1, Section 16.10.080. i .B. DriveWays and Roadwa¥~ 1. -Driveways shall enter public/private streets maintaining adequate site distance as determined by the City Traffic Engineer. c 2. Within the right-of-way, driveways .shall not be located within 3 feet of any side i ' property line. Exceptions may be considered 'based on lot size, percent slope, · -s and use as a common (join0 driveway: Ill~ " 3. Slopes not greater than 50 percent (2:1) may be permitted adjacent to driveways. 4. Driveway grades above 15 percent may only be considered. when said driveways  are aligned with the natural contours of the land, are determined necessary to achieve site design, and all safety considerations are met to the satisfaction of the ~.i Building & Safety Division, the Engineering Department and the Murrieta Fire ProtectiOn District. Proper design considerations shall be emplOyed, including · . . such items as vertical curves. On driveways that may be approved with a slope over .15 percent, a coarse, all.weather paving material, or grooves for traction, shall be incorporated into the construction. ' -~ 5. Roadways shall .conform to' the. natural landform, Significant alterations to the physical and, visual character of a hillsid~ shall be avoided by eliminating large nOtches in fidge~es and wide straight, alignmentS. Modified or reduced width [ ' road. SeCtions and split sections shall be considered in the layout of hillside streets to reduce grading and CutS in tOpography While allowing access for fire trucks and other emergency vehicles. See illustration 2, SectiOn 16.10.080. 6. Where road construction is proposed 'in hillside areas, the standards shall be consistent with those identified for high fire hazard areas. 7. Where road construction is proposed in hillside areas, the extent of vegetation and · visual disruption shall be minimized, by the combined use of retaining structures and m-grading to approximate the natural slope. The view along a street front shall create a pleasant,apace with a sense of open 'space and landscaping'. Some techniques which can be used include the use of terraced walls and E: to reduce associated with walls. landscaping grading impact retaining ! C. Architecture 1. The building envelope for all primary stmcmres~ except for padded building sites, a. DOWNHILL LOT - An overall, maximum height of 30 feet is permitted, ~i: as measured from finished grade,' fi.om the minimum front setback extending towards the rear of the lot. The maximum height at the ~ide setbacks shall be 15 feet extending up towards the center of the lot ata 45  -! ~ degree angle to a maximum height of 30 feet as measured from finished grade. i.} ~o~-r~:c -13, BUILDING ENVELOPE FOR DowNHILL LOT i** Roof sotbmck .--:*: b. ~.L LOT - A m~mum height of 15 f~t is ~~ at ~e ~mum front ~tback ~d Sh~ exmnd Up ~d m~d ~e ~ of ~e lot at a45 dcg~ ~glC to a m~imum ovc~ height of 30 f~t ~ m~u~ from ~sh~ g~de.. A m~mum' height at the ~de ~ac~ sh~ ~ 15 f~t exmnd~g up m ~e ~nmr of ~e lot at a 45 degr~ ~gle to a m~mum height of 30 f~t ~ m~u~ ~om ~sh~ g~de. i3UILDING'ENVEI*OPE FOR UPHILL LOT Mlnimo frost 8otbsc~ ; . "Oph~ Sec~n c. : CROSS SLOPE LOT - A maXimum overall height of 30 'feet is permitted, as measured from finished grade, from the maximum front setback extending toward thc rear of the lot. The maximum height at thc side setbacks shall be 15 feet extending up toward thc center of the lot at a 45 degree angle to a maximum of 30 feet as measured from finished grade. [!* - - BUILDING ENVELOPE FqR CROSS· LOT SLOPE E' Street Elevation ~'i d. ~e forego~g pro~sions ~e ~tend~ m 'apply. m ~e eff~five bu~ ~d : . ove~ m~s of ~e bu~d~g.. ~cM~m~ e~chmen~ ~d v~afions ~ r~f :m~sMg ~ endingS. Proj~fions a~ve ~e height fi~ for ~cMt~m~ f~m~ may be ~nsider~ subj~t to ~ew ~d approv~ of Plug s~. 2. ~ st~r mm, ~uefion of ~ont y~d m~ac~ may ~.mnsider~ ~ order to  ~m r~ Y~d gmd~g. 3. ~chit~m~ mtmen~ sh~ ~ provid~ on ~ sid~ of a s~c~re. ~emenm  of ~e ~c~m~ mment, u~ on ~e ~ont famde sh~ ~ re~ on ~ ~: sides of a s~cmre ~ addifiOn~ emph~is on ~o~ elevations ~sible from adja~nt proxies or pubic figh~f-way. ~ 4. BuBding ma~fi~s ~d ~lor <hemes .sh~ blend ~ ~e na~ l~d~. Colors sh~ ~ ~ ~tones ~d ~e v~ue ~ghm~s or ~s) of ~e ~ific '"~ hue sh~ be ~ clo~ to ~at of ~e imm~iately su~ounding l~d~ ~ ~ssible. ~ere exterior sm~ is u~, it sh~ have a fin~ c~t of Mtegm~ ~lor M a mut~ ~ tone. Coning ~lorac~nB sh~ ~ ~t to a ~mum. · 5. Trm~ w~ or mamfi~s of a w~-~e ap~~, ha~g ~e n~~ ~e re~t chmcmdsfics, m~ ~uk~ for exmfior surfak. H~of o~er na~ ~) ma~fi~s, such ~ river r~k, is su~est~ ~ ~ ~, ~e mfl~fi~, of ~ ex~'s~a~ (w~s, r~fs, ~dows, ~, ~d ~v~ surfak) sh~ ~ ~figa~ by such de~s ~ overh~gs, ~e~, pl~g, ~d si~ fmmres. ~ 6. ~tefior ~ghfing sh~ ~ 1~ ~d sMeld~ m = to not impact ~e. adja~nt pro~ omem M roms of gl~e ~d privacy M a~or~ M~ adop~ ~gh~g D. Walls ~nd Fences 1. Retaining and freestanding walls, not exceed 6 feet in height, may be permitted to reduce grading, preserve natural features, and/or soil stabilization. Within the minimum required' street front yard Setback, individual retaining and freestanding walls shall not exceed 3 feet in height. 2. Where multiple (terraced) wails are designed to retain larger slopes they shall not exceed 6 feet in height and'be separated by a minimum of 6 feet horizontally. A .maximum of two walls may be placed together, Within the minimum required slxeet front yard setback, terraced're~g walls shall not exceed 3 feet in height and-shall be separated by a minimum distance of 3 feet with, appropriate landscaping. ii~. Walls which are an integral part of the structure may exceed 6 feet in height; ....... hOWever, their visual impact shall be mitigated through contour grading and landscape treatment. · 4: crib walls am generallY discouraged in. a hillside area, but may be approved on a. case by case basis if it can'be demonstrated 'that excessive height,is not being employed and provisions for extensive landscaping:can be provided. '5.. Walls and' fences shall in'tegrate materials and colors used in an adjacent bUilding's facade. NatUrally oCCUrring, materials, such as rock, shall be used whenever possible.- 6. Walls and fencing visible from the Public 'fight-of-way shall, be designed to incorpOrate visual interest, through variation in placement, use of planters, differing~materials; and modulation of the wall plane. 7. Walis and'fences, shall' follow landform grading shapes and con.toum '?ReVegetafion.in the.hillside areas shall reflect the visual patterns found naturally in the canyons "and valleys. The landscaping as viewed from the existing urban areas and arterial: 'rOadway. system. shall mask and .screen the architecture. I. 'EXcept as .further restricted bY this Hillside Development Ordinance, the landscape 'standards' established by the Zoning Ordinance shall be observed. · , 2. Indigenous, Or naturalized plants, drought tolerant plants or other plant species that blend naturally with the landscape, shall be utilized in all areas ~th required planting. f '} 3.. Natural landform planting Shall be used to.soften manufactured slopes, reduce the , '! imPact of development on steep slopes or ridgelines, and'provide erosion control. These landSCape· techniques shall serve to reintroduce landscape patterns that ['ii _ ~ occur naturally, in the hillsides.. See illustration 3, Section 16.10.080. ., 4. A .,vegetative backdrop' shall be maintained by replanting With native trees or the same vegetation that was remOVed'; The vegetation should screen structures to the ~ . . extent possible at maturity, and preserve }he appearance of the natural.'skyline. E! 5. The all graded or disturbed dopes or greater vertical shall surface of 3 feet be protected against damage by er°Sion through the planting of deep rooted ~-t ground, cover. Slopes exceeding 8 feet. in vertical height shall be planted with {) and combination of ~hrubs and trees that have ground a high'root-to- shoot' ratio. The size of'shrubs and Ixees shall .be determined based on the ~:i:,~i:::l individual'project area. as deemed-appropriate by the Planning Department. and/or 'Planning Commission. i 6-. lute mesh or. an equivalent shall be required When planting occurs between ~ August 15th and April 15th, and when determined, as necessary, by a soils engineer and/or licensed landscape architect. and alOng natural drainage courses where grading 'does not occur, provided that I i it conforms with fuel modification and fire prevention plans. 8. Common open areas and front and"' side yards adjacent to a street shall be' ~1 adequately landscaped and irrigated, 'The areas shall be provided with native plant materials which blend in With the natural .character of the surrounding landscape. ~! 9. In order to protect slopes from soil erosion and slippage and to' facilitate significant revegetation, an irrigation system shall be installed, on all slopes with "'~'.I i required planting. Design and operation of. the irrigatiOn system shall re~t the special' conditions which exist in hillside situations specific to. maintaining slope ~-i stabilization and integrity. In all cases, the emphasis shall be toward using plant materials that will eventually not 'need to be irrigated; therefore, temporary irrigation systems may be used a~ approved by the City's landscape architect and City Engineer. Water and energy conservation techniques shall be utilized, I.:t including,-but not limited to, such items as driP irrigation and alluvial rockscape. Where irrigation systems are installed above ground, ultra,violet light resistant, }I " brown line or other approved color, shall be Used. ' 10. A permanent fuel modification .area shall be required around development ~'t projects, or portions thereof, that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The fuel modification area is to be maintained by its owners, a HomeOwners' Association, or other public non-profit agency or conveyed, in a Public. casement. Adequate provisions shall, be made for the continual maintenance of such· areas, and the Fire Chief or his designee may require brush,, vegetation, or debris to beremoved and cleared consistent with the - - provisions of Chapter 6.12 of the Murrieta MUniCipal Code. Where feasible, such areas .shall'be designated as common open space rather than private open -space. The recommended width of the fuel modification area shall' be based on applicable building and fire codes and the reCOmmendations of the Fire Chief or his designee with '-consideration-given to: a. 'A worst-case Santa Aha Wind condition; and, ' '.b.' .The natural 'ungraded slope of the land. within the project and in the areas adjacent to the pwject; and,, d. Access to the project by: fire 'suppression equipment, and access directly to the.' fuel. modified area, and egress out of the project in case of evacuation; and, , .. e, The on-site availability of water that can be used for fire fighting purposes : with regard to fire flowS, water pressure, and duration; and,i .f. 'Built-in~ fire protection within structures (i.e. sprinklers efi:.); and, g. Soil erosion and sediment control measures. h. The Murrieta Fire Protection District Fuel Modification Policy Document. 11. Fuel modification areas shall also incorporate soil erosion and sediment control measures to alleviate permanent scarfing and accelerated erosion. _. 1 ' -N° grading shall take place on natural slopes which exceed 50 percent. 2. Slopes created by grading, of the site shall not exceed 50 'percent or ,2:1, without ~ .': .a soils repOrt and stabilization study indicating a greater permissible slope; and shall not exceed 30" feet in height between terraces or benches; except that the Planning Commission may' permit slopes exceeding these dimensions where the slopes will result in. a natural appearance and will not create geOlogical or erosion hazards.. The soils report and stabili;,.ation study will. be subject to third party review prior to approval by the City. Refer to Section 16.10.070 for ways to accomplish this standard. " 3. No point on any structure shall visually impair the ridgeline silhouette. This may ~ point on'any structure, to a prominent ridge accomplished by having no Closer than 50 feet measured vertically on a cross,section or 150' feet horizontally on a topographic map, whichever is more restrictive. Exceptions to this requirement public facilities, utilities, infrastructure deemed necessary to serve the for and· public health, safety, and welfare may be considered by the-Planning Commission. -: 4. No clearing, excavation or other earth disturbance shall be permitted on any hillside area. prior to the issuance of a grading permit, with the exception of ~ County/state authorized soils remediation Operations, drill holes and eXPloratory trenches for the collection of geologic and soil data. These trenches are to be properly backfilled and in addition, erosion .treatment provided where slopes exceed twenty-five percent, {~.'! :5. All manufactured cut and fill slopes .eXceeding 10 feet .in height which'will be either exposed'to Public view, or are adjacent to environmentally sensitive areas,' . shall be landform or contour graded, where physically feasible, so that their [~. ultimate appearance will resemble a .natural slOpe. This will include slopes along streets and highways, slopes, adjacent.to parksil schools, open spaces, and other public facilities and other Prominent .slopes; Refer to Section 16.10.070 for [~ ways to accomplish this standard. 6. Landform grading shall be used where0-25 percent (non.hillside) slopes intersect E with 25-50 percent (hillside) slopes. Proper transitioning from manufactured slopes created by conventional grading methods to .natural slopes shall be achieved gradually and naturally through the use of radii or irregular curvilinear ~ shapes that will blend into the adjoining topography tangentially 'and not create ~ abruPt changes. ' ' E 7. In the planning, design, and development of public utilities and infrastructure, every reasonable effort shall be made to minimize grading impacts and harmonize '~'~j with the natural contours and character.of the land. 8. Side yard slopes and low (less than 20 feet in. height).rear yard Slopes whose view ~.i is blocked by future structures need not have landform design applied. 9, Grading shall be phased so that pr°mPt'revegetatiOn or construction will control E erosion. Where possible, only those areas which'will be built on, resurfaced, or i' landsCaped shall be. disturbed. Top soil shall be 'stockpiled during rough grading and used on pads or revegetated habitat areas; upon the recommendation of the '-~'t soils engineer. Refer to Section 16.10.070 for ways to accomplish this standard. 10. Ail appliCable requirements of the City and State shall be complied with in conjunction with a National Pollution Discharge Elimination System (NPDES) permit prior to the issuance of a grading permit, which may include, but is not limited to an Erosion Control plan, Best Management Plan- (including Notice of Intent tobe filed with the State Water Resources Control Board) and Construction .... MonitOring Program. G. Drainage I. .Debris basins, energy dissipating devices, and down drains, shall ~be provided, where nec~ary, to reduce erosion when grading is 'undertaken in the hillside 'areas. Natural. drainage.courses 'should be retained Where health and safety are not jeo~. Drainage courses retained in a natural state shall be protected 'from grading actiVity. In instances where, a crossing is: required, .a natural. crossing, and bank protection shall be preferred over steel.and con.crete systems. Where drainage structures are required, they shall be naturalized with coloration, ':?" :plant materials, natiVe rockS and/or :eoncealment 'with grading techniques. 2. Drainage channels, slope drainage devices, interceptor ~s and terrace drains .? ' should be placed in less visible locations. All down.'d~s shall:be hidden in · swales diagonally or: cUrvilinear across a slope face. In this manner they will be built into the overall landform of the slope. They Should also. receive, a naturalizir~g treatment which may include natiVe rock, colOred, con, crete, and/or landscaping so that the structure appears as an integral part of the. environment. In all.cases, a concrete liner shall be used in additiOn:to a naturalizing treatment. See illustration 4, Section 16.1.0.080. 3. Cross lot drainage uSage shall be minimized. In situations where this is not possible'using conventional design, optional teChniqUes :including, q~Ut not limited to, single loaded streets and reduced densities shall be considered. Use of cross lot drainage may be considered only after demonstration that this method will 'not adversely affect' the proposed lots or adjacent pr°perties, and 'that it is absolutely ......... required in order· to minimize the amount of 'grading Which. would result with ...... conventional drainage practices · 4. Where cross lot drainage is ufili?ed, the following, shall apply: a. PROJECT INTERIORS.- One lot may'. drain across one Other lot if a · maintenance eaSement is provided within, either an improved, open V- swale gutter which'has a natu'rali:~ed appearance, or within a closed drainage pipe which shall be a minimum 12 inches in diameter. This drainage shall be conveyed to either a Public street or tO a drainage ·., easement. If drainage is conveyed to a private easement, it shall be maintained by its owners or a Homeowners' Association; Otherwise, the drainage shall be conveyed to a public easement. The .ea~sement width shall be determined on an-individual basis and shall be dependent on  appropriate hydrologic studies-and acc. ess requirements. b. PROJECT BOD'ND~ - On-site drainage shall be conveyed in 'an .~i _ p_ improved open V. swale gutter, :which. has a naturalized appearance, or ' within an underground pipe in either a private drainage easement, which · : is to be maintained by its owners~ or a Homeowners'. Association, or it ! shall be COnveyed in a. public easement. The easement width shall be determined on an individual basis., and shall be dependent on appropriate ' ' hydrologic' studies and access' requirements. ~! H. Public $1ff~y, ~i 1.. Residential develOPments shall, be constructed'in such a manner so as to reduce U' the potential for SPread of bruShfires as follows: .! a. In the case of conflict where restrictive more provisions containt~l in the Uniform Building Code or in the UniformI Fire Code, the more i . restrictive provisions shall: apply. b, Roofs shall be covered with non-combustible materials such as clay tile or , concrete shake or tile, Open ends shall be. stopped in order to prevent Ei bird nests, or other combustible within the material, Ioof and to prevent entry of flames.  ! e. Exterior walls and fences shall be surfaced with non~.ombustible or flame resistive materials. Except as otherwise .provided herein, exterior walls-. g! d. Balconies, patio roofs, eaves and other similar overhangs shall be of non- E! combustible or flame resistive materials. e. Plastic webbing, SPlit or whole bamboo, reed or straw-like materials, corrugated plastic or fiberglass materials, and similar flammable materials will not be permitted for use on: patio covers. ~:[ f. Vents fo~ attics and underfloor areas must: be designed and lOCated to minimize the likelihood of SPreading. of fire. 2. Adequate water supply and pressure fOr all proposed: development shall be required in accordance with Murrieta Fire Protection..District Standards. 1 3. The Fire Chief or his designee shall require brush, vegetation, or debris to be removed'and cleared within 10 feet on each side of every roadway, and access drive, and may enter upon private property to do so. This section shall not apply to single specimens of trees, ornamental shrubbery, or cultivated ground cover such as green grass, ivy, succulents, or similar plants used as ground covers, provided they do-not form a means of readily transmitting fire. 4. If.the Fire Chief or his designee determines in any specific case ~that difficult terrain, danger of erosion, or other unusual circumstances make strict compliance with the clearance of vegetation, undeSirable or impractical, he may suspend enforcement thereof and. require reasonable alternative measures: designed to advance the purposes of this ordinance. 5. Site design for all development shall provide, for all-weather equipment access to publicly maintained slope areas for mainten~ce and emergency pui'poses. Structures and' facilities shall be restricted in geologically hazardou~ areas. SPecial construction features shall be required in the. design of structures where site investigations confirm potential geologic hazardS. 8.DevelOPment not on public .sewers shall be permitted only after site specific investigations have been conducted, that demonstrate the soils are suitable for on- '' - site wastewater disposal and the disposal of wastewater will not. degrade the subsurface water quality. 9. Due to the hazard associated with saturated soils 'in areas of ste~p slopes, all irrigation systems in critical areas' that have..the potential for failure in the judgement of" the City Engineer shall' be required to be equipped with potenfiOmeters to make sure that the systems will not operate When there is sufficient moisture in the soil'. 16.10.070 Hillside Development Guidelines, The Hillside Development Guidelines are intended to illustrate and amplify the aPPropriate develOpment concepts in hillside areas. 'Th.e. se~!~Uidelines are not intended:'to be an exhaustive list of strict standards, butrather policy statements, to encourage develOpment which-is sensitive'to the unique characteristics common to hillside properties. These guidelines allow for flexibility and they encourage creativity, :~ especially where a Specific Plan is.prepared~" HOwever_: the' development standards listed within Section 16.10.060 shall be considered as a. 'benchmark" against which to measui'e all hillside development proposals. The guideline's, purpose-is to allow for innovative or alternate methods of design in hillside areas. InnovatiOn is encouraged as long. as the end result is one..which respects the.hillside and · . is consistent with the PUrposes and standards expressed, in. this Hillside Ordinance and the' goals, Objectives and policies of the General Plan. Conformance with the guidelines will be incorporated in the preparation and approval of subdivisions and individual site developments. During the application review process, the City will evaluate the consistency of the proPOsal with the overall goal and objectives established in Section 16.10.010 of this ordinance. Prior. to the start of the design effort, it is recommended that the project design team members read the City of Murrieta General Plan as well as the I-Iillside Development Ordinance. 'These documents should be referen® often during the design process. A. Site - Design 1. Design of building sites should, be sensitive to the natural terrain. Structures should be located in such a way as to minimize necessary grading and to preserve natural features such as prominent knolls or ridgelines. See illustration 5, ..... : Section 16.10.080. 2. Preserve views of significant viSualfeatures..as .seen from both within and outside a ~hillSide development. When designing lots and Plotting homes, the following Provisions should be taken into consideration:. a. Dwellings ShoUld be oriented.to allow view opPOrtunities, although such views may be limited. Residential privacy should, not be unreasonably . sacrificed. b. Any significant public vista, skyline open space corridor, or vertical open space corridor as seen from an interstate, an arterial or a secondary street should be a major design element in the site planning process. 3. Where POssible, graded areas should be designed with manufactured slopes located on the uphill side of stmCturesi' thereby, hiding the slope behind the structure. See illustration 6, section 1'6.10.080. 4. To the. extent POssible, the width of a building, measured in the direction of the slope, should be minimized in order to limit :the.amount.of cutting and filling and to better 'fiff the house to thenatural terrain, The degree of slope will dictate · · how this is accomplished. See illUStratiOn..7, Section 16.:10.080. 5. Clustering of development is encouraged in all hillside, areas regardless of size. This is particularly imPOrtant in environmentally sensitive areas in order to reduce the POtential for fire ha?ard, erosion and excess runoff and to preserve existing natural features and open space. B. Driveways and Roadways 1. Driveways which serve more than one lparcel are encouraged as a method of reducing unnecessary grading, paving, and site disturbance. See illustration 8, $ t,on 1 .10.0 0. C~ Arghit~ture 1. The form, mass, and profile of the individual buildings and arehitectfiral features should be designed to blend with the natural terrain and preserve the character - '- and profile of the natural sloPe. ·Some techniques which may be considered include: a. Detaching parts of a dwelling such as a garage. b. Integrate retaining walls into garage walls on sloping lots to reduce grading and minimize visibility of such walls. c. Architectural enrichments and variatiOns in 'roof massing are encouraged. . ;.-..~ Roofs should minimize their visual imPact by keeping a low Profile. On "' sloping land; the roof P itch'should foil°w.the slope of. the hill.~ide, instead' · :?. of being Perpendicular to the hillside or opposing hillside Slope. Care should be taken to avoid, the use of gabled ends on downhill elevations. See illustration 9, Section. 16.10;080.. d. It is encouraged that upper stories of buildings should reflect the general angle of the hillside. Upper stories should not be canfileverqd out of the opposite direction of the hillside slope. See illustration 9, Section 1.6,10.080.' 2. The design of the' structure should give consideration to the lo~'s size and configuration in order., to avoid, the appearance of over-building and !to minimize ' the blocking of vieWs~ For. example, within a development, the majority of the units should not be designed with minimum setback to minimum, setback. 3. Avoid large expanses of a single material on wails, roofs, or Paving areas. : 'Create interesting; small scale Patterns by breaking-up building mass, Varying building materials, and through-design, and placement of windows and doors. ....... Building plans and elevations should be Varied'throughout a development to avoid a'monotonoUS 'cookie-cutter' look.. D. _. Walls and: Fences I.' Walls and fences can be used to define a sense.of place and create an attractive appearance. However, walls should not dominate a view, and theft height should be limited' adjacent to a street or trail' or within.a rear yard~ Terracing and extensive landscaping can reduce the effective-bulk.. In addition,', street front walls should incorporate varying design and natural materials. The use of open view fencing is encouraged, so long as adequate pUblic safety and residential privacy are maintained. : 2. When possible, walls and fences should be designed, as an integral part of the building in order to minimize the visual impact on surrounding areas. _ _ 3. s o.l required for sound attenuation), with the preference being for open fencing such as wrought iron. ~[~' ! E. Landscaping .~ 1. Street trees should .be provided in .select areas to enhance the natural character of the areas and create a more rural appearance. Street tree species, selection, and ...~ spacing of trees, should be sensitive to the context in which they are planted. Species selection should'also be respectful of potential impact on infrastructure improvements (i.e, root damage to streets, sidew:~lk~, etc.). ~i.i! with'informal clusters of trees and shrubs to soften and' 2. Slopes should designed vary the slope planes, consistent with land:form grading concepts. F. Grading ~ There are actually three distinct, types of grading proposed in these guidelines, each with a ~.! Unique quality, each with an individual and appropriate application. Larger probably sites incorporate all three concepts in various parts of the plan. ~! 1. MINIMAL G ~RADING. This .is typically used forlarge lot single family homes, custom homes with variable foundations that conform to the existing slopes, and other uses such. as golf courses that utilize the least amount of grading in order to get the facility and structures built. This techniques embraces the following concepts: } a. Grading should be limited to individual flat graded pad areas for residential building sites. Grading should be limited to only the required "'~:i building areas and adjacent outdoor amenities.in steep hillside areas. b. Foundation systems that require little or 'no grading are encouraged, forcing the architecture to conform to the land rather than the land to conform to the dwelling. c... R .oadways, driveways, and individual building pads should be designed to conform with the contours.and to attempt to daylight in the center of the Il road or building pad to ensure a minimUm cut. and fill situation. d. The grading concept minimizes the amount of cubic yards of earth · ~ excavated and filled. 2: CONTOUR GRADING. This concept results in post development landforms which exhibit many of the characteristics Present within natu~ landforms. Contour grading is typically used in situations where conventional, 'terraced, grading with benches and slopes mightbe used but a 'softened" grading look is ~ desired. This would be deSirable for areas which are limited in public view (i.e. concealed rear yards). Typically, contOUr grading can reduce reqhired cut and fill volumes as compared with uaditional, terraced, grading. Thedesign elemgnts associated with this type of grading include: .. a. The use of horizontal .and vertical curve' variations for', slope banks creating a ~ear pattern. b..' Post-development landforms which exhibit natural terrain, characteristics .~:.:: (without the heavy modeling effects of ~dform grading). :,:~:::: c. A general' rounding of slopes at Slope intersections and transition zones with natural grade. d. Pad configurations which are curvilinear. : e. Slopes which are designed with contour grading techniques.. Such as the location of slopes behind structure (not in side Yards):, slopes in hidden locations, or slopes less than 10 feet in height. .3. LANDFORM GRADING. These graded slopes replicate the irregular shapes of natural slopes resulting in 'aesthetically pleasing elevation and profiles. Landform grading techniques should.be Used wheneVer slopes are being creat4xl which will be open to public view. This is particularly true for slopes which exceed 10 feet in height. The intent of these grading'guidelines, is to incorporate the basic priaciples of the landform grading concept as the preferred method in the design and construction of hillside development projects so that they will be in harmony with the natural topography and reflect natural plant distribution patterns. ~ · Landform grading techniques incorporate the following elements arid objectives: a. Land plans should flow with the natural topography rather than against it. This means that street patterns and building pad configurations follow the ... underlying topogmpl~ic features rather than cutting aeross.~em.. '. b. Landform graded slopes are characterized by continuous series of concave and convex forms interspersed with mounds that blend into Profiles, non- linearly in plan view and varying slope gradients, and significant transition zones between man-made and natural slopes. c. The resulting pad configurations are irregular. In landform grading, slope down-drain devices either follow natural lines of the slopes or tucked away in special swale' and berm combinations in order to conceal the drains from view. Exposed segments in visible areas are treated with a more aesthetically pleasing appearance. natural rock for d. The technique should be used wherever possible to provide a variety of both slope percentage, slope direction, and topographical detailing in a three dimensional, undulating, pattern similar to existing terrain. e. All manufactured cut and fill slopes exceeding 10 feet in height which, will be, either exposed to permanent public view or are adjacent to 'environmentally sensitive areas, will be designed with features characteristic of natural slopes, where physically feasible so that their ultimate appearance will resemble a natural slope. This will include slopes along streets and highways, slopes adjacent to parks, schools,, open spaces, and other public facilities and other prominent and visible slopes. The following basic grading guidelines and techniques, consistent with the HillSide Development. Ordinance. standards, serve to implement preferred landform grading techniques .and help avoid unnecessary cut and fill: a. CUTS: When convex shaped natural features, i.e., protruding minor landforms are cut, the residual landform should not be a fiat slope face, but rather should be restored to resemble the original. This will require more than just rounding at the edges but, in effect, reconfiguring it so the £mal.result will give the appearance of a protruding ridgeline. b. FILLS:. Fill slOpes shall not be placed perpendicular across a canyon. Such straight line cut off fill slopes shall not be made to appear like a the shall, instead, be concave in shape to dam. The terminus of restore the canyon appearance. This concave configuration shall be in combination with the use of substantially flatter slope ratios (4:1, 3.5:1, 3:1) at or near the center of this indentation. Symmetrical or unsymmetrical concave configurations Shall be used' depending upon .the adjoining or underlying topographic characteristics. c. TRANSITIONING SLOPES: Minimal radius rounding at the edges of cut and fill slopes is not accep~le. Proper transifioning from manufactured slopes to natural slopes shall be achieved gradually and naturally through the use of radii or irregular curvilinear shapes that will blend into the ' adjoining topography tangentially and not create abrupt changes. d. USE OF VARIABLE SLOPE RATIOS: Due to the fact that the landform grading designs require the use of variable slope ratios at greater than 2:1, create valleys, and concave indentations on building pad areas, they may result in loss of usable area, In addition, engineering and construction costS may increase. One method will be permitted to offset this l°ss: 1) Segments of'a.cut or fill slope will be permitted toibe designed with variable slope ratios less than .2:1, but. not les. s than 1.5:1 · - within the following guidelines and subject to third party review at the applicant's expense: a) The geotechnical engineer'Will certify that slopes so designed will meet standard stability requirements.. b) Overall. ratiO from top to toe will be 2:1 or flatter. 'RatiOs flatter than 2:1 Will also be used in: the ~lope design. ' e.. Grading operations Should be planned to avoid the rainy sea~' n, October I5 to April 15. Grading permits shall only be issued when a plan for erosion control and silt retentiOn has been approved by the City Engineer without regard to time of year. f. A rounded and smooth transiti°n ·should be made when the planes of man- made and n~mral slopes intersect. Where' cut or fill conditions are . created, slopes, should be' Varied rather than. left at a constant- angle .or create an unnatural, rigid, 'engineered" appearance. The .angle of any graded slope should be gradually adjusted to the angle o? the natural terrain. g. ManufactUred Slopes adjacent to roadways shall-be consistent with the landform grading and reVegetation technique, where physically feasible to create visuatly'interesting, and pleasing Streetscapes. The higher the slope ~. becomes, the':more important the modeling effect of landform grading is. h. Top of'slope berms shall be used to eliminate the possibility of drainage · ' ~' sheet flow over the slope which would potentially cause~ an unstable . condition. These tops of slopes should be rounded in conformance with landform grading techniques, or increased in size to reduce the visual · impact of the back of a home. G. Drainage 1. Natural drainage courses should be.preserved and enhanced to the exient.poSsible. Rather than filling, them in, drainage features-should be incorl~orated as an .integral part of the project design..in order to enhance the overall quality and aesthetics of a site, to provide attractive vistas, and open space to preserve the natural character of the site.. Encourage the use.of natural drainage courses as natural boundaries between neighborhoods. 2. Storm drainage runoff resulting from Project develOpment 'should be' minimized. Where possible, flood control plans for storm waters should encourage the retention of water for percolation in to the groundwater to conserve it for future . .uses and to mitigate.downstream flooding, 16.10.080 Hillside Development mu ration , The following nine illustrations are examples of how the standards and guidelines may be implemented: n';~'~ ,I'JSTRATION 5 be Ioclted off ~he uphill side of structure 1o reduce tho appearafloe el ~g from th~ HJ.US~ON 6 L~ ~,~ -33- rLLUSTRATION 8 . SECTION 2. SEVERABIL1TY~ If any section, subsection, sentence, clause, phrase, ~.~ part or portion of this Ordinance is for any reason held to be invalid or unconstitutional, by any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance, and to this end the provisions of this ordinance are declared to be - severable. .SECTION 3. ADOPTION. The City Clerk shall certify to the adoption of this [ . ordinance and shall publish a summary of this ordifiance and post a certified copy of the full ordinance in. the office of the City Clerk at least five days prior to the adoption of the proposed ! ordinance; and within fifteen days after adoption of the ordinance, the City Clerk'shall publish a summary of the ordinance with the names of the council members voting for and against the ordinance. This ordinance shall take effect thirty days from the date of its adoption. ADOPTED by the City Council and signed by the Mayor and attested by the City. Clerk this 4th day of April, 1995. ATTEST: I, A. Kay Vinson, City Clerk of the City of Murrieta, California, hereby certify that the foregoing ordinance was duly"and regularly introduced at a meeting of the City Council on the 21st day of March, 1995, and that thereafter the said ordinance was duly and regularly adopted at a meeting of the City Council on the 4th day of April, 1995, by the following vote, to wit: Ayes: Allen, Geisse, Smith, Walsh, and van Haaster Noes: None Absent: None. IN WITNESS WI-IE~OF, I have hereunto set my hand and official seal of the City of Murrieta, California, this - 4th day of April, 1995. Cit} Cl~k ofl~h~ City of l~lurrieta City of Palm Desert - Hillside Planned Residential District minimum dwelling unit size as specified in G. The S~ction 25.56.320 shall be not less than two thousand square feet for all lots at least forty thousand square feet net size; H. When said zone district exists in conjunction with the hillside overlay district, the setback provisions speci- fied in this section shall not be applicable. The required setbacks and minimum dwelling unit size shall be 'as approved by the planning commission as a part of their action on the required.conditiOnal use permit. (Ord. 212 ~l(part), 1979). 25.14.090. General development standards applicable to shali.ap~l~'to all lots all lots. The following standards in the RE district.: A. Maximum building height, eighteen feet; B. All Parking and-loading shall Comply with the pro- visions of Chapter 25.58; C. For provisions regarding utilities, see Section 25.56.100 of this title; D, All signs shall be in compliance with ChaPter 25.68; E. Ail development' shall, comply with the provision of Chapter 25.70 for site plan review by the design review process. (ord. 212 ~l(part), '1979). 25.i4.100 Special standards. Ail development in the RE district shall comply'with the hillside development .standards of Chapter' 25.52 and other special standards re- quired by conditional use permits for conditi6nal uses. (Ord. 212 ~l(part), 1999). Chapter 25.15 25.15.010 Purpose. 25.15.030 Development standardS. 25.15.040 Abandoned uses. 25'.15~060 Structural design. 25.15.070- Fire protection. 25.15.080 ~rosion control. 25.15.090 Preservation of open space. 25.15.100 Submittal requirements for development plan. 25.15.110 Environmental assessment. 25.15.120 Required information. 25.15.130 Optional preliminary approval procedure. 25. t5. 010 Put ose. The purpose and intent of the hill- side 'p anne residential district is = .A. To encourage only minimal grading in hillside areas that relates to the natural contOurs of ~he land .and will not .... result in extensive cut and fill slopes that result in a 'padding or staircase effect'.within the development; B. To retain n~tural vegetation which stabilizes slopes. and.' where necessary to require additional landscaping to .i · stab£1ize slopes and maintain-the necessary cuts and fills in'~ . . hillside areas; C. Require the retention of natural landmarks and fea- tures including vistas and the natural skyline as integral e.lementS, in'development proposals in hillside areas~ (Ord. 322' (part) ,'1983). ~' ~ r ' ' ~-~'. .-25.15. 020 Permitted uses. Uses and activities. permitte~ · ~'!!'L~ . bY approved'development plan ~hall~be as followsi= ~:~ii~ B. Single-family attached or detached dwellings ;. i~ C. Land subdivisions; · ~' · ' '- D. RemOdels and additions only requite department of environmental, services appro.val. (..Ord'. 32.2 ~part), 1983). 25.15. 030 Development standards. Development standards.~ shall be as approved by the planning commission ~in a public hearing and shall be based upon the following development · .oPtions. The minimum density obtainable shall be one dwell- ing unit per five acres. It will be the responsibility of ~ the applicant to provide sufficient data supporting the' ap- ~' pliCabilitY of any optioni The planning co~u~%ssion shall make a final determination concerning which option or combina!'., tion of options is appropriate. Firms submitting topographici: data must be registered civil engineers. 'OPTION NO. 1--PARCEL AvERAGE SLOPE METHOD ~' This option requires a topographic map of the entire · .~ -'~';~ parcel with maximum fiVe foot contour intervals. Using· the ~.. .... ~L.following formula and tables the average slope· for the entire~' '~"~'~'~' parcel is determined leading .to density designations and grading·, limitations :- : A. Average Slope Formula° S-.00229IL Where: S ~ Average percent slope ~ A I -. COntour interval, in fee'. L - Summation of the contour. length, in feet A ~ Area of the parcel in ~'~ acres, of Ownership bein Cons idered. 317-2 (Palm Desert 9/83) B. Density. Density within the district shall be based on ~he following scale= ' ~ercent Slope Minimum'Acreage Per Dwellin~ Unit 1. 10 - 15 0..66 acreS; 2. 16 - 20 . 1.00' acres; 3. 21 - 25 1.2'5 acres; 4. 26 - 30 1,66 acres; 5. 31 - 35 2.50 acres; 6. 36 or over 5.00 'acres. C. Gra~g. The minimum of Percentage of a lot to remain in a natural state without cut or fill' shall be deter- mined on the basis of the average.slOpe of the natural. terrain of the lot. Such determination shall be made on the basis of the natural state as being defined as the 'condition of the lot prior to a~y. new development, The following table indicates the minimum percentage of a lot to remain in a natural state: Perce~t Slope Percent of the Lot to Remain in the Natural State 1. 10 - 15 32.5 2. 16 - 20 47.5 3. 21 - 25 62.5 4 26 - 30 77 5 · ' S. 31 - 35 9.2.5 .6. 36 or over 95.0. D. Density transfer. The planning Commission may require a transfer, of density from one portion, of a parcel to another, to mitigate adverse environmental or aesthetic impacts. OPTION NO. 2-mTOE OF SLOPE Owners of parcels located at the toe of the slope may delineate areas ad. jacen=~ to the valley floor (minimum area one-third acre, minimum dimension one. hundred feet), which No. 1 are shown to have an average slope of less than ten percent. These areas will no longer be subject to the restrictions contained in this title, will be assigned a density of three dwelling units per .acre and shall be developed according to procedures'set, out in Chapter 25.'2'4. If the remaining area exceeds four acres, an additional unit may be developed in the hillside. If 'the remainder is less than four acres, the hillside must remain undeveloped. For a remainder larger than five acres, densitY will be deter- mined through Option No. 1 No. 3. or OPTION NO. 3'--DWELLING UNIT BUILDING SITE Instead of determining density by the average' slope of -~ the entire parcel as in Option No. 1, the applicant may delineate specific dwelling unit building sites whose slopes are twenty percent or less and are not adjacent to the valley floor, if the followLng criteria.is met: 1. Minimum area of one-half acre; 2. .Minimum dimension of'one hundred feet; 3.. Maximum of overall density of one dwelling ~nit' per acre. The city may require any measure it feels necessary to mitigate adverse environmental or aest/%e=ic impacts of grading ,' or construction. Locatio~ and grades of access roads shall be as,.apProved bY the.fire marshal and p'lanning.c°mmissi°n-' If adverse aesthetic and environmental'impacts of site and access grading cannot be adeqUatelY mitigate9, then the designa%ed location shall not qualify as a build~ng site under this option. - Density for the area remaining after the application of Option No. 3, shall be' determined via Option No..~ or No. 2.. Architectural design and materials shall to the greatest practical extent blend with the natural terrain.: GRADING RESTRICTION FOR PROPERTIES OVER TEN PERCENT SLOPE !.. 'DEVELOPED UNDER'OPTION NO. 2 AND OPTION NO. 3 Grading ,on the site shall be limited to the minimum re- qUired for safe access and the. structural requirement.s of the dwelling unit. Grading for the building pad shall not involv~ ~. t an area greater .than ten thousand .square feet. That area dis~. turbed by grading other than that required 'f'c~ access or build- : lng foundation, including all visible cuts or fills, must be contoured and landscaped to blend with the 'surrounding naturai .: ..ret'rain prior to final inspection or within one year follow- :ing completion of grading if construction'has not commenced. .OPTION NO. 4--PREFERRED DEVELOPMENT AREA The ability of the city's architectural review commis- sion process to insure proper siting of units within the hi[i~ ~,.... side is directly, proportional to the size of the parcel. Cer- tain lots may not contain any acceptable sites while others may contain several. The larger the parcel, theI greater the likelihood that-suitable locations can be found. It is there= fore advantageous to encourage the consolidation of smaller parcels so that sites .can be' developed according to and environmental criteria instead of arbitrary existing propt erty lines. It is also the city'-s desire to concentrate development on the less visible lower s. lopes.. 317-4 (Palm Desert 9/83) following'option offers increased density for larger The parcels or combination of parcels submitted under one develop- ment plan if at least ten acres are located in the'preferred development area as shown on the zOning map. Density shall be based upon the following table: 10-19 acres 2 d.u./5 acres 20 acres 3 d.u./5 acres Site location; grading, roads and architectural design shall be as approved by the planning Commission and archi- tectural commission and shall minimize adverse aesthetic and environmental impactsand'shall .maximize the preservation of the natural character of the hillside. This. Option cannot be applied, in iconjunction with any other options. (Qrd. 322 (part), 1983). - 25.15.040 Abandoned useS.. If, pursuant to this chapter, and/or b~iiding site is to be abandoned, existing building the an abandoned building shall be removed' from the site and properly disposed of and the-site regraded'and landscaped to blend with the terrain prior to any other, building perf.'ts being issued for the property.- (Ord. 322 ('part), 1983). 25.15.050 Circulati°n· A, Street alignments where possible shall paralle~ contours of the natural'terrain and be-located in Valleys or-on ridges so as not to be visible from the valley floor. B. Street lighting, when required, shall be of low profile design and unobtrusive. '(Ord. 322 (pa~t), 1983). structural design. Site plan review in accord 25.15.060 with Chapter 25.70 is required for all development. Structure height and setbacks shall be flexible in order 1983). -.. 25.15.070 Fire protecti°n. In areas where there will be a fire hazard, in the opinion of the fire agency, the following shall apply: A. Clearance of brush or vegetative growth from struc- tures and roadways shall be in accordance with the uniform fire code and approved by the fire agency. B. Roof shall be of incombustible.material approved by the fire agencY. C. All easements for fire breaks shall be dedicated to this purpose through recordation. " D; All buildings Shall be equipped with fire suppres- sioB automatic''sprinkler systems approved by the f~re marshal. ~.Ord. 322 (part)', 1983). 2.5.15.080' Erosion control. All.manufacturedl sl°pe$ shall be plan=ed or otherwise protected from 'the effects of . storm runoff and erosion within thirty days after ~ompletion blend with the of grading. Planting shall be designed to surrounding terrain and the characterof development. (Ord. 322 (part), i983). 25.15.090 Preservation of open space. In order to insur~ as-reqUired in sec-~ permanent retention of =he natural terrain ~iOn.25.15.040,. a.covenant approved' by.t-he, city- attorney shalI. 'the~city and '."~:be recorded dedicating all building.rights =o ins=ing tha=.the..nat=?} sho on plan, ' 25.15.1~0 'Submittal requiremen'=s for development plan. Prior to 'the issuance o~ any building Or .g:a~ing pe~it (un- _, ._ ~.~ ~ =,nroved by the planning co~lss~on. ~ 'inclUde, as determinedbY th~ directorof.epvx~onm~ntal_~e~ 2ices., the. following info.rmat~on as _se=.. ll0~through 25.15.130. (Ord. 322 (par=}, a~o3;.I '.. 25. iS.110 Environmental assessment. All applications shall comply with the"provisions of'~e.Califo:n£a Environ- mental Oual£ty Act. (Ord. 322 (part)., 1983). '2~.1§~120 Required informat£o~. The director of en- vi=onmen~a~ ~erv~ce$ and/or"'plannLn~ con=nissibn ~ay require .any of the following information: A. Accurate. topographic maps indicating the following: .1. Natural topographic features'With an overlay of the proposed contours of the land after completion of the ~-Proposed grading, .~.~ 2. Slope analysis with at least five-foot contour {~ · ~?~'. intervals and a slope analysis .showing the following slope · Ca~eg°=ies:. _. 10% - ~5% 26% - 3'0% .16% - 20% 31% - 35% 21% -25% 36% and over, 3, Elevations of existing topographic features and the elevations of any proposed building pads, stree~ center-i lines and property corners, 4. LocatiOns and dimensions of all proposed cut and fill operations, i 317-6 (Palm Desert 9/83)!i 5. Locations and details of existing and proposed drainage patterns, structures and retaining walls, 6. Locations of disposal sites for excess or exca- vated material, 7. Locations of existing trees, other significant vegetation and biological features, 8. Locations of all significant~ geological featUres, including bluffs, ridgelines, cliffs, canyons, rock outcrop- pings, faUl. t lines and waterfalls, · Locations and sizes of proposed, building areas 9. a~d lot patterns, 10. Any other information required by the planning commission; B. Site plans and architectural drawings illustrating the following: 1. ArChitectural characteristics of proposed build- ings, 2. Vehicular and pedestrian circulation patterns, ' including street widths and grades and other easements of pub lic rights-of-way, 3. Utility lines and other service facilities, in- cluding water, gas, .electricity and sewage lines, 4. Landscaping, irrigation and exterior lighting plans, 5. Locations and design of proposed fences, screens, enclosures and structure's, including drainage facilities, 6. Any other information required by the planning commission; C. Reports and surveys with recommendations from founda- tion engineers' or geologists based upon surface and subsur- face exploration, stating land capabilities, i.ncluding sell types, soil openings, hydrologic groups, slopes, runoff data, soil depth, erosion potential potential, percolation a~nd natural drainage patterns; D. Archeological studies in areas where existing evi- dence seems to indicate t_hat significant artifacts of histori: sites are likely to be encountered in order to insurA- that these artifacts and/or sites are not inadvertently destroyed; E. Additional information to include: 1. Average natural slope of the land, 2. Acreage and square footage calculations, 3. Area of impermeable surfaces, Ratio of parking area to total land area, 5. Ratio of open space to total land area, 6. Description of maintenance.program for proposed developments involving joint or common ownership, 7. AnY other specific information determined to be of special interest relevant to the applicant's proposal. (Ord. 322 (part), 1983). (Palm Desert 9/83) 317-7 app~ican~ may choose ~' submit information and request a Preliminary approval from the planning commission which' will .assign the appropriate development standard option, deter- mine density, identify building sites, access roads and locations. No permits ..shall be issued until final approval is obtained. (Ord. 322 (part), 1983). .Chapter 25.~6 R1 SINGLE-F;t~ILY RESIDENTIAL DISTRICT sections~: 25.16.010 Purpose ...... · 25.16.020 Principal uses and structures permitted 25.16.030 Conditional uses· 25.'I6.040 Prohibited uses. 25.16.050 Development standards for lots less than ten thousand., square feet. 25.16.060 Development standards for lots larger than '~ ten' thousand s~uare fee~ but less than fifteen thousand square feet. 25.16.070 Development standards for l°ts larger tha~ fifteen thousand square feet. 317-8 (Palm Desert 9/83) City of Palm Springs" Hillside Development Ordinance SECTION 9313.00 HILLSIDE DEVELOPI~NTS This section of the ordinance is intended· to provide for the safe, orderly and aesthetically appealing development of hillside areas. A. DEFINITION For the purposes of this Ordinance, the tem "hillside area": is hereby :~ defined as: j) Any parcel of land within the City of Palm Springs which contains any portion thereof with a grade of ten (10) percent ormore. Eli B. SITEPLANAPPROVAL · , 1. Site plan approval by the Planning Com~issionshall be required for ~,~ all developments for hillside areas. ...~ 2. The following procedure shallapply forsite plan approval: ~! a. Applicant may submit prel?minary plans, including accurate topographical maps and grading plans pursuant to Section E::i - 9404.00, to the Planning Commission for approval before detailed engineering and architectural plans are prepared. Such·plans shall deviate a maximum of one (1) foot above or ,.1 below final grade. ~ii b. In approving final plans, the Planning Commission may require conditions which in their opinion are necessary to protect the public health, safety and general welfare, and may include the following: (1) Architectural· APproval as governed by Section 9404.00 of the Zoning Ordinance. Such Architectural Approval shall consider, but shall not be limited to , the following:  (a) Rock and soil eXPosure. (b) Size of building padS. ~'~ {c} Design considerations, such· as supporting stilts, colors and building arrangement. ~) (d) Screening of parking areas. I~.l (e) Landscaping plans. (f)-Continuity with surrounding development. Il ', (g) Sensitivity to existing view corridors. {2) Sewerage treatment facilities. I.I {3} And such other conditions that will make possible the . development of the City in an orderly and efficient manner in conformity with the intent and purposes set forth in I:l thisOrdinance. 9313.00 -197- (4) Cul-de-sac shall not exceed five hundred (500) feet in , length. Minimum radius shall be forty (40) feet to the property line. 3. Curbs and gutters shall be six (6) inch PCC in accordance with City· standards. An eight (8) inch curb shall be required when necessary to convey storm dr a ina ge. E. DRAINAGE No building site shall be approved for construction which does nOt have provisions for conducting water drainage from the site to a natural i drainage course, a drainage channel or a public street in accordance with good engineering practice and in a manner approved by the Director of Community Development. ~i F. SEWERAGE TREATMENT · All building sites must be connected to the City's sewer system, unless ~i exempted by the City Council. G. EXCAVATIONS t]~ 1. The following requirement shall supplement (and supersede to the xtent of any inconsistencies) the requirements of Chapter 70, ~Excavation and Grading) of the Uniform Building Code, the Grading ~i City of Palm-Springs currently in effect at the Ordinance of the time of permit issuance. i a. No excavation shall be permitted on any hillside prior to the approval of a site plan and a grading plan. Il b. A grading plan shall be submitted as a part of the application for site plan approval for hillside development. A preliminary grading plan shall be filed in compliance·with the procedure  set forth in Article 964 of the City Subdivision Ordinance. c. No dirt or rock shall be allowed to be used for fill except in .... those locations approved bY the excavation plan. Excess dirt '~'~i~ or rock shall be carried to a disposal area designated·on the grading pan or to an approved off'site location. 2. Blasting, in conjunction with an apprOved excavation plan, shall require approval by the Director of Community Development and the Fire Department. i H. FIRE PROTECTION 1. In areas where there will be a fire hazard, in the opinion of the ~'~·~ Fire Chief of the City of Palm Springs, unobstructed fire protection ' equipment access easements shall be required. The Fire Chief shall recommend to the Planning Commission where such easements are ~1 needed. 2. The Fire Department may reconwnend to the Planning Commission that fire-resistant building and landscape materials be used in hazardous areas. 9313.00 D City of San Bernardino Draft Foothill .Fire Zones and - Hillside Management Overlay Districts CHAPTER 19.15 FF (FOOTHILL HRE ZONES OVERLAY) DISTRICT 19.I5.'010 PURPOSE of this district is to identify 3 foothill fire zones that have different The purpose overlay degrees of hazard based on slope, type of:fuel present and natural banff.ers. The foothill fire zones are: A-Extreme Hazard, B,High Hazard, C- Moderate Hazard. Fire Zones A & B are determined based on Slope with ZOne B including slopes from 15- 30% and Zone A including slopes of 30% or.greater. Fire Zone C includes slopes from 0 to 15%. Fire Zones A and B shall be determined by the slope analysis, submitted with the project application. A reference map is on file with the Department. 19,15,020 STANDARDS The foll°.wing standards shall apply to all or some of.the foothill fire zones as noted'by the letter(s) in parenthesis following each standard. 1. ACCESS AND CIRCULATION. A. Local hillside Street standards shall be used to ~ grading and erosion potential while providing adequate access for vehicles, including vehicles. The right-of-way shall be 48.5 feet with 40 feet of emergency · paved width and parking on both sides and a sidewalk on 1 side. (A + B) shall have width of 32feet with and sidewalk B. Streets paved parkin§ on 1 Side of the street only and fight-of-way of 40.5 feet, subject to review and recommendation by the Fire Chief and the City Engineer, with ap- proval by the Commission. (A + B) C. Subdivisions shall be designed to allow emergency vehicle access to wildland areas behind structures. This is to be accomplished in either of 2 ways: 1. Provide a perimeter street along the entire wildland side of a development;, or 2. Provide a fuel-modified area, a minimum of 150 feet in depth, adiacent to the foothills and connected to the street by flat 12 foot designed as a gated easement, access ways may be part of a side yard. (A+B, and C where abuts wildlandS.) FF DISTRICT o 19.15 D. No dead-end streets are permitted. Temporary cul-de-sacs are required. (A+B+C) ~-.-~."' E. 7~11 permaneut cul-de-sac turnarounds and curves shall be designed with a minimum radius of 40 feet to the curb face. No parking shall be allowed on the bulb of a cul-de-sac. (A+B+C) E CUl-de-sacs to a maximum'of 750 feet in length may be. pe~tted with a .~ .~ .maximum oi 30 dwelling units, and .to a maximUm of 1,000 feet in length · with a' um. of 20 dweUing u its. G. · Driveways to residential, garages o£ more'than 30. ~eet in length shall- extend for a'~um distance of 20 feet from the garage,, on a maximum grade of 5%:' Driveways less than 30 feet in length sh~ll have. a maximum - ? grade of 8% for a ~um distance of 20 feet fi'om the garage. No por- "" tion of a driveway shall exceed a grade o{ 15%, un]ess approvedb¥ the ~..~ Fire Chie~ and City Engineer. Driveways shall, be designed so that the al- {'..il. gerbraic difference in grades will not cause a vehicle to-drag or hang~up, (A+B+C) ' ~ H. Grades o£ streets shall be as prodded in~ this subsection, u~essother~se approved in writing by the Public Services, Fire, and Public Works Depart- ments~ Hillside collector and arterial streets shall not exceed 8%. Hill.~ide J residential local.streets shall not exceed 15%, (A+B+C) ' L ..A tentative tract or Parcel. map shall provide for at least 2 different standard ~:' means, of-ingress and egress. Standard ingress/~ess is a road which is dedicated to,the City.. and.has a. minimum pa~ted width, of 24 feet. (A_+_B+C) ::~ ~'~ .2.' SITE AND STREET IDENTIFICATION' ' A. ·~?'~. Non-combustible and reflective street markers sba!! be visible for 100 :..:;' . ~:'i:?; feet pU~uant to City standards. (A+B+C) B~ Non-combUStible building addresses of contrasting colors shall be . placed on. the structure fronting the street. Four.inch high (residential)' -- ~ and 5 inch high (commercial) lettering, and numbers visible at least 100 feet are required. (A+B+C) =' =' 3. ',- ROADSIDE VEGETATION All vegetation shall be maintained and all dead plant material shall be removed for a distance of 10feet from curbline. (A+B+C) WATER SUPPLY A. Static water sources such as fire hydrants and:wells, shall have dear access on eachSide of at least 15 feet. (A+B+C) B.A minimum of 2 priVate spigots facing the foothills/wildlands shall be required fOr each structure. (A+B+C) C. Fire hydrants shall be identified with approved blUe reflecting street markers. (A+B+C) D.Each cul-de-sac greater than 300 feet in length shall have a minimum of 1 hydrant. (A+B+C) E. Minimum fire flow shall be 1,000'gallons per minute. (A+B+C) EROSION coNTRoL A: All fills shall be compacted. (A+B+C) B. For all new projects, erosion and drainage control plans must. be prepared by a licensed dvil engineer, andbe approved Prior to permit issuance. (A+B+C) C. The faces at all cut and fill slopes shall be planted with a ground cover approved by the City Engineer. ThiS'pIanling shall be done as soon as · practicable and prior to finalinspection. Planting of any slope less than 5 " feet in vertical height, or a'CUt slope not subject to erosion due to the erosiOn-resistant character of the materials, may be waived by the City En- gineer. An automatic irrigation system shall be installed for planted slopes in excess of 15 feet in vertical height, unless recommended other- wise in the preliminary soils report or waived by the City Engineer. If re- quired by the City Engineer, a recommendation for types of planting materials shall be obtained from a Landscape Architect. The Landscape Architect to the City Engineer with a shall, priOr finai inspection, provide statement that the planting has been done in compllance with recommen- dations approved by the City Engineer. (A+B+C) D. Erosion landscaping plans shall.incorporate the use of fire resistant vegetation. (A+B+C) £. All parties- performing grading operations, under a grading, permit issued by the City Engineer, shall take reasonable preventive measures, such as sprinkling by water truck, hydroseeding with temporary irrigation, dust pallative, and/or wind fences as directed' by the City Engineer, to avoid earth or other materials from the premises being deposited on adiacent · streets or properties, by the action of storm waters or wind, by spillage from conveyance vel'tides or by other muses. Earth or other materials which are deposited on adiacent streets or properties shall be completely removed by the permittee as soon as practical, but in any event within 24 hours after receipt of written notice from the City Engineer to remove the earth or materials, or within such additional time as may be allowed by writ- m notice from the City Engineer. In the event that any party per- fort, mg grading shall fail to comply with these' requirements, the City En- gineer Shall have the authority to engage theServices of a contractor to remove the earth or other materials. All charges incurred for the services of the contractor shall be paid to the City by the permittee prior to accep- tance of the grading. (A+B+C) E Maintain f'~'ebreak fuel mod__ification zones, when required, through home owner associations, . assessment districts or other means. (A+B+C) 6. CONSTRUCTION AND DEVELOPMENT DESIGN A. A 'sloPe analysis shall be filed with all disCretionary aPpllcatiOns.for all projects in Fire Zones A &B consistent with the Hillside Management sec- tion of the General Plan and Section 19.17.080 (2) of this Development Code. (A4~B) Bi : structures shall be located only where the upgraded sloPe is 50% or less. · If~ the building Pad. is adjacent to a sloPe Which is greater than 50% and is greater than 30 feet in ·height, a minimum pad setback of 30 feet from the · . edge of the slope isrequir~l. The setback may be lesS than 30 feet only · ' when the entire: si.ope, or 100 feet adjacent to the building pad, whichever . is less, is 'landscaped' with fire resistant vegetation and maintained by an automatic irrigation system. (A+B) All prOpoSed property lines shall'be placed at the top of slopes, except where the original parcel's exterior boundary line does not extend to the :topof. the slope. (A+B+C) D, Development on existing .slopes'exceeding 30% or greater may occur if .:;~.?. :...:... .in conformance with all appliCable ordinances, statutes and California Eh- .... ?~!?~~ .. vironmental Quality Act review. (A) E. Structures shall be Permitted in narrow canyon mouths or ridge saddles, only if.approved by the City Engineer and Fire Department. (A+13) F. Open endsof tile roofs Shall be capped with nonignitable material to prevent birds nests or other combustible material'to be located within the roof stnacture.. (A+B+C) G. The underside of all roof overhangs shall be enclosed with assemblies : . rated bythe Uniform Building COde as one-hour fire resistant. (A+B, and ~ · C where abuts wildiands.) ~ II-180 5/91 ~ H. Attic v~ w~ ~ Pla~ ~d~ ~e r~f over~g s~ ~ l~a~ ne~ ~e ~f ~ge ra~er ~ tow~ ~e ~tem~ w~. (A+B, ~d C Wh~e abu~ ~~.)  '~ I. No a~c v~t sh~ ~ pla~ fang ~e f~~/~~d. (A+B, ~d C wh~e abU~ ~~.) [~ J. Ven~ sh~ ~ mv~ by 1/4 x 1/4 ~ m~ion ~t~t ~ m~h. · . (A+B, ~d C wh~e abu~ ~~ds.)  sh~ not ~ ~~.. (A+B, ~d C K; ~b~e where abu~ ~~.) [~ L. Patio s~~ m~ ~d ~fs sh~ ~ ~c~ B~g C~e noncombmfible ma~s. (A+B, ~d C wh~ abu~ ['~ ' B~l~g C~e r~mm~. (A+B) , N. ~y ~ r~f ~d w~ pip~& v~, fl~g ~d o~ ~e~a- (A+B,.~d C wh~e abu~ ~~.)  . O. ~1 acc~ s~~, ~t ho~ing or s~ond ~ s~ ~o~ '- to ~ ~ p~t~fion zone st~d~. (A+B, ~d C where abu~ ~~.) mat~s, (A+B~) [ ~ ~or w~s sh~ ~ ~m~~ ~th ~semb~ Q. Exdu~g O~~ rat~ by ~e U~o~ B~d~g C~e ~ 1-ho~ ~ r~ist~t. (A+B+C) ~ ~ C~ey sp~k ~tors ~e r~~, ~~ct~ of 12 gauge ~e ~ ~e ~d. (A+B~) S. S~c~, ~dud~ng d~ sup~rt~ to ~y de~~ by sffi~, sh~ (A+B} ~d C wh~e abu~ ~~.)  :~ ' T. ~1 renting sh~ ~ ~m~ of non-~mb~fible, non-w~ matefi~. ~e sh~ ~ gat~ fang ~e rind for emergen~ ~d~ffi~ ac~s, ~n- ~ s~ct~ of non,~mbmfible, non-w~ mated~. (A+B+C) ~ DISTRICT - 19.15 U. The. mirfimum distance between structures: shall be 60 feet in Zone A and 30 feet in Zone B, unless otherwise approved by the 1;'Lre. Chief with concurrence by the Development Review Committee. (A+B) _, V. Provide for a'fuel-modificatiOn plan, or. a reasonable equivalent alternative as approved by the Fire Chief, which shall include: a ,'wetzone" of a mini- mum depth .of 50 feet of irrigated landscaping behind any required set- back and "~g' zones" of a minimum. :depth of. 100 feet.of drought tolerant, low volume vegetation; adjacent to any natural area behind struc- · ' tures. This fuel-modification plan must provide for adequate main- tenance and be reviewed and. approved by. the city.FLre Department. i" (A+B, and C where abuts wildlands.) An .fuel tanks must be placed a distance fromstru~:and property 'i:': · :':::::~- lines in aCCOrdance with the standards . of the City F'u'e Department. All ' ::'~::' vegetation must be cleared for a radius of 10 feet from the tan.ks. (A+B+C) Underground utilities are reqUired for new subdivisions and individual structures. (A+B+C) Y. An new ~g pOOls or other significant water sourees (500 gallons or more)' where abu~g wildlands, shall.be, equipped so:as to be used in an emergency by the. resident; by including in. its:required:equipment a . submergible elecn'onic pump and a minimum of 50 feet of 2 inch diameter hose. ~ (A+B+C) · " Z. Retrofitting of structures is required when more than 25% replacement occur; i.e,, roofing, fencing, floor area. (A+B+C). AA. All residential structures shall.be provided with interior automatic. sp~ers in order to help decrease the spread of fire. The design and stallatiOn shall be approved by the City Fire Department? (A+B, 'and C '::=::::: where abuts wildlands.) '!BB. Vehicle access garage: dOOrs shall be non-combustible, (A+B+C) 7.. MISCELLANEOUS -All future transfers of property shall disd°se to the purchaser at. the.time of purchase agreement and the dose of escrow the high fire hazard designation applicable to the property. (A+B+C) II-182 5/91 CHAPTER 19.17 HM (mLLSIDE MANAGEME O RLA DIST CT 19.17.010 P~OSE The p~ of t~ ov~lay ~ m pro, de for Iow~iW. r~idenfiM dev~opm~t M ~e G~s hillside ~ ~d .~ ~m ~t ~s d~Opment ~s M a m~ wM~ ~e ~sid~s na~M ~d ~apMc ~a~er ~d ~n- pmt~ id~fi~ m~t~ ~ifi~fi~, a~efic quaffs, ~d ~e pubic he~, sMeW, ~d g~ ~- f~e. ~ pro~on is ob~ by ~g ~at.dev~opm~t.d~ nOt ~ea~ ~fl ~on, sting of low~ slo~, slide d~age,-fl~g probl~,'~d ~ ~g :or ~g. It g ~e Mtent to end. age a ~ifive fo~ of development w~e s~ ~o~g for r~id~ ~ w~ complem~t ~e na~M ~d ~uM ~a~ of ~e ~W ~di~ ~Rsid~. 19.17.020 POLICIES ~e re~afiom, development st~d~ds, ~d d~i~ ~delM~ ~t fo~ M ~s ~on 1. To ~ ~e ~ of ~a~g'~d ~ ~at ~e na~ ~a~ of ~side ~e~ is ret~; 2. To pr~e ~e most v~u~ly si~mt slo~ ~ ~d fidge~ ~ ~r na~ state by prolog for low d~i~ dev~opm~t; 3. To ~age v~e~ ~ ho~g ~, pad~g t~qu~, ~a~ng t~qu~, s~, ~te d~i~t d~i~, ~gm~t, ~d spa~g of hom~ ~d d~o~ lot 4, To end,age ~ova~ve ~t~, l~capin~ dr~a~On, ~d si~ d~i~; 5. To ~mmage m~s.~a~g of l~ge pads ~d exc~siVe t~a~ 6. To pro, de for sMe ~afion of v~~ ~d ~ffi~ ~c to ~d ~ ~side ~e~, ~d to pro,de ad~uate a~s for em~g~ ve~d~ n~s~ to ~e ~Uside ~e~; 7. To t~e ~to accost ~table slo~, or slo~ sub~t to er~ion ~d det~ora- tiqn, in order to prot~t hm~ hv~ ~d proart; I-LM DISTRICT - 19.17 8. To encoUrage design and building practices to assure maximum safety from wild fire hazard; and 9. To preserve visually significant rock outcroppings, native plant materials, and _ natural hydrologY- - 19.17.030 APPLICABILITY 'This District is intended to be the approximate location of the hill.~ide areas along the '" foo~ in the northern area. of the City. 'The fOOthill area is defined as that area of 15% or greater sl°Pe as shown on the General. Plan' Land Use Plan map on me-in the Depart- mellL Areas of I5% natural slope or less along the external border of. the District at.the base of the 'l~:ill-~ides, as determined by the. preparation of a 'slope.maP by a licensed civil en- gineer, may be excluded from the density and development provisiOns of this section. Those areas excluded shall revert to the underlying, land 'use district density and ~:,.:. develOpment .standard provisions. The standards contained in this section apply to all subdivisions, uses, 'and structures within the District and are in addition to those of the underlying land use district. 19.17.040 . PERMITTED AND CONDITIONALLY PERMITTED USES Uses pe.,,..dtted or conditionally' pemdtted within the HM Overlay District'shall be the same as those for the underlying d_'.mtrict. .-. A Conditional Use Permit shall be required for all tentative tract and parcel maps and non-residential uses. 19.17.050 CONDITIONAL USEPERMIT'REQUIRED .. A C0~,9.ditional use Permit, in accordance with the.requirements of Chapter 19.36 of this De~..i¢~Ppment Code, shall be required for all applicable'uses and structures permitted in this'overlay district except in-fill single family hOmes on existing lots of record which will require a Development Permit. II-199 5/91 HM DISTRICT - 19.17 STAnDArDS No~t~ng ~e de~i~ ~ow~ by ~e ~derl~g l~d ~ ~sffict or ~e ~fi~ or ~or G~ ~d ~or Con~egate C~e demi~ ~n~ prov~io~,'~e m~~ d~i~ on ~y p~ tow~ ~ ~on app~ sh~ not ~c~ ~e dica~ ~ow. Average Slo~ (%) U~B P~ A~e · 0 to 15 2.0 15+ m ~ 1.0 ~+ m 30+ ~d a~ve (Note: For ~e~ ~ ~ average slo~ a~ve ~%, demi~ ~f~ ~ ~ag~.) The ~mputafion of ~e m~m~ n~r of lo~ absolute ~m. A l~r n~ of ~,~ ~ u~n ~mpH~ce ~ o~ ~ide dev~opm~t ~d ~ad~g r~ q~en~. DENSI~ ~NS~R ~ a pro~,"~ ~e ~llside M~agem~t ~erlay ~, a demi~ ~f~ 'may ~ ~t~ wh~ ~tt~ dev~opm~t ~ ~sf~ ~om one slo~ catego~ to a low~ slo~ ~tego~. ~ ~mid~afion for su~ a ~f~ of d~opment, ~e ~owable de~iW of ~e low~ slo~ ca~go~ may ~e~ by 50%. For ex~ple, ff demi~/development ~ ~f~ ~om ~e ~% ~ 30% slo~: ~tego~ (~om ~e a~ve ~ble) ~e next low~ cate~ (15% to ~%), ~e ~owable d~i~ of ~e lower cation, 1.0 dwel!~ng a~e, may ~ ~e~ ~1:5 ~ ~,a~e.-S~lY, ~d~opm~t ~ li~t~ &om ~e ~% ~d a~ve slo~ ~~-~d~.~f~ tO~e.0% ~to 15% slo~ catego~, ~e ~owable de~iW may ~ ~e~ by 50%, or ~om 2 ~ts ~ a~ ~ 3 ~ ~r a~. ~ no si~afion sh~ ~e tot~ nm~ of ~ts ~R~ for ~y pro~ ex~ ~e nm~r of ~ ~at woffid have ~ ~~ ~out ~y ~f~ of den- siW. A pro~t may ~f~ demi~ ou~ide ~e ~ide M~agement ~lay ~ct, ff ~e pro~ ~a is ~dud~ ~ a S~c PI~. A G~ PI~. ~d- ment may ~ ~ n~~. ~e~ ~om w~ demi~ is ~f~ sh~ ~ r~~ ~om ~e develo~ m~t ~ ~ appropriate m~. 3, MINIMUM PARCEL SIZE No absolute minimum parcel size, widths and depths are specified. 'Front, side, and rear setbacks shall be determined based upon the precise. development Plan and environmental studies and in conformance with FF (Foothill Fire Zones) Overlay requirements. 5. I~UILDING HEIGHT Applicable only to in, fill single family residential construction of more than 1 story on existing lots of record,-if there is a grade separation of more than 8. feet ~' and less than 20 feet.between the average level of the'lot proposed for construc- .~. 'lion and the immediately'uphill lot. -A. The maximtun height of a proposed structure shall _~t exceed the mid- . point of the structure on the immediately uphill lot. B. Where there is no structure on. the immediately uphill lot, the maximum 'height shaRnot exceed a point 8 feet above the average groUnd level of the uphill lot. C. "Immediately uphill lot" shall mean an adjacent lot, whether or not separated by streets, easements, or the like, which has an aVerage ground -- level higher than the.average ground level.of the subject lot. If more than one lot meets the d~tion of 'Smmediately uphill, lot" then the measure-. ment~ reqnired, by this section shall be n~ade against the lower lot. D. '%fidpoint" shall be that point equidistant from the foundation at ground level.to the apex of'the roof, but not including roof structures,~ stairways, .4~:.:.~..tanks, ventilating fans, or similar equipment required to.operate and main- -~ tain' the'bUilding and fife'or parapet walls, skylights, towers, flagpoles, chimneys,:smokestacks, wireless and television masts, or similar struc- E. Nothing in this section shall be construed to allow the height of a structure, induding a single family residence, to exceed that allowed in the underlying land use district, . or to prohibit a single story residence. 6. INGRESS AND EGRESS A tentative tract or parcel reap'shall provide for at least 2 different standard routes for ingress and egress. Standard ingress/egress road isa. route which is dedicated to the City and has a minimum paved width of 24· feet. STREET STANDARDS streets in this'overlay district shall conform to the following standards: A. Local hillside street standards shall be used to minimize grading and erosion POtential while providing adequate accesslfor vehides~ including emergency vehicles. The right-of-way shall be 48.5 feet with 40 feet of paved width and parking on both sides and a sidewalk on 1 side. B. Streets shall have a paved'width of 32.feet with parking and sidewalk on 1. side of the street only and right-of-way of 40.5 feet, subject to review and recommendation by the Fire Chief and the CityEngineer, with ap- proval by the Commission. C, Grades of streets: in the hillside management areas shall be as provided in this subsection, unless otherwise approved in writing by .the Public Ser- viCeS, Fire, and Public Works Departments. Hill.~ide collector and arterial streets shall n°t exceed 8%. Hillside residential local streets shall not ex- ' ceed 15%. - D, Minimum horizontal curve of streets shall be in accordance with Caltrans computational, methods using design speed. estimated by the Public Works Departm t, E. One Way streets:may be permitted where it can be shown that they 'redUce the overall amount of cut and ftll required. E Cul-de, sacs to a maximum of. 750 feet in length may be permitted with a maximum of 30 dwolling units, and 'to a~ of 1,000 feet .in length with a maximum of 20 dwe~g units and shall terminate with a turn around area not less than 40 to feet radius curb face. G. Sidewalks on only 1 side of a street may be.permitted in hillside areas subject'to the approval of ~the City Engineer. H. All other street improvement standards sba]l conform to the standard plans and specifications of the City Engineer. 19~17.070 DEVELOPMENT PERFORMANCE STANDARDS The following minimum performance standards are required for any development within this Overlay District. Necessary information shall be provided with the Con- ~tional'Use. Permitapplication as prescribed in Chapter 19.36 to determine compliance with these standards. ' 1. SOILS/GRADING ~' A. Grading of-any site shall, conform to the follOwing grading standardS, based· upon the percent of the natural slope, The City Engineer shall review and make recommendation to the Planning Commission on the proposed grading. ,.. -.. 1. 0-15%. RediStribution of earth over large areas may be permitted; · ,- 2: 15+ - 25%. 'Some grading may occur, but landforms must retain their natural character. Padded building sites may be allowed, but , custom foundations, split level designs, stacking and dustering is ~.:. expected to mitigate.the need for large padded.building areas. 3. 25+ - 30%. Limited grading may occur, however, major topographic features shall retain, their natural landforms. Special hillside archi'tectural and design techniques are expected in order to conform to the natural land form, by using techniques such as split level foundations of greater than 18 inches, stem walls, stack- ing and clustering. 4, Greater than 30_%. Development and limited grading can only occur in this category if. it can be dearly demonstrated that safety, environ- mental, and aesthetic impacts will be avoided. Use of larger lots, variable setbacks and variable building structural techniques such · . as stepped or pole foundations are expected. Structures shall blend with the natural environment through their shape, materials and fi! .. colors..Impact of traffic and roadways is to be minimized by fol- ~-~ " lowing natural contours or using grade separations. B. ~ Grading shall be designed to: 1. Conserve natural topographic features and appearances by means .. of land sculpturing to blend graded slopes .and benches with natural topography. 2. Retain major natural topographic features such as canyons and prominent landmarks. · · HIVI DISTRICT - 19.17  C. All graded areas shall be protected from wind and water erOSion through acceptable slope stabilization methods such as planting, walls, or netting. Interim erosion control plans shall be required, certified by the project en- _ gineer, and reviewed and approved by the Public Works Department. D. Slopes created by grading of the site shall not exceed 50 percent or 2:1, i without a soils report and stablization study indicating a greater perrnis, sible slope; or shall not exceed 30 feet in. height between terraces or ' ' benches.; except that the Planning COmmission may permit slopes exceed- ing these dimensions where the slopes will result in a natural appearance and will not create geological or erOSion hazards, INSTEAD OF INSTEAD OF DO THIS DO THIS j \ ~ ~'.~ / , ,'~rHE NATURAL GRADE 2. PUBLIC SAFETY FI SAFETY All deVeloPments in 'this overlay zone shall comply with .the standards of the Fl: (Foothill Fh'e Zones) District. In the course of the review for a projectin this overlay zone, the. City will be reviewing each project to determine compliance withfire safety standards~ The standards cover such items 'as, but not limited to: · 1. Number o{ access points-and street designs f-Or each development; 2. Driveway lengths and widths; 3. Distances between dwolliugs; 5. Warm' flow. and fire hydrant requirements; 6. Fire retardant building materials; 7. Residential sprinkler requirements as provided in. the Foothill F'u'e " Zone Overlay standards. GEOTECHNICAL '1. Any subdivision within the Alquist-Priol© ,,Special Studies Zone" shaU conduCt a geologic study-in conformance with the require- :ments of the ZOne. This study shall be prepared by a certified en- gineering · geologist. 2. No structure for human occupancy shall be permitted within 50 feet of an active Or potentially active fault lxace. Sensitive and high ~::': . oCCUpancy structures as defined in the general' plan shall maintain a. minimum.100 foot setback. 3. No emergency facilities, community facilities, or places' of' general public assembly (not induding open space areas) shall be per- mitted within the Alquist-Priolo Zone. 4. All structures within the trace shall require the seismic features of the structure to be reviewed and approved by a professional en- gineer spedalizing in seismic/structural design. 5. The Building Offidal may require special construction methods · of structures where it has been determined to have potential geologic hazards. 6. A statement shall be included at the time. of purchase.agreement and at the dose of escrow ~ the purchaser of each.lot within the development, which irdorms the prospective owner o£ the POtential for seismic activity, 'and the potential hazards. WATER/DRAINAGE A. On-site catch basins or siltation basins, as well as energy absorbing · ' devices, may be required as a means to prevent erosion aswell as to pro- vide for ground water recharge. B. Natural drainage courses should be protected' from grading activity. C. Where brow ditches are required, natura!i?e with Plant materials and ' D. Maximum coverage of a parcel by impervious, surfaces shall not exceed - 40% of the gross land area, and such maximum may be reduced by the Director in areas where the slope exceeds 15%. ANIMAL AND PLANT LIFE A. Areas of a site which are identified in the. environmental· study as having biological significance shall be preserved~ unless exempted by the Plan- ning Commission through the Conditional Use Permit process. B. Natural vegetation shall be maintained wherever possible. If removal is required, reestablishment of a compatible plant material will be required at a ratio of at least 2:1. C. All exposed slopes and graded areas shall be landscaped with ground cover, shrubs, and trees. D. Existing mature trees shall be incorporated into the project where, feasible. ~ Graded slopes to I~. replanted ~"' ~ plant materials. E. Water and.energy COnservation techniques shall be utilized, such as special irrigation techniques (e.g., drip irrigation), drought tolerant plant species, allUvial rocksCape, etc. E Wherever possible, fire resistant native vegetation shall be preserved -" and planted. G. Inl~oduction of landscaping within the hillside areas should make maximum use of texture, COlor,..and be capable of blending in with the · . . natural landScaPe, and help to soften the effects of buildings, Walls, pave- ment, and grading. H.' Screening along rOadwayS should make maximum use of berming and landscaping but shall not interfere with sight distance. A. Dwelling. units and Structures'Shall be COmpatible with the natural . surroundings of the area and shall not dominate the natural environment. B~ Exterior finishes of'dwelling units and structures should blend in with : natural, surroundings by using earth' tone COlors and avoiding reflective materials or finishes. C. Site design should utiliTe.varying setbacks, building heights, innovative building techniqueS, and building and wall forms which serve to blend ! buildings into the terrain. .. DO THIS D. Dwelling units and structures shall be sited in a manner that will: 1. Retain outward views from each unit; 2. Preserve or enhance vistas,. particularly those seen from public pi'aces; 3. Preserve visually significant rock. outCrOppings, natural hydrology, · . native plant materials, and areas of visual or historical significance. ridgoline. A ridgoline is a long, narrow,'conspidous elevation which is visible north of Highland Avenue, from a freeway, major arterial, secon- dary arterial, or collector street, Which..forms part of the skyline or is seen as a distant edge against a backdrop of land atleast 300feet horizontally behind it. (See graphic.) 1. Use the natural ridgeline as a'backdrOp for slructures; 2. Use landscape plant materials as abackdrop; and 3. Use the structure to maximize concealment of cut slopes. THIS DO THL~ DO THIS LAND WHICH kg ,.~00° OR MORE HORIZONTALLY BEHIND IT AS VIEWED FROM A M,4.K~ ARTERI, eJ.. MAJOR ARTE~,4.L, SECONDARY, 01~ COLLECTOR STREET. SECONDARY, OR COLLECTOR E Retaining Walls/Fences I. Retaining walls Shall'be used in the following manner: ~, One wall per lot not exceeding 8 feet in height. ~ - One wall per lot not exceeding 42 inches in height may be used. Lots sloping with the Street of access or other conditions - One retaining wall on eachSide of the lot may be used not exceeding 42 Retainer walls ad!acent to dfivewa.vs - W~I.I . '.'iJ~ii,i~. · ::.- 'part of tl~e strU~ may exceed8.feet in.height if necessary. .. ~:~ 2; .Exposed retaining walls facing roadways shall be nO greater ":~:?:. ,than 5 feet in height. ' 3. Where retaining w~ll.~ face roadways, they shall be faced with aesthetically Pleasing materials (e.g., rock facing). 19.17.080' CONDITIONAL USE PERMIT PROCESSING : ,PROJECT INITIATION .." To initiate'a! pr°ject on any parcel .within the HlV[ Overlay District, the property owneffS) orassignee(~).shall submit a Conditional Use Permit Application to the' .Department in'accordan~ with thepr°visions of Chapter 19.36. The Commission Shall have the. resPOnsibility for review and approval of said ap- · plications, except that the Director shall review and act upon all Development .Permits for single family residences on existing lots. ~ 2. CONTENTS OF THE APPLICATION An appliCation for a Conditional Use Permit within the HM Overlay District shall include the following: ^. A topographic map of the pro~:~'t.site and land and sm.tctures within 100 feet of the projec~ boundaries. The map shall be drawn to a scale of not  less than 1 inch 100 feet with maximum interval of equals 10 - . feet. The maximum contom' interval shall be.5 feet.where terrain has a E Slope of less than 25%. B. ,6, treemap, ch, awn to the scale Prescribed above, lrmating existing trees .on the prO~zt site with a'trtmk diameter:of 6 inches or great~, or having a vertical height from ground level to tree-top level ot:.25.feet or greater.' ~ map shall define the spedes ot~ such.'trees andidentify thei.¥ ap-  . proximate tnmk diameter., base'eleVation, .height, and condition. No such "-- trees shall be removed without Prior written.approVal of the Commission.  C. ' ^ site or plot plan of the pro~ prO~%induding representations of · property lines and recorded and proposed easements'and public rights-of- way. Existing structures within 100 feet of the site shall also be shown on  the site or plot plan. D. ,6. preliminary grading plan for the pro~_~ct, drawn to the same scale as C required above. E. C°lored'maps of existing and final sl°pei based on the following slope  0-15%; 15+-25%; 30+% shall, be shown col~ttrast- ing colors.  or elevations of the proposed prOjeCt. Plans shall indicate those Sections residences which may be affected in terms of view obstruction. c. ^ soi engineering report i auciing aat regarding the nature, dis bu. tion and strengths, of existing soils, conclUSions; and recommendations for grading procedures, design criteria for and identified corrective measures, and opinions and recommendations regarding existing conditions and proposed grading. This investigation and report shall be performed by a professional soils engineer experienced in the practice of soil mechanics and registered with the state of California. ~] II-210 5t91 H. Any subdivision in'Alquist-Priolo shah provide a geology report includ- ing the surface and subsurface geology of the site, degree of seismic hazard, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, opinions and recommended .. design criteria to mitigate any identified geologic hazards, This investiga- - tion and report shall be performed by a professional geologist ex- periencedin the praCtice of:engineering geology and: registered with the state of California. . · 'L A hydrology report which shall include areas of possible inUndation, dOwnstream effects, natural drainage courses, conclusions, and recom- mendations regarding the effect of hydrologic conditions on the proposed development, opinions and recommendations regar~rtg the adequacy of facilities proposed for thesite, and design criteria to mitigate identified ' ':~:~:' hydrologic hazards. This reP°rtShall aCCOunt for.run°ff and debris from. · ::~::tributary areas and shall Provide consideration: for each lot.or dWellirtg ........ unit site in a :develoPment. 'Runoff and debris vOlumes sh~l'.l be computed using San Bernardino CountY Flood Control District criteria. This inves- . tigationand report shall'be prepared by a registered civil engineer ex- perienced'in hydrology and hydrologic investigation. J. A preliminary landscapingplan showing disposition of existing trees, and the type and extent of proposed vegetation. K. The applicant may. be requested to' submit a scaled profile model or an isometric drawing depicting any or all of the site proposed for develop- ment: The developer may be required tosubmit photographs of the site. showing the proposed development and its effect. L. Covenants, conditions, and restrictions (CC&R's), including but not · limited to development plans; common area and slope maintenance, private, area landscaping and'maintenance shall be submitted and ap- ".~ :' proved prior to the recordation of a final tract map. · .:M. Other information or application materials as may be deemed necessary :;t~: or desirable by the Director. 3,~ MODIFICATION OF SUBMITTAL REOUIREMENTS The requirement to submit any or all of the materials enumerated above may be varied by the Director Under the following conditions: A. Recently completed and satisfactory reports covering the same subject matter of the same site already in existence; or HiM DISTRICT - 19.17 B. Some or an of the above reports are part an approved included of Environmental Impact'Report or Negative Declaration; or C. The reports described in 1. and 2. above were previously prepared for a site in dose proximity to the project' and such other site Possesses similar characteristics to the subject project lot or parcel. EVALUATION OF CONDITIONAL USE PERMIT APPLICATION The Commission shall evaluate the COnditional Use Permit Application based on the following criteria: A. In general, the project shall be designed to fit the existing toPography; the site shall not be graded to accommodate the project. B. The proPosed density does not exceed the maximum, allowed density. C. Final contours and shall generally reflect existing landforms; in slopes particular, building pads and terraces interspersed with slopes shall not be created and ridgelines, knolls, and significant tree masses shall be main- D. The proposed development seeks to avoid significant intrusion(s) into the views from adjoining up-slope residences. ' E. Views from public open space areas, fights-of-way, and other public places and of major public open space areas are not significantly affected. E Wide pads or level areas are not created to accommodate roads. Roads should be fit into the existing topography; one-way roads may be preferred over two-way roads to reduce grading, and on-street parking should be parallel to the road, not perpendicular. G. Buildings, parking, carports, and landscaping, shall be arranged so that view corridors from downslope lots are created. H1VI DISTRIt_'~f - 19.17 19.17.090 APPLICABLE 'REGULATIONS All. uses shall be subject to the applicable regulations of this Development Code, indud- ing~ but not limited to Artide IV, Administration provisions. II-213 5/91 i' {.. City of San Rafael Hillside Residentiai Design Guidelines Jl~l~l~l~ll:l~l~,llll:,l~l:lL~lJll.:lljlO~jl~lr, lll~lll:ll~l~ll~ile]~ 1993 Planning Award; ~San Rafael Hillside Res'[dential p.;se from o~vi~ory committee memb Design Guidelines ManUal MaryEllen Irwin for facilitating a 'fa! accurate, and highly professional publ participation process." Irwin, who repr  .- dented the Fairhills Homeowners Ass - ciation, says consultant Dan Hillmer al. played an important role. "He met wi In San Rafael. California. the city's design guidelines every homeowners' association separate ~. . . / ~ .~ for hillside houses require building stepbacks in our own neighborhoods to listen to o' :~ / //~"~ ~ _ on downhill elevations and on concerns," she says.' "Then he walkd ~.z ·// ~ ' ~ ~'.- all walls facing the front around with us and took pictures of tho '~ ~ \ J~-.- J~'~"~ streetside and interio; elements we wanted either to encoura, ~ Downhill Placement ~ I '~/.~'q--.. ~ .. ' . .. [ ~ i ~'~: J~ ~ J ~ ~ s~ae property trees, or prevent." LJ -.. <; ..... I 'Weare alwaystellingdevelopers ~" '"'~"-" ...... ~ ~ J ~ ' ' ' innovative" says awards juror JoseI -'// / i within the , '. · .. · ~--~1~ !'q ~ ~ [~r~ Luther Th~sdocumentshowsthemwh · ./' ' stepback ~ '-- .~x'/x~ ~~~Ui~ they should try to doand how" U . '..~V~~~ ~.~~~ zone. Michelle Grego,~ ' B.,~In the last few years, have been attracted to.the '::' ~:~' ~~/ k/ ~an Francisco suburb of san " ~" .~ / . J - . ~. ~ ~ Rafael (pop. 50,000), both because '~~ 7 ~ ' ~ ~~ ~ ' ~ of its Bay Area charm and its posi- ' ' / ~ ~ J'/~ ' - ~~ ~ ['~ 2ounty, one of the nation's hottest real '~}/' ~'" ~ ~~~~ ~ ~'~state markets. T~ay; though, the only ~-/' ~' )~~~ ~)"r ~ ~ ........ ~ ~ ~'' ~ ~ides,'with ever-larger houses becoming ~ ~ ~ ~ ~( ~ 'curb the excesses of hillside development .... : UphilI Pla~men~~ ~~ ~~ - ' ma. ~ San Rafael'sHdlside Residential Design ~~ ~' Guidelines Manualis an outgrowth of the ~~~ J I ~ ~ ~ J{ ~-' ~ :ity's 1988 general plan, which recom- ~ ~ ~ ~ _ ['~ mended· the adoption of a hillside protec- C '--~~ ~ tion policy. In 1990, the city council ap- ~ ~ '" s~ qi  inted a citizens adviso~ committee, ~ ~, hich worked with the city planning staff, ~ hnder director Bob Pendoley, and con- ~ sultant Dan Hillmer of Gast Hillmer Ur~ tires of the city's general plan, outlines ~an DeSign in Marin County to produce the environmentaland design review prm . [he guidelines that went into effect in cess, and includes ~ecific references to ~ss than ideal: a massive house October i991. relevant codes. Drawings illustrate the on a too-small hillside lot. Cit7 planner Sheila Delimont says the t~es of design that are encouraged. The ~m~:::.~:~.~,-..::,.e.:~.:-::~: -;~.:~:).':,'.. ~/..)' ~eatest accompl~hment of the nine-month appendix includes a plant selection guide ~ "*':':::':<' ."~' ......  effo~ was 'to balance the concerns of all and drainage report requirements. ~ ' '" ihose involved." The 15-member commit- In many cases, the manual goes an tee included homeowners, architects, en- extra step by offering e~lanations for its  ineers; and planners. They were con- recommendations. For instance, a section :~erned, ~ys ~limont, with creating a on reducing bulk reads: 'The effective ~ document that would give professionals visual bulk of hillside residential develop- ~he design fle~bility they needed' while ment should be reduced so that structures  hssuring residents that new development do not 'stand out' Prominently when seen would not block views and add to erosion from a distance or from downhill proper- and drainage problems. ' The guidelines ties .... The form, mass, profile and  ~pply cit~ide to slopes in excess of 25 architectural features of the individual ercent. buildings should 'be designed to blend ~'- The l~-page manual inco~orates all with the natural terrain and prese~e the regulations related to hillside develop- character and profile of the slo~.'  ent. It restates the urban design objec- The city's planning depa~ment won AN APPLICANT'S GUIDE TO PROCEDURES FOR HILLSIDE RESIDENTIAL DEVELOPMENT PIJRPOS£ The City of San Rafael has adopted Hillside Residential Design Guidelines to recognize site constraints and resources applicable to hillside development, and insure excellence in project design. The Guidelines apply io all residential parcels inthe City'withslopes over 25 percent ,~nd~all prol~, rties in the Hillside Resource Residential and Hillside Residential GeneraI Plan . and .use designations. The guidelines address architecture, planting, site design, preservatiOn of trees and vegetation, grading and drainage, lot COnfigumtionand building setbacks, Street layout, parking:and driveway design, and other design issues. The guidelines applY, to 1) new Single family residences, including additions over 500 area square feet in or ~modifications that increase the height of the roofline; 2) multi-family residential developments; 3} subdivisions; and 4) planned developments. CITY OF SAN RAFAEL PLANNING DEPARTMENT PROCESS Step 1 - Project Consideration ,,P~i.~,or..to ~.g ,d~esism. of~a .p~., .t~n. tial project,. ~e applicant should carefully review the - rausme Kes~aennal L,~es~gn ~mae]mes Manual and the.~ctions of the Zoning Ordinance and the Subdivision Ordinance which establiSh requiremems for hillside development. Development standards are summarized in.this handout for in/ormatiOnal purposes and are not intended to be used in lieu of the o/tic/ally adopted guidelines. Step 2 - Preapplicafion Conference .Be/ore planning and deSign beg/m,.the applicant is strongly m.ged to make an appointment with the.C!ty Phnning Del~-h,,e~t sta//. COntact the Prindpal Planner tot Current Planning. The s~f planner assigned, tO YOm. Pr~/ect at this point will'also Process your application. The. ..... planner~.~ rev/ew procedures and. submittal requirements. Critical design issues and .+i~Design Guidelines important to the project.will be outlined. ApplicatiOns/or minor Projects, ":such as additions to'existing s~, may have some o/'the submittal requirements waived to ~simpl'.~? the proce~. Step. 3. 'preliminary' Review (optiOnal) This step isoptional but is highly recommended for complex projects such as subdivisions and multi-family development. Preliminary review allows the developer to meet with the Design Review Board to discuss preliminary plans, before investing time in detailed ;design. At this stage, site analysis and design, location of buildings, grading, basle form of buildings and landscape concepts are important, Building elevations should be provided in preliminary' form. The Board will discuss the proposal, but will take no official action. Step 4-~.Filing of Application .. ." The completed application must be filed with the Planning. Depa~h,ent along with the appropriate fee and all required data. For complex projects; contact.the planner assigned to your.project to setup an appointment. Other projects .can be filed with the counter planner .between 8'.30 a.m. and noon, Monday through Friday. The 'planner will give the application an initial review for .completeness. Incomplete applications cannot be accepted. $.tep 5- Staff Review ' ' ~3. staff pianner Will. be'assigned :to projects which did not.have a preapplication meeting': All Il 'with Su tal requirements,-The twill 'also be m momer ~,aty taepartments, Neighborhood A~sociations, and applicable state and [ederal agencies for commen~. The planner will work with the applicant to resolve design issues.. Once the application l~ complete, ;the staff planner.will schedule'the item [or review at the next available Design Review.BOard Meeting and inform the applicant' of the time and date of the meeting. All meetings are held the first and third Tuesdays of the month, at 8:00 p.m. ~ the Public Works COnference Room, Third Floor, City Hall. Minor additions will be set on the COnsent calendar and will not require full review. Staff will prepare a staff report evaluating the project which will be mailed to the applicant the Friday befOre the meeting. Step 6 - Design Review Board Evaluation The Design Review Board will focus on the design issues COntainecl in the Hillside Residential Design Guidelines Manual and the Zoning and Subdivision Ordinance. The Design Review Board makes a recommendation to the applicable approving body. MajOr projects often rt~luire more than one meeting to resolve design issues. Step:7 - Neighborhood Meeting [ Complex projects and projects which involve a rezoning or General Plan Amendment are ~luLmd Io hold a · neig~rlu3od mee '.ting~ The meeting is scheduled after the project ha~ / ~,~ct s~m l received, preliminary apprOval by the Once the Design Review Board has made a complete the envirollzlr~ental determination and set the appUcation for consideration by the appropriale hearing body. Single family. ,t~r~ ~ Ca, no~ ~m,'~ "6'- -",:T."~,~,~rrs/ resJde~-~s and additions will generally, be \ ,/ considered by the Zoning Administrator. All x..._ -- .-/,- [ ,.,,v,~ j other projects, including all projects within 100 feet of a ridge, line and projects Where there is a neighborhood concern, are c°nSidemd by the' .';~' feet for Zoning AdminiStrator items) will be " ~"~,~,t notified by mail of the meeting. A staff report is ~.~ prepared for Planning Commission items and mailed the Friday before the meeting. At the --":: meeting, the shaft member will present the staff report. The applicant or a representative may then present lestimony on behalf ot the project -.,:. and explain the'project design. Other interested discuss the Project and make a decision. The decision ma, be a.pealed in accordal~.-~ with th~ City's appeal procedures. EXECUTIVE SUMMARY Major design standards of the Hillside Residential D~Ign Guidelines Manual are s~ below to provide an overview, Refer to the Manu~l and the Zoning Ordinance and Subdivision Ordinance. for a complete review of all the requirementS. · RESIDENTIAL DEVELOPMENT STANDARDS: The following standards contained in Chapter l]l have been develol~:! to reduce building bulk ,,~.d h~'ght and to limit excessive lot COverage in hillSide,areas. They have also been ' . mcorp°ratedinto amendments to the Zoning Ordinance. ~ The method of calculating height is changed from the use 'of the UBC Uo_u..u~on or' ~)uumng ne~gnt to a memoci measuring, heil~ht vertically, from the existin~ erad,~ · o ~.uppennost point of the roof edge or other feature perpendicular to'that gl-ade. This reducesbuilding bulk and height by ~]uifing designs to COnform to the topography. '~ Height Measurement- Sec6on : _.Definition of Floor Area: The gross square footage of slZUchu~, including ahoye grade garages carports'and large accessory structures, is limited to 2.500 square feet plus 10% of the lot area · . with the maximum gross square footage set at.6500 square feet. "' Buildin_g Stepback: A limitation on the maximum three dimensional building envelope is established to avoid excessive building bulk. Within 'this stepback, the height of walls is · ! ..... limited toA~venty feet. '"" .I [ ! I I -- · Natural Stat~ Requirement: The 'portion of each parcel which must remain in its natural state- (undeveloped and undisturbed) is established at a minimum of twenty-five percent plus the percentage.figure of average cross slope, not to exceed a maximum of eighty five percent. DESIGN GUIDELINES APPLICABLE TO ALL HILLSIDE RESIDENTIAL D~ELOPMENT PROJECTS: 'SITE DESIGN PROCESS All projects are required to display sensitivity to the.natural setting and. compatibility with nearby hillside neighborhoods. ApplicatiOn submittal, requirements require documentation of existing :mature trees, Vegetation, and drainage, Limitations are established On tree and V .egetation removal, Grading and.drainage must 13x~.erve natural features. PRESERVATION O$ SIGNIFICANT TREES . Significant trees are defined as oaks over 6 inchesin diameter and other trees over 12 inches in diameter. Site plans must be designed to protect, significant trees~ Trees which are permitted to be removed must bereplaced at a ratio of 3 new trees for each.tree removed. ReplaCement trees must be 15 ga~ons in size u~e~ an exception is recomme~ed by the Design ReviewBoard: Guidelines are establiShed t° keep grading to: a minimum to preserve hillside·characteristics. ~ Grading must be minimized. HazardOus areas are to be avoided; Flat:areas should not be created on slopes over 25% and all grading must avoid a manufactured appearance through creating varying gradients and avoiding sharp cuts and fills and high retaining walls. ~ Impervious Surfaces must be ~, hydrology reports.are required, natural materials must'be Used in man,made drainage channels, and debris colleCtion, and overflow mutes must be assessed. ~ Erosion control plans are required with grading plans and detention basins and. other facilities must be sited to avoid visual impacts. Geolo~c Hazards: Geotochnical Review is required~ MeaSures for mitigating .geologic hazards which will result in major modifications of the landform, steep slopes that cannot be suitably re-vegetated, and/or the removal of large areas of existing mature vegetation are not acceptable. Existing geologic hazards which pose an on or off-site threat to development must Lot layout must be derived from the form of the land and.adapted to existing topography and natural features. A variety of lot shapes and' flag lots .are eneouraged..' Variations in front and Side building setbacks are encouraged' to minimize a 'wall effect.' Buildings must be sited to avoid ridgelines and to minimize interference with views from adjacent residences. ] STREET LAYOUT, DRIVEWAY AND PARKING DESIGN · Guidelines are established to require that roads and driVeways alignments conform to existing grades.and minimize the need for grading. '"~i] ~ Narrower street widths are permitted when it Will redUce grading. 'Any retaining walls are to be terraced and landscaped. Split roadways are encouraged. Street I layouts must conform to the natural grades and long stretches of straight road are to be avoided. ~ Driveway and steer grades are permitted up to 18 percent. Exceptions can be granted ~ allow grades up to 25 percent when it will help protect views and minimize grading Il l and tree removal. Common drives are encouraged when it will reduce grading. ~ On-street parking should be provided in parking bays. Ii parallel parking is Penni~ on narrow streets, it will be located on one side only. On substandard streets, two guest parking spaces, not on the driveway apron are requited unless a waiver is granted. REDUCTION OF BUILDING BULK ON HILLSIDES Guidelines are established to reduce the visual bulk of buildings so that they d° not "stand out~. Reduction isachieved through avoiding multi-story buildings on ridgeline lots, stepping structures up'the slope, and cutting imildings into hillsides. Roof forms must be broken up and excessive cantilevers, and Overhanging decks avoided. Detached garages and. rooftop decks are _ . encouraged.. Building materials must blend with the natural landscape and large retaining walls must be avoided. ~. I-HLLLSIDE ARCHITECTURAL CHARACTER Guidelines are established to develop a semi-rural, character with a strong relationship to the natural setting. Roof overhangs and offsets to create strong shadow lines are encouraged.i Roof ...... forms on ~ buildings should be broken into smaller parts and fiat rOOfs are diSCOuraged. -::'?"MUlti-building proJeCts should be sited in a staggered arrangement and screened, with planling. -~'-~" Buildings should be sited with diffi~rent floor elevations to achieve ·height variations and faces.shouid be articulated to produce shadows. Building materials and: COlors shOuld' coordinate with the predominant colors and values of the surrounding landscape. Fences and retaining, walls, must conform to the topography. PLANTING DESIGNFOR HILLSIDE RESIDENTIAL DEVELOPMENT planting guidelines are established to protect the natural character of hillside areas. A list of appropriate plant materials in contained in Appendix B, "Plant SeleCtion Guide." Guidelines ' requireitregular plant· Spacing and the.planting of trees in swale areas to achieve a natural appearance. Transition zones are established between native vegetatiOn and ornamental landscaping and guidelines'established to reduce fire hazards. SITE LIGHTING : ... Lighting standards are established to aid safety and security while minimizing intrusion into adjacent properties, roadways, and the hillside silhouette. ADDITIONAL DEVELOPMENT GUIDELINES FOR DEVELOPMENT TYPES. For subdivisions, clustering is recommended and building envelopes are required. For single ..... family residences, tandem.parking is permitted and ~oint driveways are encouraged. For Multi- "i?amily Residential projects, site development, recommendations are Outlined'to avoid'long "_continuous building masses that create a 'wall' effect and inhibit views. Covered and' tuck- under rkins are. encoura . d. " DESIGN GUIDELINEs I:OR SPECIAL AREAS HIGHLY VISIBLE RIDGELINE AREAS . Development guidelines are established to protect the scenic value of highly visible ridgeline areas. Development of new structures within 100 vertical feet of highly visible ridgelines is prohibited unless the loss oir de~,elopment potential will deprive the property owner of all · reasonable economic use of the land. Where development' is allowed, it must not silhouette above the ridge. The ridgeline's natural contour and vegetation must remain intact.~ Multi- story homes are not considered appropriate on ridgeline lots and k~nces and walls also must be located so that they do not silhouette. A detailed hydrologic analysis is required for projects with these site characteristics. Filling in of watercourses, canyons, or streambeds is prohibited~ Measures such as debris basins and energy dissipation devices are required when necessary to mcluce erosion when grading is undertaken. Natural drainage courses must be protected from grading activity. Stream stabilization through stream rehabilitations is encouraged and' concrete, channels are generally prohibited. HILLSIDE SLOPE HABITAT Transitional planting is required to reduce fire hazards. Clustering is encouraged to mitigate vegetation removal: Design guidelines are outlined for such developments and for townhouses. SUBDIVISION ORDINANCE Chapter 15:34, Standards for Hillside Subdivisions, includes slope tables for dete,.ndning appropriate development densities, minimum lot sizes, and lot widths based on the average ZONING ORDINANCE The Z~u'ng Ordinance, has been amended to implement the Guidelines, Chapter 14~08, Definitions, includes definitions for building stepback, gross building, square footage (floor area), height of building, natural state, and other terms used in the Guidelines, Chapter 14.11, Environmental and Design Review, incorporates Environmental and Design Review requirements for subdivisions and single family homes and additions in hillside areas. Chapter 14.75, General Provisions and Exceptions, indudes Hillside Residential Development Standards. Chapter 14.65, Hillside Development Overlay District, has been added as a combining district. Hillside properties which apply for a Planned Development District will be required, to'also rezone to the'Overlay District. Specific requirements for applications are attached. Detailed site plans, landscape plans, grading plans, and building elevations are required as well as contextual maps and a natural features map. Photo montages and/or a model are mandatory, Additional requirement~ are a shaded slope map, site lighting plan, phasing plan, and site staking. An arborist report~ biological survey and drainage report may also be required and their requirements are listed in Appendices D-F. ... Appendix A ENVIRONMENTAL DESIGN REVIEW APPLICATION REQUIREMENTS FOR HILLSIDE RESIDENTIAL DEVELOPMEKr PROJEC'rS This section lists submittal requirements, fOr all hillside residential development projects subject to Environmental DeSign Review; For !ProjeCts :Subject. to. "Minor". Environmental Design-Review, 10 copies of all. drawings must be submitted, for full submittal. FOr projects subject to "Major" Environmental DeSign 'RevieWs. 17_. copies must be submitted for full submittal. All copies must be folded to fit a 9'X 14' envelope, unless they ar,' so.thick they' can only be rolled up. Please make submittals as clear as.poss~le 'and follow accepted .conventions' of drawings all' drawings clearly labelled, scales Shown (not to exceed 1" '= 40' for engineering drawings, not to exceed 1/8' = .1M)" for architectural drawings), north arrow on plans, clear and readable line work, name of the project, name, address and phone number of. applicant, engineer or architect. Proposals should not bc presented open-ended with expectations of thc staff or Environmental Dcsign Review Board to :make decisions. Additional information, drawings or other materials necessary t° describe the pioject may be requested by the Planning Department or the Design Review Board depending on the nature of the project or site. Also, depending on the projects nature, not all of the above requirements may be needed --. the applicant should discuss proposed modifications with the Planning. staff member assigned to the City's Environmental Design Review. The applicant may include additional 'information or materials such as" sketches and models or photos if they help explain the proposal. Photos of the: site and .surrounding properties are always required. designatiOns All Hillside Residential Development projects on.properties prepared'With to. go the HR through and HRR Land,,Major,,Use - in the General Plan' 2000 should be. the Environmental Design Review Process. Development proposals that elect the optional step of preliminary Review or a request for waiver may submit drawings or other materials aPPropriate to the nature of the project and extent of planning studies completed. In most 'cases, site design, 'location of buildings, grading, basic form and height of buildings and: landscape concepts will be important. Building elevations, perspectives and other information may be presented, but kept in preliminary 'form. 107 ,. MINOR ENVIRONMENTAL DESIGN REVIEw : L Initial Submittal The following information and drawings Shall be included upon initial submit~ of an application: ' e. APPlication Form (including a detailed description of the project). · * Environmental Assessment Form (may be required) · ' Ge°technical Review Information '(may be required) '.* Required Development Plans (4 copies) · 'Site Photographs · Showing subject property and buildings in relationship to the surrounding acea. A panorama or aerial shot may be required. ..-?:-:;.Preliminary Title report (maY be required) lncluding...property description; easements, deed· .restriction 'information and all .~.,~-.conditions, covenants and restrictions. H. Full. Submittal After Pla/mlng Department R~wi~v of the Initial Submittal information and drawings for "completeness," the following information and drawings shall be submitted prior to the project being accepted as complete, for prOCessing: · · Required Development Plans (10 Copies) · PhotO Montage and/or Model · · 8-1/2' x .1t' transparencies and photo copy of each development plan as revised to incorporate City comments, is required for Planning Commission review. ~.?:.?::,. ~ The Development.. Plans should contain the following information: ~::~;.Detalled Site Plan (drawn over the topographic map as. a base) · -- property, lines 'and dimensions of the 'subject site and all adjacent properties, showing all easements. -- Boundary. of all tree massing or tree cover. -- Location of all trees that 'are 6 inches or more in trunk diameter ata point above the root crown. -- Location of all shrub masses with a diameter of 10' or more, and all hedges with · ~; " the height of :5' or more. and a length of 115' or more. · ~_Existing t rees and shrubs shall be labeled to be saved or removed, -- Dimensioned locations of all existing and proposed buildings and structures. -- Distances between buildings and/or structure. -- Building setbacks and required yard'areas (front, rear and sides). -- Location, height and materials of walls and fences. -- location of exterior light fixtures and typical lighting .dism'bution, including specifications of light fixtures.  " -- Existing and proposed sidewalks, curbs, gutters, driveways, and paving widths. -- Location, dimensions, height of outdoor Storage areas, trash enclosures and. [~ mechanical service areas.' -- site Plan summary with the following information: ' - · a. Site coverage. E b. Gross Floor Area. c. Lot coverage(%). d. Gross Density. i c. Numbcr of unit types, square footage by unit typc, numbcr of bcdroomg number of stories, and number of units per building; ' ..: f. Proposed landscape area (square footage and percentage)  g. Percentage of turf area within developed landscapcd area. h. Required and proposed number of parking spaces (covered and uncovered, ~ as applicable). '~[: b. Landscape Plan (may be shown on site plan). [. · All exiSting.and proposed improvements .as shown on the detailed site plan; however, dimensions (Such.as setbacks and street widths) shall be eXCluded.  · Location of all proposed, plantings. - · Plant legend identifying plant materials by form. and function. · Written description of: irrigation concept Consistent with Marin Municipal Water  DistriCt Ordinance Number 285 · Landscape structures (e.g., arbors trellises, .alcoves, and benches)  c. Grading Plan (may be shown on site plan)' ..... · Proposed grading, including structures, curbs, retaining walls (show height), gutters,  pavement, walks, swales, mounding, slopes, trails, etc. ~ * Show all itemS (existing and proposed), clearly defined°pen space,with distances, spot elevations, al . gradients, contours,, details, ~croSS-secfions,: 'drainage, flow arrows, etc. Existing improvements shall bc designated with dashed lifies, and proposed improvements shall be designated with solid lines. Include footprints of proposed structures. ~ · Easements, property lines, rights-of-ways. · Quantifies of cuts and fill (numeric calculations). · Patterned or colored shading of cuts and fills (only 2 copies required) i~1 · Drainage pattems and facilities · Retaining walls, including top of wall and.ground elevations. d. Illustrative Building. Elevations · All side of existing and proposed building structures. Landscaping should not 109 obstruct the design of a building. · . Vertical dimensions, e. xtcrior materials, textures and colors of all. proposed and 'existing buildings. ' · Exterior materials 'to bc used, including wall% glass (type/color), railings, detailing, fencing, signs, etc. · Design of accessory structures, such as carports, trash enclosures, retaining walls, trellis, etc. Landscape materials should not hide dcsign details. · All superstructures,, roof equipment, equipment screening and mechanical duct routing above the roof. e. Root Plans (for all proposed structures) f, Floor plans (l'or all proposed structures) · g. Site Lighting Plan lt. Site Staking- · Corncrs of building cnvclopes by stakes with flags. · ' ~Bui]ding lot comers by stakes with-flags. · Location of proposed ·access roads and drivcways by stakes with flags (may bc required). ~. · Thecorncrs, height and'thc r°°flines of.the propOsed~building(s) by poles with flags (may bc required). · L rbortst Report.(may riquired). j. Biological Survey. (may'be required), k. Drainage Report (may be required). MAJOR ENVIRONMENTAL DESIGN REVIEW L .Initial Submittal '.Thc following information, and drawings shall be included upon. initial~ submittal of an application. · Application Form including detailed description of proj~. · Environmental Assessment Form (may be required) · G¢otcchnical'R~wicw Information (may I~ re.ed) · Hydrologic Review Information (may be r~quired) · Required DevelOPment plans (4 coPies) · Building Materials Sample and Color Board · Site Photographs showing subject property and buildings in relationship' to the surrounding area. A panorama or aerial shot may bc required. 110 ; · Preliminary Title Report (may be rcquired) ~ property cascments, information and all Including description, deed restl'~ctions. conditions, covenants and restrictions. · Filing Fees IL Full Submittal 1. Required development plans (17 copies) 2. Photo Montage and/or Model 3, Transparencies. An 8-1/'2' x H" transparenCY 'and phot°copy of each development plan, as revised to incorporate City comments, is. required for Planning COmmission review.. 10 sets of 1/2 size (11" x 17") plans w~l be' required: prior.to ~Pl~g CommisSion rcviCW~ Thc following information should be includcd on the drawings. submitted for Enviro.nmental design review. a. Contextual Map (showing .the relationship of the .proposed project to the r! surrounding buildings and sit~ featureS): · Vicinity Map, indicating site in relationship to.majOr streets. · Location of thc site and relationship of thc propoSed project to. cxisting and i surrounding uses, noting all significant features, landscaping and: itopOgraphy. · All buildings and streets within a 50' to 100, radius greater radius may.be required); FI footprints, height, usc, and zoning of adjacent slxucturcs. · Adjacent access and circulation. · All slope banks, ridgelines, natural~ drainage courses, rock outcroppings, and' all mature trees as shown on thc Natural Features Map. . · surrounding public improvcmcnts including pavement width, medians, curb cuts and sidewalks. · Driveways, parking and loading areas. · Proposed and existing open space, and riparian arcas. b~ Natt~ral Features MaP (site analysis of existing site conditions) Basic site information (locate on drawing). · Site boundaries With dimensions; setbaCk lines and casements. building · Sidewalks and public rights,of-way. · Existing Structures and othcr significant built imProvcmcnts · Existing Natural Features (locate on drawing): Trees 6 inches or more in trunk diameter measured at a point 4'-6" above the root crown. Note trunk size and species. · Existing contours (typically at two to five foot intev,~als). · All slope banks, including unstable slopes or areas of previous slide repair, ridgelines, 111 natural drainage courses, and rock outcroppings. ~ · Wetland and riparian areas. ~:. · Existing structures outlined including drainage devices, public improvements and' bUildings. ~* Boundary of all tree massing or tree cover. - - · Location of all shrub masses with a diameter of 10' or more and all hedges with the height of 5' or more and length of 15' or more. · Existing trees to be saved or removed. · c. Detailed Site Plan: · Property lines and dimensions of the subject site and all adjacent properties~ showing · . all cascmcnts. · Dimensioned locations of all ex,ting and proposed .buildings 'and structUres. · Dimensioncd locatiOns 'of access for pedestrians, bicYcles and' vehicles, showing'" ::.:iv:service arcas, points of egress and ingress, publiC access to open spaccs~ - ~..~ ,.~:i~TDimcnsioned locations of all off strcet'parking and loading arcas .showing location, -...:.~. numbcr and typical dimcnsion 'of spaccs,, and whcCl Stop plaCCmcnt. · .Internal circulation patterns. · Dimensioned locations .of proposed, subdivision building envelopes. · Distanccs'bctwcen buildings and/or structures. · Building setbacks and required yard areas (front, rear and side). · Location, height and materials of walls and fences. · Location of exterior light fixtures and Brpical lighting, distn'butiorg including' specifications-of lighting from-es, · Existing and proposed sidewalks, .curbs, gutters, driveways, anal.paving ~dths, on-site · '. and all adjacent, properties and prOperties across the street. · Typical street sectiOn. · Location and footprint of all. buildings within 50' of the site. · Existing sewers 'or nearest' method of seWering. ' Existing drainage courses Or storm' drains within-aPproximately 50' of the site. · 'Location of' existing and proposed utilities (sewers, watcrmains, culverts, power and · ?:~:telcphone lines) 50' to 100' from the site boundary. · ~;,.:-::~Site Plan-summary with the following information: · "' ~ b. Gross Floor Area.: ..- -~ c. Lot coverage(%). cl. Gross Density. e. Number of unit types, square footage by unit type, number of bedrooms, number of st°ries, and number of units l~r building. f. Proposed landscape area (sqUare footage and per~ntage) g. Percentage of turf area within developed landscaped area. h. Required and. proposed number of parking spaces (covered and une. ovcred, as applicabl~). b. Landscape Plan (may be shown on site plan). · ~ * All existing and proposed improvements as Shown on the detailed.' site plan; however, ~.[~! ~ ~ dimensions (such as setbacks and street widths) shall be 'exCluded. · Location of all proposed plantings. · Plant legend identifying plant materials by form and fUnction. * Written descriptiOn of irrigation concept consistent with. Matin Municipal Water District Ordinance Number 285 ' · 'Building footprint and roof'outlines, including cave overhangs, ! * Private walkwaYs, walls and courtyards. · · Berms and/or mounding areas, ground cover areas, areas, of rock,:'gravel or stone; shrub., locations; accent and street trees; slope Planting materials; 'retaining walls;, [ private yard areas; landscape lighting; and other, clements n~.to show .the landscape cOncept. ~:' 4 * Landscape structures (c.g., arbors trellises, alcoves, :and' benches) :~ * Community amenities, common or public rec'reatiOn~'primary.'andYseeOndary entry point treatment, emergency vehicle access, public walkways and other elements necessary to. show the community amenities. * Location of all ground mounted mechanical or utility, equipment and method of screening. c.. Conceptual Grading Plan E i * The Planning Department may require major projects toshOW, existingcondifions on ' 50% half-tone screen base with proposed improvements drawn on: the base. If a project is to be Phased, separate grading plans may be required' foreaeh phase. ~I * Existing features (natural ground, treeS,'stmCtures,' trails, fi-opes, etc.) on site and within approximately 50' of project Site labeled to remain or ~ be removed. ~"  * Natural areas to be preserved. · Contour grading 'will be required wherever Practical,' ~?1 · Show all items (existing and proposed)listed below, clearly defined with distances, spot elevations, gradients,contours, details, cross-sections, drainage fiowarrows, etc. Existing Improvements shall be designated with dashed lines and proposed ~[ improvements shall be designated with solid lines.~ InclUde footprints. Of proposed : structures. · Easements, property lines, fights-of-way. ~1 · Contour lines approximately 50' beyond boundary subject site. · Maximum contour intervals shall 'conform t° the fOllOwing table: Slope Under 5% 5%-20% Over 20% ] Interval 2' 5' 10' · Proposed grading, including structures, curbs, retaining walls (show height), gutters, pavement, walks, swales, mounding, slopes, ·oPen space, trails, etc. '[ * Subdivisions show grading for strccts, drainage, and trails only. Provide separate plan s~howing future house plotting and lot grading to be Completed on a lot-by-lot : basis. · Quantities of cu'ts and fills (numeric calculations). · Patterned or colored'shading of cuts and fills (only 2 copies required); · Illustrations of separate cut and fill areas with a linc. · Potential.source/destination of fill excavation, in. excess of 10.000 CY. · Erosion. control meaSUres. ,. - ~ · Sections on slopes over 10%. ~' · Cross-sections at: all 'site boundaries (maximum and minimum conditions). ~-. · . 'Drainage patterns. · Drainage facilities. . . ·Parkway culverts where, drainage is directed to streets. · Location, elevation and siz~ of proposed building pads, · .Streets, including.cross-sectiOns, improvements, right.of, way, etc. · . Shade or screen w/th different screens or shades pavement.areas.and, slopes of: 1%- Z5%; i~%,35%; 35%.$0%; and over 50%. ~-' · Retaining walls, including top of wall and ground elevations · . All si'de of cxisting and propOsed building structures. Landscaping should not obstruct the design of a building. · Vertical dimensions, exterior materials, textures and colors of all proposed and existing buildings. : · Exterior matcrials to bc uscd, including walls,, glass (type/cOlOr), railings, detailing, " fencing, signs, etc. · Design. of accessory strueturcs, SUCh as caports, trash enclosures, retaining walls, trellis, ctc; Lands~pc materials should not. hide dcSign:.dctails. · Shadows.which depict.the tm· building profiles and dimensions (45 azimuth and altitude). Allow building design, to .read through shadows. · All. Superstructures, roof equipment, equipment screening and mechanical duct routing above the roof. · If an.additiOn to an existing building is proposed, show the elevations of the existing buildings together with those of the addition, e. '. :ROOf.pLans (for all proposed structures). .*. Basic site Plan.clemcnts~-and properly lines. - · Direction and slope of drainage. · Drainage coil··tom · Location of rooftop mcchani~'cal equipment and mCthod of screening. · Outline of building footprint bel°w. -· Differentiate between levels for structures, with multiple roof levels. " 'f. FlOOr plans (for all proposed structures) ~ · Square footage. · ~ . i ; · ' Pcrimcter dimcnsions. : t 114 ~ ~(, · Exterior matcrials~ · Glass Areas. . i ._ * Above grade extensions, such as balconies or decks. · g. Site Lighting Plan [~!' h. Phasing Plan ~! * Required for Phased projects, indicating thc limits of the phasing. · Comcr~ of building envelopes by stakes with flags. ~::! * Building lot cOmers by stakes with flags. · Location of proposed access roads and driveways .by~ stakes with flags (may be required), · The-corners, height and the rooflines of the proposed building(s) by poles with flags .(may bc required). k. Biological Survey (may be required). !. Drainage Report ~may be required). 116 Appendix B PLANT SI::J.RcrION GUIDE Thc. shrubs and trccs'listcd within this apPendix are a reflection of. the design'goals stated in guidcline All;. "Planting Design for Hillsides." Thcy arc listed; in matrix .form, by USes. Other Trccs and shrubs not listed hcrc may accomplish thc desircd'goals, and. if so, arc encouraged alS°' To usc this Appcndix, dctcrminc thc USc of thc. trCc or shrub and find the appropriate heading atthc top of thc matrix. Please. consult thc Sunsct Western Garden Book for additional information about cach plant. · The first list is a Tree List which includes Drought Tolerant and. Low: Fuel Volume Trees for use in high fire hazard areaS. ' [~ The second list is a Shrub LiSt. Nerium oleander has toxic foliage but is. included in thc AppendiX because of its other excellent qualifies,. Its usc is encouraged where .toxic foliage will not present a hazard. Size considerations are important for shrubs: use low.creeping varieties for groundcovers; medium shrubs and large sized shrubs .can be.used for screening, accents and spatial definition. Note thc list of Drought.Tolerant shrubs. The Ribes and '~ Rhus species have decidUous habi.ts; all others are evergreen..' I~' Please note thc Low Fuel Volume' Shrubs for usc in high fire hazard areas. · All of these  Shrubs are low growing and can exist with little summer irrigation. APPENDIX B GENERAL'HILLSIDE pLANT UST ,EOR.:. ~SAN RAFAEL CUMATE ZONE · Droughl Screen ~" Slope/ LowFUel Drainage Deer. Freeze BOTANICAL NAME COMMON NAME Toleran Back~lmd. Em. Cont. VolUme · Ravine Resistant Damaged iHEES: Aesculus Calif°mica' , California. Bucke~'e X ' X X X Ailanthus alflsslma Tree of Heaven X X Ainus cordata Italian Alder Arbutus unedo~ Strawberry Tree .: X X X X X CednJs deodars Deodar Cedar X' X- . 'X " Ceratonla sillqua carob Tree X . .. X X Cercls occidentalls' Western. Redbud' X X, X X X .~ . Cupressocyparis leylandll ! Leyland C~,press X ' X X ' x Edobotrya ~aponlca Loqual X EucalYptus lehmannli Bushy Yale X . X X Eucalyptus siclemxTIon Pink Iron Bark X X X X Fraxinus o. 'Raywood' Ra~#ood Ash X Geljera pawiflora Australian Willow X ' X Leptospermum laeVi~atum Australian Tea Tree X ' ' L X LeptOSpermum eCoperlum New Zealand Tea Tree X ' ' ' ' X X · ' L~uldambar' st~racl'flua SWeet Gum X LyonothamnUs f.' enifollus' Femleaf Ironwood Maylenus tx)aHa Mayten Tree X ' ' ' X Melia a. 'Ubraculiformis' TeXas Umbrella Tree X . :. . X · Melaleuca Ilnariifolia Flaxleaf paperbark X ' ' '. : . X X Metrosider°s excelcus New Zealand christmas Tree X . "' "X ' X Myoperum laetum Myoporurn Olea europea . EurOpean Olive X · X Pinus pines Italian Stone pine , X 'X X ' "' X Pislacla chinensls Chinese Pistache X X Platanus a.'Bloodgoocl' London Plane Tree X X Drought Screen SlOpe/ Low 'Fuel Drainage Deer ' Freeze BOTANICAL NAME COMMON NAME Toleran' Backgrnd. Ero. ConL Volume Ravine Resistant Damac,:,:,~d Populue fremonti, ' '. FremOnt'poPlar X . X. X Prunus caroliniana ' Carolina'cherr~ X X X ' .X X X PmnUs i~.onlio Catalina 'Cherqf : X X X X X X Pyrus c. ~Bradford? ' ' ' BradfOrd'.Pear · , X Quercue agrifolia° cOaSt Liv'e,Oak X X' "X X Ouemus chrTSolepis* canYOn Live Oak X X X Quercus ilex' H0ily Oak'. X ' ' X Rhus lancea.: Af~n sumac ' X X X Roblnla a. 'ldah°ensis' idaho L0CUSt X X .SchlnUS..terebinthifoilus ' .BraZi!ian Pepper X X' X Sequoia ~empervirens® Coast. Redwood X X X X Tilia e..'Redmond' crimean Linden X Tristania laurina ' Swamp .M~rtle X ' ' X Umbellularla califomlca~ California Laurel X X X. SHRUBS: · Abelia grandiflora .... GiossY:!~.lia X '..' '. '. Acacia decurrens. Grsen'Wattle '" X ' ' " 'X ' X A~onis flexuosa' .' Peppe~jnt. Tree X 'X . ' Arbutus u.;'c°mpacta'. · Dwarf!$trawben7 Tree X .X ,. ArctostaphYl°s sPP.'' ~zanita::"i ' X:X 'r'.x ' ' ' .X BerberlS' tliunber~li ':' Japane~:: Barber~ ' X ,C, aeSalpinla.spp..,, '.'' "' '.' Bird of Patad!Se :'X - ,. '. . Callistem°ncttrinus. ' ' Lemon Bottiebrush · X X '.: ' X ceanothussPP.* ' cean°ihus-: :. '.'. X 'x x x Chaenomelee ~P.' F~ert~ Quince X ' ' ' · X Chamelauclum.uncinatum .... WaXfloWer · ' X ' X ':. "' ClstUS spp;. ' .". Rockrose ~' X X X 'X Cotoneaster spp: ' cotoneasier X X Daboecla cantabrica Daboeda' ' " X X " Diosma pulchra Pink Diosma X .... ' ' .. '.~ .'; Drought Screen. Slope/ 'Low.FUel Drainage Deer Freeze I BoTANICAL NAME COMMON NAME Toleran' BaCk~lrnd. Ero~Cont. VOlume, ,RaVine, 'ResiStant Dama~led Dodonaea..vis~,osa ' HopSeed Bush X ~( X Echlum fastuOSUm Pr~.~-~f. Madeira X X' EiaeagnUe pun~erm· :'. $!~rr~- X X 'X ~ , X Escallonla:af~p. ' . ESCall°nla ~1 X Fallugla paradoxa~ Apache Plume ' X X Feljoa sellowlana : Pineapple Guava X X X. X FremontodendrOn app.: ... Flannel. BUSh · X X X Ga. rrya. fremontii, ... .' CoaSt $ilk?rassle X X X 'X. .. Grevillea'canberra Gmvlllea i X' X X Heteromeles' arbutifolla' . :ro¥on'.. :' X 'X · . X X X X' Junlperus app. -Juniper'. X . X . ' ' . X Loniceraptleata . Privet: Hone)~suckle ' X. X' · '1 Mahonla spp'.. Mahonla ' X ., X Myrica calif°mlca° ' Pacific Wax Myrtle' X X' X' X Nandina domestica Heavenly Bamboo X .. . X Nerium°leander 'Oleander' X X X X ' X X Photinla fraserl photlnla X PitlOsp0rum t'Wheelers 'DWarf. Dwarf:PittosporUm ~ X Pittospomm tenulfollum Pitt0SP°rum X X Plumba~° auricu!ata Cape Plumbago X X X ~ X Prunus ilictfolla° HOlly Leaf Cherr~ X X X X RhamnUs califomlca CalifOrnia Coffeebem/ ' X X X X '- ' ' Rhaptotepis indica. ' .Pink India Hawthorn X' X Rhus Inte~lrifOlia' Lemonade Ben7 X X Rosmarlnus"prOStratus~ Rosemar~ ' X X X ' X sophora ~ndillora Mountain Laurel X X X' ' sy, mpho~carpo~ alt)ua' .C, pmmon Snowberry X X ' ' ' X X T~h0steme lanatUm . - Wo~l~, BlUe'curls - . X. X. , X · - . X~'losma cor~estum Shiny Xylosma X X BOTANICAL NAME COMMON NAME i T°leran*lBack~rnd. I Er°'C°nL I. Volurne Ravine Reslstani Dama~d ¥INES: _Bougainvillea spp. Bougainvillea X X X X Clytostorna calliste~iloides Lavender Trurnpet Vine , X Gelsemlurn sempervirens Carolina Jessamine X Hibbertia scandens Guinea Gold Vine X !Jasmlnum polyanthurn Pink Jasmine X X .R_osa 'Cecile Brunner' Cecile Brunner Rose X X iSolanum lasmlnoldes Potato Vine X . X X ' =Wisteria sinensis Chtnese Wisteria. X'= X GROUNDCOVER/PERENNIALS: Acacia redolens Acacia X X X Achillea tornentosa Wooly ·Yarrow X X X Agapanthus spp. Lily of·the Nile X X X Arctostaphylos 'E. Carpet'* Manzanita X X Baccharis p. 'TWin Peaks" Dwarf~oyote Bush X X X X ceanothusspp.*. Ceanothd$ X X' :. X ' ' ' 'X Chortzema cordatum Flame"~ea.. · X CiStuS. SalvllfolluS: se~lelea~i Rockr°se X'. X X .... X conV0~u~u. ~rurn ~ush Momin~ G~ory X X ' X coprosmaklrkii' ' ' ;C~6~.CoprOsrna X' X .. , : .X . l', X Correa pulchella · Australian FUchsia X X X Cotoneaster Bp; CotoneaSter X ' 'X X Daboecia app. . . Dab°ecia .. X Dietes ve~leta F°rtnl~ht LII~' X !GaZanla ,Mitsuwa Yellow. Gazania . X X X ' Hemerocalli~ h~ , Da¥1ih/ "' X X X Hype~um':~ctnum St. John's Wort X X X. IdS dou~llU'iana' Douglas :Iris X · ' 'X ' ' Lan'an" montevidensls . . Trailing Lantana . X ..... X X BOTANICALNM ".,.~ Drought· · Screen. 8i~. ~FUel 'Dradn~ge ~i..Deer Freeze' '. ~' " ~NNAME Toleran' Back~lrnd. Ero. C°nL .... "' . _ . ~:~Volun~.. Ravine ReSistant Dama~l Lavandui" ~ LaveMbr" , x , ,. ?":"" · ~x x I~obulm'la~'m~tlml ', '~t..Aiyssum . - .. ' · ' -' . ........ IVl~°P°rum I:)~vifol!um I~oponJm .. X X ..... X.'. "~ X Narcissu~ spl:). Daffodil.. i .... '. ' ' X Oen°them.'be~m'Klied'- . IVleXk:anEVeningPrtmrose · X" . ~' ' ' X OsteosPermum fruiticosum'.. African. Daisy . ..... 'X . X -= Ribes vlbui, nifc)llum' :.:' .Ever~lreen currant · . ', ' . X ' :,' .X ' X. X salvla'leuca~tha* . CreePing Sa~e X ' 'X ' ' '. X " X Santolin~'virens'., ~antolina. · . 'X .. . X" . .X . $Oll~a~iheteK)ph~'lla AUstralian Bluebell , X. 'X X X · Trachelospermum:lasminoides '$taJ.'jasmine X : X · vinca spp. '. '."...', ': . : .PerhNinkle X X X Zauschneria ' californica, California Fuchsia X X :X X ' Ind~?,atel native California t, pe~es. Appendix C [? - - PLANNING DEPARTMENT'PROCEDURES FOR GEOTECHNICAIJHATARDOUS SOILS REVIEW A. Purp_ os~: The General PIan Health and Safety Element requires geotechnical Studies for development proposals to determine the actual extent. of geotechnical: hazards,' optimum location for structures, the advisability of special struCtural requirements, and the .~ feasibility and desirability of a proposed facility, at :a specified.l°Cation (Policy S'4). The requirements for geoteehnical investigations are 'set forth in the Geotechnieal Review Matrix (Appendix E). B. :Processing Ge0teehnical Review 1) When handing out an application for a master plan zoning, 'subdivisiOn, conditional cemfi~ cate of compliance, design review,, or..use permit/grading permit, the planner reviews-thc Relative Geoseismie Hazards and Relative Slope Stability Maps which arc l~ted on the wall by the hall. Sites which are rated 3 or 4 (most hazardous) on either Geoseismic Hazard or Slope Stability map will require a Geotechnical Investigation Report as part of the'materials needed for completeness. Geologic reports must be prepared by a Certified Engineering Geologist and soil engineering reports must be prepared by a Registered Geotechnical Engineer. Appendix E contains .the specific report requirements. Sites which are rated 1 or 2 require a Preliminary Geologic Report (as defined in Appendix E) before the application is considered complete. A Geotechnical Investigation may be required if the use is 1) considered to be critical use as defined in the Geotechnical Review Matrix, or 2) is dOwnslope of possible debris flow avalanche areas (areas rated as a category 4). 2) The required report must be submitted :before.the applicatiOn .is deemed complete. A fee is charged for 'review of the reports. 3) The report is referred to the Senior Engineer. Reports for high hazard areas must be reviewed by private GeOtechnical Review Board. The Public Works Department hires the geotechnical firms to review reports and additional information or additional mitigation measures may be required. 8-12 weeks may be required for the review proCess. 4): Reports in areas rated I or 2 are generally reviewed by the Senior Engineer. 5) A written response on thc gcotcchnical review must be received before the env/ronmental review is completed and the item scheduled for a hearing. 119 C. Processing Haziardou~ SQils Reports 1) The planner reviews Map GP-22 to determine whether the site is located on. artificial fill or on land which has been used by commercial businesses. " 2) If the site was a service station site, or if it is located on the areas identified on Map · GP-22, require a report reviewing historical land uses,, nature of fill and site characte~fie~ for evidence of Potential' hazardous, materials. The report is required as pan of the submittal. 3) The Fire' Prevention Officer' w~l review this report and determine Whether a H~7~'rdous Waste Investigation Report. is required. C~ntents of'the report are outlined in Appendix B. '~')~"i A written response on thc hazardous soils review must'be reee~d~ before the ..~. .. environmental review is completed and the item schedUled for a hearing, · 'Note: For a General Plan amendment, annexation, lot line adjustment, general rezonlng, variance or oPen space dedication request,.staff may require geoteehnieal or.hazardous soils review upon consultation with the Senior Engineer or the Fire prevention· Officer. Appendix D DRAINAGE REPORT REQUIREMENTS Section A3 of the Hillside Residential Design. Guidelines Manual establishes guidelines for grading and drainage. Subdivision applicationsinclude detailed must a hydrology report and hydraulic analysis prepared by a California-registered Civil engineer experien~d in hydrology and hydrologic investigation. The report shall include, .but not be limited to, the following information: A. Project/Site Description 1) Identify hydrologic conditions on the site, including natural: drainage courses, below ground springs, the location of all wells, flood hazards, and areas of debris flow; 2) Identify hydrologic conditions of the drainage basin, including creek morphology;, 3)' Identify downstream flood hazards; 4) Ider~tify location of existing and proposed drainage facilities. B. Project A~$~ssment 1) Poss~le flood inhndafion with existing development and with future development under the General Plan; 2) Hydraulic capacity of proposed and existing downstream drainage facilities; 3) Cumulative impacts of development in the drainage basin; 4) Cumulative impacts from potential runoff and from debris from tributary areas; 5) Other cumulative impacts as well as consideration for each lot or dwelling unit site. 6) The report shall include all maps, calculations and criteria upon which the analysis is based. C. Recommendations 1) Conclusions and recommendations regarding the effect of hydrologic conditions on the .proposed project and the proposed drainage system; 2) Opinions and recOmmendations covering the adequacy of the sites tobe developed; 3) .Design criteria to mitigate any identified hydrologic hazards, including cumulative impacts on prOposed and existing downStream systems. The applicant be required to provide a second from civil may opinion a City-approved engineer, at the discretion of the Public Works Department. 121 Appendix E BIOLOGICAL SURVEY REQUIREMENT Section C2 of the Residential Design Guideline Manual establishes development in riparian and watershed areas and'Section A8 outlinesgUidelineS'criteria forf°r development in hazardous fire areas. A detailed report prepared by. a qualified biologist may. be rcquircd to determine compliance with .these Thc shall gnid¢lin~. report include thc following information: A..Project Description 1) Identify the type(s) of plant and. animal habitats, found' on the site with an .accompanying 'map delineating habitat location(s); 2). Identify the plant and animal species, including rare and endangered: species, found on ~the site with a map shOwing their habitat locations; 3) Identify any wildlife corridors; 4) Identify vegetation areas with high fire hazards; 5) Describe the method of survey. B. Proiect Assessment 1) Describe and assess potential impacts of the development on the habitats; 2) Evaluate the adequacy of proposed creek and wetlands, drainageway setback~; 3) Evaluate compatibility of proposed landscaping materials; 4) Identify riparian, wetlands or other habitats needing enhancement to provide productive values; habitat 5) Evaluate potential fire hazards. C. Recommendations 1) Establish mitigation measures, such as buffer area and/or greater setbacks from the habitat and modifications to proposed siting, lot design; building envelopes, vegetation removal and grading which will reduce impacts and allow for the habitat's !ong-term maintenance. 2) Indicate any needed modifications to proposed landscaping plans; 3) Establish appropriate planting materials which will enhance and protect habitat values; 4) List mitigation measures which will reduce fire hazards while protecting habitat values; 5) Determine whether mitigation measures will reduce the development's impact to an insigfiificant level at which the long-term maintenance of the habitat is assured. 124 Appendix F . - ARBORIST/FORESTER'S REPORT REQUIREMENTS Section A2 of the Residential Deign Guidelines Manual establishes guidelines for the preservation of significant trees. A detailed report prepared by an arborist or forester may be reqUired to determine compliance with these guidelines. The report shall include the following information: , A. Proiect Descrivfion 1) Vegetation type,, condition, and health. 2) Tree removal (as keyed to the site plan). Types, amount and sizes of trees to be '. removed and reason for removal. ' 3) Trees with grading under dripline (as keyed to the site plan), B. project Assessment 1) Health of trees proposed for removal. 2)' Hazardous trees on the project site. 3) Fire hazards. 4) Grading impacts on tree health and survival. 5) The nUmber of healthy trees the parcel or ai'ea can support. ' 6) Impacts from proposed landscaping and irrigation. C. Recommendations 1) Alternatives, such as modification in the development siting, bulk, or design to' minimize removal of significant trees. 2) Measures to minimize grading impacts. 3) Pruning and/or tree removal needed to prevent hazards from. fire or tree/limb falling. 4) Number, type, size and locations of replacement trees. 5) Thinning needed to promote the growth of trees. 6) Other management measures, such as removal of exotic plants, needed for a health forest. 7) Modifications to landscaping plans to maintain tree health. 8) Methods to protect trees during constructiOn activities. COMPLIANCE CHECK[ I-IILLS1DE RESIDENTIAL DESIGN GUIDELINES MANUAL The following checklist summarizes development guidelines and standards. See the appropriate section for a complete explanation of the item. A "yes" indicates the project complies with the recommendation, a "no'.' ..indicates it does not. N/A is the abbreviation for "not apPlicable." This checklist is intended to measure overall design quality. The manual incorporates standards and Suggested guidelines to insure high. quality projects. Stan_dard~ are indicated, with an asterisk and: are mandatory. They'are indicated inthe text by the term "shall." ExceptiOns to standards can. onlY, be granted by the City Council (indicated by a *)'or the specific hearing body designated, in the Manual (indicated by a-). GUidelines are. recommendations and are indicated in the text by the term "should." Staff 'and the Design Review Board will be gUided by compliance with these guidelines in making their recommendations on the project design and any variations must' be justified by the project architect or engineer. Only projects with high quality designs will be approved. Zoning Standards (Chapter III. Hillside Residential DeveloPment Standards) *Natural State Requirement (25% +% of average slope) yes no required ~.proposed *Gross BUilding Square Footage (2500 sq. ft. + 10% of lot size, maximum. of 6500. sq. ft.) yes no__ n/a max. gross sq. ft. ~.proposed gross sq. ft. *Building Height (30 feet measured from natural grade) yes__no__ ~proposed height.. * Building stepback (20 foot height limitation'on Walls within 15 feet of the building envelope limit, encroachmentalloWed along 25% of building length) yes__no__ n/a proposed height . 'Setback Waiver proposed ~permitted for a distance of not more than 1/2 of the reqUired setback with DRB approval and special findings, requires compensating increase in setback on opposing setback) yes__no *Ridgeline prohibition of development within 100 vertical feet of visually significant ridgeline yes. no ' two spaces on subStandard streets *Parking requirement of additional yes___,no___n/a___ *Lot standards of minimum sizes and widths established in Subdivision Ordinance yes no n/a IV.A. Desien Guidelines Avvlicable to All Hillside Residential DevelOvmeq~ .IVAI.' PreServation of. Existing Natural Fea~ure~ Maintains mature trees and preserves significant vegetation yes:, no.__ ~ grading and' alterations of natural land.' forms with balanced CUts 'and'fills' y ,es.__no__ Drainage.~es. off site impacts and preserves natural drainage courses yes n.o .:.::i,~. . ~ds and Streets located and landscaped to minimize visual.impacts" ,yes. no n/a Access provided to open space areas yes no, n/a IV.AZ. 'Preservation of Significant tree~ Retains significant trees or criteria for removal is met and-*replacement criteria of 3:1 with-15 gallon trees is met yes no. n/a Existing trees are 'preserved by avoiding grading in the dripline, or change in grade or compaction. Arborist's i:~C°mmendations are met. yes__.no___n/a___ IVA3. FFdlside Grading. and Drainage Grading is minimized and all grading maintains a natural appearance with slo~. of 2:lto 5:1. Grading within 20 feet of proPerty lines is minimized ~or si~ tO-exiSting adjacent Slopes. yes no n/a. ' ' -Terracing uses incremental steps and 'Visible retaining walls are of a minimum height and use stone or earth colored materialS yes,__no___n/a_z_ pads are of.a minimum size for structures and open space (pads for tennis Courts and swimming pools are discouraged) yes no__ Off-site drainage impacts are minimized and drainage plans avoid erosiOn an'd damage to on-site and adjacent properties.. Impervious surfaces are minimized and storm water from roofs is conveyed to a comprehensiVe site drainage system. Storm drainage improvements and drainage deviCeS create _ a natural appearance, yes__no__ *Debris Collection and overflow routes are provided where needed and located to minimize visual impacts~ yes__no__n/a Erosion control plans and revegetation plan provided., yes no ' Geotechnical review has been done and mitigation measures will not substantially modify the character of the,existing landform, 'expose sl°1~ that re-vegetated or remove large areas existing mature'vegetation. Of Existing geologic hazards have been corrected; yes. ~no IVA4 Lot Configuration, Building Setbacks and Location (Complete for Subdivisions) Lot configurations provide a variety of shapes based on. topography and natural features and lot lines are placed on the topi not the toe, of. the slope. yes___no Flag lots with a common drive are encouraged, yes__no__ Building setbacks are varied or staggered~ yes no are not located near visUally prominent ridgelines and Building locations existing view of residences are respected, yes__no__ yard are minimized on downhill lots. yes__no__ *Front setbacks IVA5. Street Layout, Driveway and Parking Design Streets use narrower street widths if it reduces grading, 'visual impacts are minimized by terracing any retaining walls, and split roadwaYs are -. encouraged, yes__no n/a 'Street layout follows the natural grade and long stretches of straight rOad are avoided. Proper sight distances are maintained, yes no n/a .Street grades do'not exceed 18% have received or exception. .Driveway grades do not exceed 18% or an exception has been granted. Parking has been. designed so that vehicles will not back out into substandard streets. Driveways over 18% have grooves and asphalt driveways are not proposed on slopes over 15%. yes__no__% grade Parking bays are established or if parallel parking is permitted it is located on one side only and limited to8 feet in width. Yes no.. n/a.. IVA6. Reduqtion of Building Bulk on Hillsid~ The building steps up the slope and/or has been cut into the hillside. yes___no___ . Roof forms and roof lines are broken up and' parallel the slope,-The slope of the roof does not exceed the natural slope contour by 20%. yes no___ OVerhanging or elevated 'd ~. s: and excessive cantilevers are avOided. yes- ~--no .... ~geexpanses of a wall in a single plane 'are avoided on downhill elevations. yes ' no Building materials blend with the setting, yes no_. IVAT..Hi'llside Architectural .CharaCter Rooflines are oriented in consideration of views from adjacent areas and properties, yes. .no Gabled, hip and shed r°°f.f~rms with a moderated pitch are encouraged. Changes in roof form accompanied with offsets in elevations are encouraged. Flat roofs 'with membranes or-built up roofing materials are discouraged when visible, yes. no,: MulfiBuilding Pro~cts , have different floor elevations to ach/eve height variation and avoid long continuous building masses. Articulated facades · and variations in roof forms: are required. BUildings near hillside rims have a staggered arrangement and are screened with planting.. yes n'o, 'n/a .. Building Material~, texture an~ color meet criteria and color coordinate with the predominant colors and values of the surrounding landscape. Building walls and roofs are of. reconUn~ ended materials, yes, · no.___. _Walls, fen.c? and accessory structures are compatible with adjacent buildings and are ddslgned to respect, vieWs. Front yard fences are .of an open design and provide a landscaped buffer. Walls and materials are of appropriate materials, yes no °Retaining wall~ meet height restrictions'of 4 feet on upslopes and 3 feet on downslopes, Terraced retaining.walls are 'separated by.a minimum of three .. feet and landScaped. Retaining walls holding back grade'to accommodate a patio or terrace 'conform to the natural contours as much as' possible and excessively high retaining walls are ·prohibited. yes__no, n/a' *Decks do not create exCeSSively high distances between.the stru~e and grade. °Mechanical equipment, i$ $~eened from view. yes 'no .... ~ IV..AS,' Planting DeSign for Hillside Residential DeveloPment .. reSpected and retained. Replacement trees are-planted :with irregularly grouped trees which retain a similar appearance from a distance. New plantings have been selected for their effectivenesS of erosion control, t fire resistance and drought tolerance and consider neighbors' vie, vs, Native · :' plants are used, yes no_ i *IrrigatiOn systems and. mulching are provided, yes no Existing SCarred orgraded areas with high visibility are reVegetated. Special planting guidelines for 2:1 slopes are followed, yes--no__.n/a Graded slopes, have trees planted, along contour lines in undulating groups Public rights-of-Way are landscaped; yes no ..n/a Transition zones are planted in high fire hazard areas and building envelope, are located to minimize risk to structures. Planting materials arefire ll..i retardant. Subdivisions have provided'an arborist~s report to analyze site fire hazards, yes no n/a ~;1 IV.A9. Site Lighting Site lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent properties are not illuminated and. light sources are not seen from adjacent, properties or public rights-of-way, yes__no__ Overhead lighting in parking areas is mounted at a maximum height of 15 feet and .does not interfere with bedroom windows, yes n° n/a Overhead lighting in pedestrian areas does not exceed 8 feet in height and low level lighting is used along walkways, yes no n/a *EXterior flood lighting is located and shielded so that it does not shine on adjacent properties. Decorative lighting to highlight a structure is prohibited. and not shown, yes__no. · n/a ~ IV.BI. Subdivisions and Planned Development Project~' Requirements fo~ preservation of existing natural features, street layout and design, hillside, grading and drainage~ and .lot. configuration, building setback. and'locations have' been met and building envelopes established on all lots. yes. 'no Cluster developments meet. the .following criteria: Flexible frOnt and: side setbacks are provided; large expanses of flat areas, such as parking lots, are avoiaed; buildings are sited with units having different floor elevations to achieve height variation; buildings: near' hillside rims are sited in a .staggered arrangement, and screened with planting; existing Vegetation is retrained;· and 'flag lots which encourage terracing of buildings 'and' minim~ cuts and 'fills "are allowed, yes__no .Long' continuous building masses are avoided and groups of building are designed with visible, differenCes thrOUgh materi'als, colors, forms,"and facade variation. Facades are articulated and rooflines avoid extended horizontal lines.~ Building facades have a mixture of vertical and horizontal elements, but. emphasize verticality. Alignments of units are staggeredhorizontally and vertically to create unit identity, privacy at entry ways and in private outdoor spaces and to shape open space. Buildings may be terraced and. ' buil~g dusters are separated with expanses Of:open .spaCe. yes,no. IV. B2~:.: .Single Family Residences on Individual Lots Requirements for PreServatiOn of existing natural 'features, hilllside grading and drainage, reduction of building bulk, architectural character, and planting .design are. met. yes__no__' .An 'exception is necessary to allow tandem parking on lots served by an access drive if it minimizes the impact of hillside development. yes~_no___n./a___ Common driveways are enCouraged, yes no. n/a ~I'he driveway grade does not exceed 18 % or an exCeption is required. Drainage from the driveway is directed in a controlled manner. The finished grade of the driveway conforms to the finished grade of the lot. yes. no__.. IV.B3. Multi-family Residential Development Requirements for preservation, of existing natural features, hillside grading · and drainage, reduction of building bulk, architectural character, Site lighting and Planting design are met. yes. no... Yard setbacks and group common and private open space meet zoning' 'ordinance requirements. A children's play area is provided on develOpments with over 25 units, yes__no__ ' The site design utilizes opportunities such as outdOOr decks, roof gardens, terraces, bay windows, framing of views, pergolas, view' lookouts, and sculptured stairs and walkways, yes__no Large expanses of flat areas, such as parking lots, are avoided; buildings are sited with units having different floor elevations to 'achieve height' variation; buildings near hillside rims are sited in a staggered arrangement and screened with planting; existing vegetation is retained; and flag lots. which encourage terracing of buildings and minimize cuts and fills are allowed. yes___no___ Long continuous building masses are avoided'and grOups of building are designed with visible differences th-rough materi-alS, colors, forms, and facade variation. Building facades do not create a ground level wall of repetitive garage doors. Facades are articulated and rooflines avoid extended'horizontal lines. Building facades have a mixture of vertical and horizontal elements, but emphasize verticality. Alignments of unitsare staggerS:horizontally and vertically to create unit identity, privacy at entry Ways and. in Private outdoor spaces and to shape open space. Buildings -maY .be terraced and building clusters are separated with expanses of open space, yes.. no. Tuck under'parking is encouraged. 10% of the parking lot area is landscaped or trees planted as required by the zoning ordinance, yes__no__ IViC1. Highly Visible Ridgeline Areas *Development is located within 100 feet 'of a significant ridgeline. yes___no___ Designs minimize grading and building pads. Structures and fences do not project ~bove the ridgeline and views of the natural ridge silhouette is retained. Roads near ridges and on slopes are designed to accommodate grade and cut slopes are rounded off. yes no IV. CZ Hillside Drainage Swales and Drainage Ravines. *A hydrol.o~.? .analysis has been prepared and inadequate on and. off-site ,existing .hillside storm drainage facilities will be replaced, Appropriate~ .- setbacks from drainages: have been established to preserve 'natUral drainage · patterns and public safety. Slope stability hazards in watersheds, have been stUdied and measures proposed to protect doWn-Slope properties. (Subdivisions) yes. no "'.-General. plan setbacks 'from drainageways, creeks, and wetlands are met. (General Plan standard, exceptions cannot be granted). SubdivisiOns. and other majorprojects have provided a 'biotic report to establish :the aPPropriate setback, yes. no. n/a. .... *Del~ris basins, rip-.rap, and energy dissipation devices are provided when necessary to reduce erosion when ~grading is.undertaken. Significant~natural · drainage courses are protected from grading activity and'are integrated into projectdesign.. When a 'crossing is required, a natural'. Crossing and bank protection is provided. Any brow ditches are naturaliz~c/ with plant materials and native rocks, yes no n/a .. Stream bank stabilization .is done through stream rehabilitation and not through concrete channels, or other meChanical means. Stream planting .utilizes indigenous riparian vegetation, yes. no n/a IV.C3' HillsloPe Haloitat Areas Cluster housing is encouraged and provisions regarding reduction of building, bulk on hillsides, architectural.. Character, 'and' site lighting are followed, yes no. n/a... -~- Existing. vegetation is' incorporated into the projeCt design and used to screen development from offsite views, yes__no _Indicate any special requircment~ Geotechnical Review y e s __ _ n o _ __ ~' Drainage Report yes___no___ BiOlogical Survey y e s _ _ _ n o___ Arborist's Report ye s___n o___ Photo montage and/ or model yes__no . Site Staking Yes___no___ Comments. on overall project compliance and de~ign quality Exceptions or waivers required for the project which can. be apprOved., by 'the Zoning Administrator or Planning COmmission with the recommendation of the Desi_lrn Review Boar~l ..- ~ Exceptions which require the approval of the City Council upon the recommendation of the Design Review Board and Planning COmmissiOn City.of Santa Rosa' - Hillside Residential District Article 1.8 R-H - HILLSIDE RESIDENTIAL -Sections: 20-03.410 Purpose, Where Applied, How Established 20-03.1411 R-H Uses and-Restrictions 20-.03.412 Uses Allowed 20-03,413 Development Principles, Standards, and Requirements 20-03.414 Status of Approved Development Plan for R-H District 20-03.415 When Conditional Use Permit Not Required Section 20-03.410 Purpose, Where Applied, How Established (al Purpose.' The purpose of the R-H, Hillside ReSidential District provide for the development of hillside areas.in, a manner that will preserve to the environmental and. scenic benefits of these areas and pFotect development on the hillsides and in surrounding areas from geologic, hydraulic and other natural hazards. It is intended that this zoninq district will promote the Hillsides Environment objectives and policies of the Open Space and Conservation and Urban Design Elements of the Santa Rosa General Plan. It is the further intent of this district to establish densities and open space areas consistent with the City's general Plan and any applicable specific plan and to provide density increase incentives to create open space. (b).. Where Applied. The R-H District may be applied to properties or por- tions of properties that are situated on a hillside, or in hill'y or mountainous areas, on. ridgetops or plateaus. The R-H District may also be applied to pro- perties or portions of properties which have an average cross-scope of ten per cent or greater. (c) How Established. The R-H District may be established upon application of the property owner or upon the initiative of the City Council or Planning Commission in accordance wi th the procedures set forth in Chapter 20-02, Article 7. The R-H District may be established without consideration of a development plan, but any development will be subject to the approvals required by this article before building permits will be issued. Section 20-03.411 R-H Uses and Restrictions The use of la~d~'buildings and structures on any property classified R-H is subject'to this article as well as to the general regulations and requirements of this code. No uses are allowed in the district except those "specifically listed in this article and then only as permitted by an approved development plan, or when required, a. Conditional Use Permitand the other restrictions listed in the following sections. Allowable residental density in the R-H District shall be determined by specific Slope Density Tables adopted at the time and as part of the zoning. Densities in the Slope Density Table sha?l be based on the average cross slope (S) of the_parcel to be zoned. Average cross slope shall be determined by the formula S=IxL x .00229 in which S equals the average cross slope, I equals the contour interval in feet, L equals the combined length'in feet of all contours on the parcel, and A equals the parcel area in acres. Open space areas.used 'in the calculation of density bonuses (as provided in the adopted tables) shall be consistent with the City's General Plan and any applicable specific plan. At least thirty (30) percent of such open.space shall be corridor open space as defined in subsection (al and the remainder may be either open space as defined in subsection (b) or additional corridor open space. (al Corridor Open Space. Corridor open space is privately owned area, located along waterways, major roads, through open fields, or which include significant vegetation, prominent topographic or ~ther natural features. Such open space shall besolocated as to physically and visually unite the various natural elements and provide a framework of flowing open space exclusive of the more s?uctured or formal open space located within actual developed areas. Lands accepted by the Santa Rosa City Council as open dedicated 'park .and recreation areas may receive full credit as corridor open space. Corridors of open space may be fenced to restrict public access providing such fencing does not restrict the continuity of or visual access to the corridors. Corridor open space shall be maintained in a natural or landscaped state, shall contain no structures, and shall not be used for storage of any kind. (b) Open Space. Open space is that area suitable for common recreational use or which provides visual relief to developed areas, exclusive of typical trapezoidal type flood, control channel rights-of-way, area devoted to parking, vehicular traffic, or private use-;~j~d any other area which does not signifi- cantly lend itself to the overall benefit of either the particular development or surrounding environment. Open space may include area in private lot ownership, provided that such area is not fenced. The boundaries of open space area shall be treated as property lines in determining required'rear and s.ide yard setbacks. At least fifty per cent (50%) of the required open space shall be contained as a single visually identifiable area~exclusive of connecting corridors or pathways, and in no case be less than fifty (50)~feet in dimension nor five thousand'(5,000) square feet in area. Section 20-03.412 Uses Allowed No uses shall be_allowed in the R-H District excePt those listed in'~his sect-ion. (al Uses allowed without either being set forth in an approved' development plan or authorized by a Conditional Use Permit: None. (b) Uses requiring a Conditional Use Permit, except as provided in section 20-u3.415: single family dwellings, duplexes, multiple family dwellings, group dwellings, boarding and lodging houses. Child nurseries, churches, public or private schools, public buildings, public utility structures, parking lots, home occupations, temporary ~ubdivision sales offices and private recreational -53- facilities for which amembership charge may be made but which are not open to the general public. Health care facilities as provided in Chapter 20-03, Article I0 of this code.. All accessory buildings and structues, fences, or _other screening shall be of man-made or natural material, provided that no accessory building shall be constructed prior to the construction of the main bulding, nor on a lot separate from the main building. Accessory uses whichmay include the accoJrmodation of not more than two roomers or two boarders per dwelling unit for single family.dwellings and duplexes, and signs as provided in this code. (c) Prohibited uses: Any use not specified in subsection (b). Section 20-03.413 Development Principles, Stand'ards, and Requirements (al General Development Principles and Standards, The following principles and standards are intended to carry out the Hillsides Environment objectives and policies of the Open Space and Conservation'Element of the'Santa RosaGeneral. Plan and the stated purpose of this ArTicle. All uses in the R-H District must be found to be consistent with theseprinciples and standards and the adopted general plan or any applicable specific plan, before any approvals required by t'his article may be given. (1) The location, orientation and design of' building sites, buildings-, fences and other structures, and streets and other circulation elements, shall maintain and preserve natur.al topography, cover, significant landmarks and trees, minimize cuts and fills-, and preserve and enhance views and vistas On and off the subject property. Exceptions to City of Santa Rosa street standards may be made in order to accomplish these objectives. (2) The design of buildings, fences and other structures shall be in harmony with and enhance natural site characteristics in regard to height, use, texture, color, reflective properties, roof Characteristics and setbacks. (3) In those areas where approval is.given to disturb or remove natural vegetation and ground cover, compatible ground covers and/or native shrubs shall be installed with an irrigation system designed for perpetual main- tenance and care. All such planting shall be native to the site or compatible with the native vegetation of the s'ite or vicinity. (b) .Specific Development Requirements. (1) Height Limit of BuldinQs and Structures. Height limits for struc- tures may be set forth-in the development plan and, if not, shall be established by Conditional Use Permit in accordance with the development principles and standards set forth in subsection (al (2) Lot Development and Parkin9 Requirements. Each lot or parcel shall be required to have a building "envelope." The area and dimensions of the buildi, ng envelope, building setbacks, and permissible coverage of a lot by structures~may be establised by showing them on the development plan, or on an approved t~ntative subdivision map and thereafter on the final or parcel map, otherwise they shall be established by Conditional Use Permit in accordance with the development principles and standards of subsection (al. Off-street parking: -54- A minimum of two off-street parking spaces per dwelling unit shall be provided, the location and design of whiEh shall be determined in accordance with the principles and standards of Chapter 20-04. Off-street~Parking require- ments for all other uses within the district and standards for off-street parking facilities shall be as provided in Chapter 20-04. (c) Site Design Review, and Design Review Approval. All structures in the R-H D.istr~'ct shall obtain design review approval, beforle any construction per- mits are issued; provided, however, that design review of single-family resi- dences shall be limited to site plan review only. (d) Development Plan.' Prior to any development of property within an R-H , District ~ppl'icants shall obtain approval of a development plan from the City Council. Prior to Council consideration, the Planning Commission shall hold a public hearing on the proposed development plan. The proposed development plan shall be prel'iminarily reviewed.by the Design Re~iew Board and the Community Development Advisory Committee and their comments and recommendations shall be forwarded to the Planning Commission prior to its consideration of the plan. Following the public hearing, the Planning Commission may deny approval of the proposed development plan or may reconmend to the City Council approval of the plan as submitted or subject to specific conditions and/or amendments. A denial by the Commission Shall be final unless appealed to the Council. Planning Commission recommendations for approval shall be forwarded to the City Council which shall hold a public hearing on the development plan in accordance with procedures set forth in Chapter 20-02, Article 2. Following the public hearing, the Council, by resolution, shall approve, with or withdut conditions and/or amendments, or deny approval of the development plan. The development plan shall include a policy statement setting forth the development and uses which are allowed.and the conditions and controls imposed on such development and uses. The development plan shall include the following: , (1) Legal descriPtion of the subject property. (2) Proposed land uses showing general locations of all buildings and proposed specific uses. (3) Delineation'of significant natural feat'ures such as trees, rock outcroppings, and bodies of water on a topographic map of the subject property and adjacent properties within a 300 foot radius of the subject property. Topographic maps shall not exceed the scale of 1" to 100' and. shall show contour elevations at an interval not to exceed five feet. (4) A tabulation of the total land area and percentage thereof designated for various uses. (5) General circulation pattern indicating both public and private vehicular and pedestrian ways. ~(6) Relationship of present and future land uses to the sourrounding area and to the General Plan..of the City of Santa Rosa. '(7) Statement of 'conditions for ultimate ownership and maintenance of all parts of the development including streets, structures and ~pen spaces. (8) A preliminary report indicating provisions for storm-drainage,' sewage disposal, grading and public utilities. (9) Delineation of development staging, if any. (10) A preliminary evaluation of the vegetation, soils, geology and hydrology of the area including the downstream effects of development and methods for preventi-ng on-site slippage and erosion. (1I) A visual analysis of the subject proeprty as it relates to inha- bited areas, specifically roadways, residential areas; activity centers, parks and other publicly used'lands. The analysis shall include: a characterization of the. significant visual elements of the land (and parts thereof) in terms of scale, form, color, visual amenity and relation to surrounding terrain, a characterization of the relative s.ignificance in terms of visibilitY, and a chacracterization of the change in the above-which the proposed land use shall effect. · C12) Statements on how the natural features, including vegetation will be preserved during construction and in perpetuity. (13) Statements on the methods that will be utilized to minimize grading of building sites and streets and for utilities and indicating where natural materials will be deposited and removed. ~ (14) A conceptual landscaping plan indicating methods of maintenance. . . (15) Any additional information which maY be required to determine if the. contemplated arrangement of uses is consistent with the Hillside Environment objectives and policies of the Open Space and Conservation Element of the Santa Rosa General Plan and the provisions of this article~ (el Modification of Development Plan. Requested modifications to, or revi- sion of, approved development plans, or any part thereof, shall be processed in the same manner as the original proposed development plan, considering each request against the original devel'opment plan, as approved, and conditions obtaining at the time of the modification or revision application. Section 20-03.414 Status of Approved. Development.Plan for R-H District The approved development plan for an R-H District shall govern all develop- ment on the property. -If approval is granted for subsequent division of the property in the R-H District into two or more parcels, the approved development plan shall govern the development of each of the separate parcel's. (al Subdivisions. The City Planning Con~nission and Council may grant permitted exemptions to the subdivision'~egulations and this code in approving a subdivision of land zoned R-H into lots or as a condominium or other con,non ownership form of development, if the Cormnission finds that adequate provisions are made'to ensure the perpetual maintenance of all areas and improvements pro- posed to be owned in con, non and to insure that additional development will con- form with the approved development plan. -56- Section 20-03.415 When Conditional Use Permit Not Required If an approved development plan and its included policy statement is in the -form of a precise plan of development which establishes uses, lot sizes, building envelopes, lot coverage and height limitations of structures, fencing regulations and parking requirements and a final subdivision map or parcel map has been recorded under such plan, a Conditional Use Permit shall not be required to develop, in accordance with such approved plan, and thereafter uti- lize~ also in accordance with such plan, the lots shown on such recorded final or parcel map. -57- Town of Tiburon- - Design GUidelines for Hili'side Dwellings TOWN .OF TIBURON : .,~~ DES!GN GuIDELINEs FOR ~ AND GENERAL DESIGN GUIDELINES FOR : ,~...., i~ ~ ,.: ,~ : .. / NEW CONSTRUCTION AND REMODELING 1°17'718 I PREPARED BY, JAMES MALOTT & ASSOCIATES Idll~l IRAil ~ ii iMi'Almiill I A~PLIITW'PT~-! THESE~ GUIDELINES HAVE BEEN DEVELOPED FROM INFORMATION AND DE.ClSIO.NS MADE AT NUMEROUS HEARINGS OF " THE TIBURON BOARD OF ADJUSTMENTS AND REVIEW (THE ·'DESIGN REVIEW BOARD), PLANNING COMMISSION AND OTHER DISCUSSIONS. THEY THEREFORE REPRESENT A CONSENSUS OF. OPINION IN EFFECT AT THE TIME THEY WERE DEVELOPED. THE TIBURON DESIGN GUIDELINES ARE INTENDEI~.TO HELP THE ARCHITECT., DEVELOPER HOMEOWNER OR BUILDER CREATE NEW DWELLINGS, OR REMODEL EXISTING ONES~ IN A WAY WHICH WILL BE HARMONIOUS WITH THE"EXlSTING FABRIC OF THE TOWN OF TIBURON. THE GUIDELINES ARE NOT MEANT TO DISCOURAGE UNIQUE AND INVENTIVE~DESIGN SOLUTIONS,' NOR ARE THEY IRON-CLAD RULES.' IF A DESIGNER WISHES TO DISREGARD THEM ENTIRELY, HOWEVER, IT SHOULD BEFOR GOOD REASON AND THE RESULT SHOULD..BE ONE THAT WILL ENRICH THE VARIOUS PATTERNS OF TIBURON. THE MOST IMPORTANT· POINT TO REMEMBER, AND THE REASON THESE GUIDELINES. WERE CREATED, IS THAT THE RESIDENTS 'OF '~IBURON'LIVE WITH THE FINAL CONSTRUCTED PRODUCTS WE CREATE TODAY FOR GENERATIONS TO COME. . GOAL I REDUCE EFFECTIVE BULK A. LANDSCAPE WITH FORESIGHT B. USE NATURAL AND PLANNED LANDSCAPE PRIN. 1 CUT BUILDING'INTO HILLSIDE C. USE EARTH FORMATIONS TO MINIMIZE IMPAC~ 2 TERRACE BUILDING USING SLOPE D. USE NATIVE DROUGHT-RESISTANT PLANTS ~3 REDUCE EFFECTIVE MASS WiTH VERTICAL AND 9 DESIGN FOR ACOUSTIC PRIVACY HORIZONTAL ARTICULATION 10 AVOID SPRAWLING PLANS 4 FOLLOW HILLSIDE CONTOURS '* '11 SITE BUILDING TO AVOID PROMINENCE 5 FOLLOW coNTouRs WITH HORIZONTAL ELEMENTS. 12 PROVIDE ADEQUATE VEHICULAR ACCESS 6 AVOID DOWNHILL CANTILEVERS 13 HEIGHT LIMITS 7 AVOID LARGE RETAINING WALLS . A LIMIT 8 USE MATERIALS TO REDUCE BULK B VARIANCES 9 USE UNDERGROUND SPACES TO REDUCE BULK GOAL 3 PRESERVE ACCESS TO VIEWS 10 AVOID SINGLE FORM SOLUTIONS PRIN, I LOCATE NEW STRUCTURES FOR MINIMUM 2 REDUCE ENVIRONMENTAL IMPACT INTERFERENCE 2 PLAN LANDSCAPING TO AVOID VIEW BLOCKS I USE FORM AND MATERIALSiWHICH BLEND WITH A TREE TYPES AND PLACEMENT TEXTURE OF ENVIRONMENT * B DO' NOT BLOCK 'VIEWS OF. DISTANT NEIGHBOR** 2 DO NOT USE LARGE EXPANSES OF SINGLE MATERIAL 3 PRESERVE EXISTING VIEWS 3 USE NATIVE MATERIAI, S WHEREVER POSSIBLE A. SITE BUILDING AWAY FROM EXISTING 4 USE NON'REFLECTIVE MATERIALS STRUCTURES B. CUT CORNER OF BUILDING IF NECESSARY 5 SCREEN .FOUNDATIONS AND UNDERSIDE OF STRUCTURES 4 DESIGN F°R QUALITY, NOT QUANTITY, OF VIEW 6 CONTROL WINDOW PLACEMENT FOR PRIVACY AND 5 VIEW FRAMING vIEW 6 MAXIMIZE BOTH VIEW AND'PRIVACY 7 USE ENERGY-SAVING FEATuREs. 7 AvoID pARTIAL vIEW BLOCKAGE A. EARTH BERMS, SHADED WALLS A. PROTECT* VIEWS IN MAJOR ROOMS B. PLACE :WINDOWS FOR OPTIMUM UTILIZATION OF B. FOREGROUND, MIDDLEGROUND, BACKGROUND SUN -C.~CENTER OF VIEW C. SOL~,R PANELS D. DO NOT BLOCK MAJOR FEATURE OF VIEW 8 MAKE THE LANDSCAPE WORK FOR YOU i~ E. DO. NOT .B. LOCK SMALL VIEW F. ME'ASURE VIEW BLOCKAGE PROBLEM TIBURON DESIGN GUIDELINES i '" DRAWN BY= JEAN A. ORR J AHD FeUH~TiOH, ,6~. ~mUMf ~ blVIH~ · ~ ... ~ . ' ~°~1' ~ I "..'~' 'AMD ~Xp~H~Iv5, ' . ov~Y~AHC~- · ~FECTIVE " EvE:H ' AVOIO DE&K6 HAH~41 tSuIL. IDIHr--4 WITH LOH~I laO'~ TIBURON DESIGN GUIDELINES - 8 FOOT WIDE DECKS (Mill) ARE NECESSARY FOR EFJ:ECTIVE use AND BREAK UP OF MASS ' TIBURON DESIGN 'GUIDELINES I .~-t. 'l.UilM SiI~..c'.,t.E P_LANE .OE.BUILD/NG EXP...OSED .~O ' '_W., APPROXIMATELY 10 FEET VERTICALLY, 30 F"'-T , ,pl P. TIBURON DESIGN GUIDELINES TIB! ,:{0_1~1 DESIGN GUIDELINES " -' ..... : ..... : ...... , ...-.: - . .... .., - ...... -,- -~--'. :' ........... ~'"'-'-"~c~a¢ ...... -wrt-':-- ..... rr I"': ..... tlr ,r:~,~.~lTt~-;~'lL [ ...... 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"'Zee , ~A~T ~QwIH~ T~ 'PA~T ~owIH~ ~ bow H~I~HT pLAHT~O A~ p~lV~CY T~E~O p~aVlO~ p~lvA~y  ol~ W~THIH ~ 6H~T' ~.:" H~T ~UH.:', T~ P~HT~O T~~ . ~u~ ~~v~ H~...~ , · ":' ' ' o~d~T .. ~Lo~ TO T~ v~w. TIB~BON DESIGN ~UI~ELINE8 · 6bE~O5 wITH ' , ~o~,,~ ' ~ · · ~c~B ~p~c~.L ~H~c~p.~p' wl~ 'oUT-' , L'~c~B. P~c~.L L~.~~P~O w~Tq .~do~ ~T~o~ oUT o~',' ~LL~o~,. _ ~.oT ~TT~T: Ho ' . · ~T~I~HO w~LL ~ bA~¢~, U~Ic~HTLY. ,, - ~IRO. DF~lGN P41D[I INE.S . , .... : .... :::.-.~. :..-.: ..... ............ ::.. I~.. ~ ._: ...................................... ~ ................ ~J~ ~c2 AgP_-, 6~TI6A¢-.~"~ ~b'¢'r co,,,,¢r~'k,,~.~P_. ~ BT6, T~P-- PLAHI'MIh'id''1 d,...OIDP--.. POt,~ ,I"l...JP.-..'bP.'.,' A,, .~.'(3 CCAt-iTP_.r) 4~F..E:. i~l..~,.Htqli. {¢ /..;cc.)E. ¢. ~-").~,6¢~P.. F_,..LP-,./V,,P_,.HT,~ P_..Xc.S'P..I)IId/_..i HG.I~.~,P'I" L./,ALT'6 FLAC.'~OLP--"~ BT,'.:.'. Im H~ OTbl~r'2 r'al,~C~lc~b~/.,~v'.~ (Vl~¥./fbboc, t<,-b., r:-~]'c..') ('~,¢..~.LJ k;. . , ....- 6. oPT~H oP~J~r..T ¥0' VAt~IAW,~F=~, bOT' H~'~5 AI~ CA~S WM~.I~ THru' COOP. D.Oe.~ HOT wo~l~ AHD A VAI~IAI'"'Ic.~. i'5 I~i~,~Ol-~,I~L.,B..:POl2.. TMI~. 61TUATIOH. '.- '~. ., ... ;. ..':,- .'::: . · .... . ,., ,.':".' . " , ' ,'V,d'~ HOT F.'oI~P...T ~,N?. EvEt~¥ .P~oPB~Ty owUBl~. I~¢B~ I-[A~ TM, P--, teI~FIT.'I,O t~LIIbI"D OH . IN,.PAt.-T ~H HB!I~Op, IHC~ pI~PP_,I~TI~.'b ~ TFI!6. I,V,,P,~-t...T ,v,d~T ~ ~INMAiz~O IH P,.vP_.~y wA'( ~-~ t~OA~O r..AH a,?lSleOVB .Ai...I ADOITIOFI,~L ~,' oF 'FIE. I~.I-IT IF Tt-IE:'T' PBP-.L IT I~ .~.ppI~.opI~I~TB..qlVP_.H TPIP-, pMe. TIcLIL~,Ie LoT A, HD' ~ITP_...PD~,H. ..'. '. ,TIBURON DESIGN GUIDELINES I G2 PI: AOA~O OP' ADJUGT~B~T~ AMD ~v!r:~, APPLICAHT~ po~ 'Vip ~ ' -'"~ ' , .~.~ .'. TIBIIRON DESIGN GUIDELINES' 'DowH HILL ~bo~K ' T~ ~LAHT~O wHiteD THey PLAHTIH~ ~ Vl~VV~ .HoT TIBURON DESIGN GUIDELINES J G3 P2 -BUILDERS SHOULD EXPLORE TIIEIR SITE FROM NEARBY AND DISTANT VANTAGE POINTS TO MAKE SURE ~,'T ~v'e. r4yTH~d~ ~ ,,' '. ~ I ~ '~1 I · NO~ ~I61~AVI~'~~ w~ ~A~~oT~T~) . .~ TIBURON DESIGN: GUIDELINES ! ~., TIBURON DESIGN GUIDELINES P6 'B. I!c',,.,ZoH'L!btF_.. 1,5 M_C:~'~ ,,'"'u'~H'51TIVP_.. PART TIBURON DESIGN GUIDELINES i , TIBURON DESIGN GUIDELINES G3 P'~ Cliy of Westtake V'dlage ZONING REGUlaTIoNs / 9.17.010 CHAPTER 9.17. HILLSIDE hillsides as exhibited in prominent ridgeline DEVELOPMENT Silhouette and backdrop, rounded hill form and STANDARDS angled hillside slOPes will be maintained and/or reinforced. 9.17.020. ApplicabilitY. 2. Significant natural systems and resources 9.17.030. Findings.. associated with hillside environments, including 9.17.040. General DevelopmentandDesign but not limited to prominent ridgelines, Standards. significant vegetation and wildlife habitats, 9.17.050. Site Planning Standards. special geological features, steep' slopes, and 9.17.060. ArchiteCtural.Standards. important historicor cultural man-made features, 9.17.070. Circulation. will be maintained to the maximum extent 9.17,080..l.~ndsCape Treatment. feasible. .9.17.090. Vnrinnce from Standards.. 3. The visual character of hillsides will be - maintained, recognizing both. the importance of the exposure of'hillside development to.off-site 9.17.010. Purpose. public views and the importance of providing The purpose and intent of the Hillside. panoramic views from the hillside. Development Standard is to implement the goals, objective and policies of the General Plan 9.17.040. General Development and Design relating to the preservation and maintenance of Standards. the natural character and visual amenities of The following standards shall apply to all hillsides as a scenic resource of the City and development within the Hillside Management relating to protection from geologic hazards, Area. . such as unstable soils.and erosion. A. Views 9.17.020. Applicability. All development within the Hillside 1. Hillside development is more visible Management Area, as designated by. the than flatland' 0evel terrain) development. Westlake Village General Plan, shall conform Therefore, hillside development shall be visually with the standards set forth in this Section; 'pleaSing, " ' ihowever, they shall not be applied so as .to · preclude the .reasonable deVelopment of a .2...Panoramic views' frOm hillside rOads residence on a legally-created parcel. Approval and public places are as important to the of a specific plan; tentative Subdivision map or character of the community as views of hillside planned development, permit Shall constitute development. Therefore, hillside development approval of the development's conformity with Shall' proVide. for view opportunities to the the requirements of this Section. greatest extent feasible for all residents of and visitors to the City. The Commission or Planning Director may B. Camouflage approve an application for development within the Hillside Management Area only if all of the 1. Quality hillside development blends following findings of fact can be made in a man-made and man-introduced factors with the positive manner: natural environment. Therefo're, architecture and landscape shall be harmonioUsly_integrated 1. The natural topographic Character of into the natural environment. --- 9.17.040 ZO~IqG REGULATIONS C~ty of Westin, kc vdlage ~ 2. COmpatible architecture responds to collectively express· hillside character. ~e natural environment~ incorporating sloped TherefOre,. preservation. or reStoration of theSe - ~errain into development rather than eliminating elements shall, be' COmprehensively integrated such terrain.. Therefore, the Scale, fonn and with the hillside development plan. surface expreSsion of architecture shall either · blend with' or .COmplement' .the character and 9.17.050. Site.PlanningStandards.~. '-~ textures of the hillside.-' ' ~ , A. ProjeCt _LayoUt 3. Compatible landscaping, like ....... · architecture, responds to the natural 1. .Generally, mlmm~z~ng required environmenL :Vegetation planted within a setbacks, eSpecially front and rear setbacks, may · deVeloPed area creates the theme and character lessen the amount of grading by redUCing 'the of the co~nity 'and shall:blend and' unify the overall width of .'road' and "structUre architecture, Therefore, vegetatiOn 'shall' be. arrangements. HoweVer, before applying ~" COmpatibl~;.¥ :: With and. reSponsive to · the reduced setbacks to a structure, R shall be ii!: environmental condition~ of the' development demonstrated that. grading will be reduced, while '~site. still providing for useful private space as part of C. Compression ~ 2. -Lot lines shall be Placed at.'the top of 1. COnforming to the gradient .of a major slope areas within. Public view corridors [ :SlOpe forces development into a more vertical to help ensure their maintenance by the downhill living environment. Corhpact development shall owner. :be attained through methods such as clustering . and' minimizing setback, thereby minimizing 3.' No project shall be appr°ved UnleSs -. '-grading and making development'less obtrUsive. : it' provides for the minimization of grading ~'" : ,~ impacts and flexibility in siting structures and D. Diversity ~ circulation, such as .providing' for low 'density t and large lots or for. higher density and .clustered ~' 'I. Diversity in design solutions adds the development. characteristic of variety to hillside development. Meandenngi::-. streets ! conforming to the 4. No project shall be approved unless topography, ii varied setbacks of homes, and it provides for visual analysis' documentation · individual;s.0.1utions to traversing slopeS shall be. (including, 'but not limited to, 'photographs, '"' · 'inC°rporat~3nto the'prbject'design. ' · sketcheS, renderings and a three4imensional " ' · - scale model if required by _tlie City):' relating to ' 2. Unlform. ,stair-stepping" of building ridgel.ine preservation and recontouring as ii:?:.'5" pads shall be prohibited to the greatest eXtent deemed neceSsary by the City; i feasible. ' ' ., ' B. Land Controls E. 'Accent and Image 1. As a condition of apprOval, a "' I. Attention shall be concentrated on subdivision map shall require that all.areas of significant visual and environmental elements, common Open sPace exposed' to public' view or · including but' not 'limited to ridgelines, majOr slope areas shall be .developed and significant vegetation and wildlife habitats, maintained in a consistent manner; that such i canyons, stqeP slOpes, .and important historical . lands be owned in COmmon by a ltom~owners or. cultural man-made featureS. -Such elements association and that they be deV'~loped and ~ Article 9, Chapter 17 - 2 City of Westlake Village ZONING REGULATIONS 9.17.050 m~intained as set forth in a declaration of be reviewed on a ease-by-case basis to determine covenants, conditions and restrictions. . development setback requirements. } 2. Before a project is approved, majbr 5. When the retention of natural or oPen .spaces and natural features of City-wide recontoured drainage swales is. required, no i significance shall bo .'.considered: for publiC project' Shall. be approTM without .a hydrologic  oWnership, analysis to determine an adequate setback for · · preservation of'natural or reCOntoured swales, :: C. Resource Preservation public- safety., and riparian vegetation and Ii } wildlife (if any). 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 1, No tentativesubdivision map shall be maintaining them as a .backdrop- for approved unless conditioned'upon the E developme~t~ ~Prominent ridgelineS~ are thOse .preparation and, recordation of.a declaration of designated as such in the General Plan and covenants, COnditions and restrictions providing which form a part of the skyline visible from for the development ahd. maintenance of slopes E any City arterial. Alteration of prominent as reqUired'by these Standards. .. ridgelines shall be permitted only to accommodate General Plan-designated trails and 2: No tentative subdivision map shall be E circulation components, viewpoints, fuel. approved' unless conditioned upon the modification measures or other requirements subdivider's 'supplying a program and/or .staff needed to-'implement the goals'and objectives of for maintenance· of. major manufactured Slope  1 the General Plan, or to provide for the public areas. Such program shall be approved, prior to : health, safety, or. welfare, approval of a final maP .and shall include homeowner slope.maintenance requirements and 2, Significant views of prominent guidelines to be incorporated into the declaration i ridgelines shall be maintained from elements of of coVenants, conditions', and :restrictions. the general circulation plan and other public -~--:-~ open spaces, especially scenic highways. - 'E., Grading Standards ' 3: No point on-any structure subject to ' · L '~The following':hetors .shall' be taken  :1 the-provisiOns of these Standards'shall .be 'closer ' into"consi'derafion :in.the!.deSign of.a project: to a prominent' ridgeline than 150 feet'measured. horizontally from the center of the ridge or50 a. When space and-ProPer drainage :] feet measured vertically on a cross section, requirements can be met with approval by the  i whicheVer is mOre restrictive, except that this '.City Engineer, rounding'of slope tops and requirement shall not affect the location of bottoms shall, be accomplished2 ~ilit structures to be placed' at or below the lOwest " visible elevation of a' Prominent ridgeline, b. When'si°pescannotberounded, Lesser setback distances may be authorized by vegetatiOn: shall be used to. alleviate a sharp, the Commission if it can be demonstrated that angular appearance: ~i~'ij the objectives of these Standards will be achieved: c. A rounded and SMooth' transition · shall be made when the Planes 6f man-made and  { 4. All watersheds exceeding 10 acres natural slopes intersect. - : -~ - J shall be considered ~major' watersheds and shall Article 9; Chapter 17 - 3 9.17.050 - ZONING REGULATIONS ~ d. When' s~gnificant landforms are may be provided with a small yard, terrace or "sliced" for construction, the landforms shall be deck. Buildings on slopes shall step back or rounded as ·much as possible to blend into down with the topography. natural grade. e. Manufactured slope faces Shall be 4. A majority of the roOf pitches shall varied to avoid excessive "fiat-planed" surfaces, be placed, to angle with the slope. However, variations shall be provided to avoid a. 2, No manufactured slope shall exceed monotonous application. Collective mass roof 30 feet. in height' between terraces or benches, lines shall reflect the naturally-occurring ridgeline silhouettes and topographical variation, 3. A detailed Soils and Geologic Report or create an overall variety that blends with the shall i:'!'~ecompany each' 'Grading Permit .hillside. Totally fiat roof lines shall be avoided. applic~itii~n:- The report shall address such items as the-:~mmended maximum slOpe angles for 5. '.'On ridgelines not d~ignated as natural and manmade cuts and fill slOpes, the prominent, and used for continuous deVel0pment :-effect of' saturation or Supersaturation of soils along the ridgetop, collective roof. lines shall be due.to over-watering (irrigation), seismic safety, kept low in prOfile, and the natural'silhouette of liquefaction} and soil or. rock erosion. The the ridge shall be repeated ~ith' smooth foregoing items are minimum requirements for transitions 'in height from building tobuilding. the report. The report shall address any other Consideration of this 'ridgeline treatment may items necessary, in the professional opinion of take variations and landscape features into the Soils and/or geologic engineer, and as account. required by the City. B. Building Exteriors 9;17;060; Architectural standards. 1. Colors of the buildings shall be A. Building Form. selected to blend with the natural .colors and hues of the surrounding hillsides. A color I.. Design and placement of structures palette, shall include off-white, browns, greens or shall respond to. both the cross-sectional slope other earth tones. and-'the silhouette contour of the hillsides. Structure-shall be designed to minimize creation 2. Surface materials shall be · of flat?:~ads. Single-family units shall be rough-textured to blend with the.. coarseness of compact~d'Split-level ifpossible.:~Multi-family landscaping and natural vegetation.- 'Textured ... ~units may be' desigfied with two stories upslope stucco~ wood~ earthtone brick, and coarse block and.two stories downslope, are appropriate. 2: Buffding forms, shall be scaled to the 3. A harmonious mixture of materials, particular environmental 'setting so as to- color and forms cOmbined to achieve a mottled compI6ment the .hillside character and to avoid effect .shall be used .to blend with the natural ,, excessively massive forms that detract from the hillsides. hillside 'character. Building facades shall use plane changes or overhangs to create shadow 4. Roof materials shall be of lines to further break up massiv~ forms, rough-textured, fire-retardant material. Roof colors shall be of darker tgnes, including 3. ,- Front yard setback may be browns, black, greens and terracotta. -Bright minimized to reduce the amount of building colors shall be avoided. mass located on a slope. Private rear yard space -- Article 9, Chapter 17 - 4 i. City of Westlake Village ZONING REGULATIONS 9o17o060 .~ C. Architectural. Elements possible. Long stretches of straight road shall be avoided by utilizing gentle horizontal and 1. Free-standing walls integral to a vertical curves. structure shall be 'of the same material and design as the structure. The height of such 'b. Roads that run. either directly walls shall not exceed six feet. parallel Or perPendicular to. the slope shall be . avoided in order to reduce grading and to aidin 2. Where fences and walls occur on drainage. privatelY-owned property within slope areas, their designs shall be as uniform as possible. ¢. Bridges shall be considered for roads crossing drainage ways and canyons :of 3; Continuous rear yard fences and exceptional environmental'setting to eliminate Walls across the tops 'of.slopes shall ..be . exceSs fill when structuralrequirements do not C°°rdinated in design and use of materials, negate'the intent of environmentalpreservation. 4. ,Witll setbacks on slopes shall not d. Proper sight, distances shall be allow more than four feet of solid wall or fence maintained. Subject to the approval of the City to show above the sight line projected along the Engineer, three-way intersections, at angleS at slope angle, less than-90 degree shall beconsidered to reduce grading requirements. 5. Retaining walls shall be'designed with smooth, ContinUous lines that conform to 2. Pedestrian circulation traversing the topography. Maximum wall height at the man-made slopes be provided in may base of slopes along roadways shall not exceed on Iow slopes, vertical shortcuts may be five 'feet in' order to avoid a 'cOntained, developed withsteps. ' channel-like effect' 3. OppOrtunities should be created for 6. Retaining wall structures used to public views from roadways and public Open accommodate.a patiO or terrace shall Conform to spaces by selective placement of structureS at the natural hillside profile as much as possible, key locations. Excessively high retaining walls shall be . avoided, ~ 4. On-street.parking'shall be provided ' for in a flexible manner, parallel parking'may 7; In deck.construction, -the-distance ':be eliminated to' reduce road' width, in critical between strUcture and grade shall Conform to the areas and Provided for'in on-street bays~ at more · natural hillside profile as much as possible, suitable 'locations.. Excessively high distances between structures . and grade shall be prohibited. 5. Common drives in single-family " developments may be permitted if grading is 9,17,070. Circulation. reduced by their use. ^. General Layout B, Roadway Sections 1. The following factors shall be taken 1. When prOvided', parallel parking into consideration by a project's'design: shall be located on one side only' and be limited , to eight feet in width. a. Circulation shall be aligned to -- conform to the natural grades as much as 2. The following factors sh~ll Be taken Article 9, Chapter 17 - 5 9.17.080 ZONING REGULATIONS City ofWesUake V'dlage into consideration by. a project's design. 4. In cases of severe soil problems, -~ where shrubs and tree pits can trap water leading a. Road sections shall .meet to slope failure, hydroseed mixes or smaller appropriate standards for hillside roads as found plant materials shall be required. · .in the City subdivision Ordinance or adopted specific plans, subject to the approval' of the City 5. Plant materials shall be placed, in Engineer. informal masses to help alleviate the impact of - uniform, graded benches. b. Sidewalks may be permitted directly adjacentto the curb on one or both sides 6. Shrubs shall be arranged in .broad, of .the street in order to minimize grading, informal masses of the same plant materials in overall quantities to provide a minimum of one c. All underground utilities shall be shrub.per 75 square feet, These masses shall be iocated~ when possible, in a common trench in combined to produce a mounded, textured slope the parkway or under the sidewalk, surface, similar to the natural chaparral vegetation, o ' d. When placement of roads near ridges and on slopes is proposed, acceptable 7. Trees shall be arranged in informal placements Shall include asplit roadway section masses in overall quantities to provide a to accommodate grade, knob removal to minimum'of one per 500 square feet. These accommodate' views from the road, and the masses shall .be placed to selectively allow views rounding off of cut slOpes to enhance from .housing whilepartially sereening buildings appearance, and reducing the seale'of long, steep slopes. 9.17.080. _ Landscape Treatment. 8. Required irrigation systems shall be designed on pad or slope areas where ithas been A. Design Regulations Relating to Slopes determined by the soils, engineering report that over watering and super-saturation of soils 1. No project~ shall be approved unless WOuld jeopardize the stability of the slope so as it provides that all cut and fill slopes within to not cause slippageor erosion. street rights-of-way, on land held by a homeowners association, and all slopes over five B. Design Regulations Relating to Street feet in height shall be landscaped with a Trees combination of ground cover, 'Shrubs and trees bY the develoPer prior to completion of the 1. Street trees shall be selected which project: -- create an intimate scale along the. streetscape and do not overpower narrower streets. 2. Tuff that requires mowing shall not be used on slopes in excess-of 4:1. 2. The arrangement of street trees shall be carefully planned to create an informal 3. Plant materials used in slope planting character and to enhance potential views. shall be fire-retardant, d~ought-tolerant introduced species or native plants adapted to 3. Street trees along roads without and suitable for providing vigorous rooted adjacent development shall be selectively located growth; Such materials shall comply with the to provide an edge to the road.- They shall not approved slope plant materials contained in the be uniformly spaced, but uses) in groups to City Guidel~es and Specifications for Landscape enhance and frame views. It may be_appropriate Development. to eliminate trees along roads through'natural Article 9, Chapter 17 - 6 City of Westlake V~dlage ZONING REGULATIONS 9.17.080 open space areas, regulations or .ordinances applicable to development of the property, 4. Street tree quantities and types shall be provided as required by .the City Guidelines c. Compliance. with the Hillside and Specifications for Landscape Development. Development Standards 'may endanger the. pUblic ' - health or safety.. In eases where such a conflict C. Landscape Edge Conditions exists between this Ordinance and the provisions 'of the Grading Ordinance, the Grading 1. Special attention shall be given to the Ordinance shall control over the Hillside interface between development and open space DeVelopment Standards. and internally between structures on slopes to integrate structures with the natural landscape, d. Due to special conditions or " exceptiOnal characteristics of the property Or its 2. Planting along the slope side of location, the strict application of the development shall be designed' to allow development requirements would not achieve the controlled views out, yet partially screen and goals and objectives of these Standards. sOften structures. 2. The application for a variance shall be 3. In situations where edge planting at accompanied by a written statement setting forth slope development may the following information: levels of block views from above, height restrictions on plant materials shall be applied, a. The location of the proposed variance. 4. Between .natural open space and development, a fire break or fuel :modification b." 'The provision of the Hillsid~ line shall be provided. This zone shall consist Development Standards from which the applicant of at least 100 feet and must have non prOposes tovary. fire-resistant nativ6 ground cover removed,· larger trees and shrubs pruned and fire-resistive c. The nature and extent of the ground cover added if necessary, proposed variance. 9.17.090. Variance from Standards. d. A description of the alternatives to ~'- the variance which· were considered by the 1. As part of an~F application for appli~/~t, and the basi~'for their rejeciion. 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 - Article 9, Chapter 17-7 MEMORANDUM , APR- 8 2003 TO: Alan. Tandy, City Manager /~3/ ~--CF£Y ,q~ %. ~'?77 ~: re FROM: Jack Hardisty, Development Services Di DATE: April 2, 2003 SUBJECT: Graffiti and loitering at Rally's - 1200 Chester Avenue (Refe~al No. 417) Councilmember Benhm requested code enforcement remove graffiti, trash, etc., from the Rally's building at California and Chester Avenues. On April 1, 2003, the above business was investigated by code enforcement. The closed business was checked ~d found to be secure. A small amount of trash was scaRered around propeay. 'No graffiti was observed on the prope~. A notice of violation was mailed to the properly owner to clean up the trash. 1001 Truxtun Avenue -:. Bakersfield, CA 93301 April 7, 2003 Mr. Alan T~ndy City of Bakersfield 1501 Truxtun Avenue Bakersfield, CA 93301 Dear Alan: The following is in response to Council Member, Sue Benham's, request on March 26, 2003 that we explore strategies for community outreach efforts regarding skating programs for the Bakersfield Ice Center. SMG is committed to build upon existing relationships with local youth programs with regard to the Bakersfield Ice Center. Through creative marketing efforts, underprivileged children will be allowed to experience ice skating, figure skating and ice hockey at the new Bakersfield Ice Center. Throughout the past five years, Centennial Garden has allowed underprivileged children the ability to experience live entertainment whenever possible. It is also our intent to expose as many children as possible to the great sport of ice skating through incentive programs. In the meantime, ~x you need ' : :~ ~" c ~,i ,, please contact me at your convenience· cerely, General Manager p:\j:lett er.sbcouncilreferral B A K E R S F I E L D OFFICE OF THE CITY MANAGER MEMORANDUM April 8, 2003 TO: Alan Tandy, City Manager FROM: Alan Christensen, Assistant City Manager,/~,~ SUBJECT: Character First Program Council Referral #000424 Councilmember Couch requested staff look into the feasibility of a character first program and requested that staff review the material submitted. Staff reviewed the materials provided .in the "Character First" program and found it to be a worthwhile program that would be of value to the City of Bakersfield. The program materials and training have costs associated with them. Unfortunately, because of the budget difficulties we've experienced, we've asked departments to cut training and development items from their budgets that are very similar to those in "Character First." Therefore, we do not recommend purchasing the program materials or invest in training on an organization wide basis. There are aspects of the program that are little or no cost that would benefit the City. Many of the materials and articles are copyrighted, but others are available for free, such as the monthly "Character First" email newsletter (attached). The articles in this newsletter could be referenced in our own employee newsletter, or the entire newsletter could be made available by email to employees. Staff plans to use the materials in this way to encourage a character with our city employees. There is also an opportunity to pass a resolution of the City Council naming Bakersfield as a "City of Character." Staff will bring forward such a'resolution for approval by the Council at an upcoming meeting. I I M ~%~,w.¢haracterfir~t.com March 2003 Edition Hiring for Character Reduces Employee Turnover Every business experiences the need to hire and train new employees. "We started interviewing This is one of the most critical decisions corporate leadership must make. related to character," Alotta said. Because of basing hiring Hiring new people can end up becoming an expensive and time consuming decisions on character, not process. Unfortunately, more and more businesses today are facing just skill, Hancock Memorial alarming turnover rates, especially among employees who have been can select the best people working in the business for one year or less. These high turnover rates for a position knowing that quickly become a financial drain and lower moral among other employees, someone with good character In fact, a recent survey by the American Management Association states the is more likely to stay on at a average cost to replace an employee is 30% of their annual salary. Hancock Memorial Hospital has seen a position and become a pro- While it is easy to recognize the need, the solution to tNs widespread rodoation in hiring mistakes since ductive part of the hospital problem is less obvious. In 2001, Hancock Memorial Hospital, located in be§inning to hire basotl on character, community. Greenfield, Indiana, experienced a high termination rate among first year In the face of tight labor markets, many companies have wavered from a employees. Hiring and training new workers over and over became a real commitment to consider character in the hiring process. If someone looks drain on the hospital. Fortunately, hospital leadership took a hard look atgood and has the skills, they are quickly hired. TNs, however, is guaranteed the root causes of the problem and started to make changes which resulted to leave the company with the tab if that employee is discovered to have in a 13% reduction just one year later, serious character weaknesses. Efforts put into hiring the right people the first time will undoubtedly return sizeable dividends in time, money, Renard Alotta, team leade? of Education Resources at Hancock Memorial, is in charge of Character First! initiatives with the hospital's nearly 800energy, and morale. employees. He says that what really changed the statistics on the termi- For more information on how you can begin hiring for character in your nation rates was a new way that leadership approached hiring, company, contact Character First! at (405) 815-0001. Simple Happiness The deer mouse is just a simple animal, happy to em, ironment may be practical and functional, it be what it is and making the most of what it has. is difficult to accept it, especially when it is perceived that others have things much better. A great part of this mouse's extensive success is Though you should strive to better your position due to its ability to make the most of any situation, in life, take a lesson from the deer mouse. Aspire This characteristic is most evident in where the to make things better, but not at the expense of mouse makes its home. It may locate in acre- being ungrateful for what is presently possessed. vasse between rocks, in a hollow tree stump, or in The deer mouse also shows great contentment a cave. Mice may just as happily set up house in a cardboard box, a dresser drawer, a mattress, or with the food that it eats. Though it prefers seeds, berries, and nuts, when necessity demands it, the even someone's shoe. The deer mouse is content mouse is happy to eat insects, and larvae, or to with nearly any situation, even scavenge the carcasses of small animals. Once the mouse finds a suitable location, Can you be happy with "plan B' when necessary? wherever it may be, it then proceeds to make its Though your eyes are set on certain goals and home into a comfortable place to live. By gathering possessions, can you be content if you must set- soft grasses, fabric pieces, or any other material it tie for less? finds, the mouse soon creates a cozy abode. Enjoy the things you have, especially friends and How hard do you find it to be happy with your family, and make the most out of what life sends surroundings? Often times, even though an your way. Parent Presentations Like any other subject, character education requires teachers remind them of the qualities so they can reinforce and apply and parents to work together in order to be effective. One them at home. Encourage parents to follow the three steps for way to encourage parental support is to let them see some building character: of the character lessons that students have studied this year. 1. Emphasize character by explaining what each word As the end of school approaches, consider organizing a parent presentation at one of your parent meetings to give means and relating it to daily life. your students a chance to share 2. Require character by what they have learned, reminding children of the qualities when they fail to A highlight at any parent remember them. presentation is when students recite a Character First! poem or 3. Recognize character by sing one of the character songs, celebrating the good things that Other options include reading children do. essays .that students have written about the character qualities or When parents get excited about reports about the animals they character training at their child's have studied in the curriculum, school and start emphasizing character in the home, radical The goal of these presentations changes in the life of every is to excite parents about the Character presentations are great ways to encourage student become a real and character-building process and parents to help their kids grow in character, wonderful possibility. Enjoy Life Families of Character A wealthy businessman was disturbed "It will make your family a attend the seminar, she enthusiastically to find a fisherman sitting quietly family that will have relation- responded, "Why would a thirsty beside his boat. "Why aren't you out ships forever." man not fall into a stream of water? there fishing?" he asked. This is just one quote from Who wouldn't want these character traits in their lives?" "Because I've caught enough fish for parents, grandparents, and com- today," said the fisherman, munity leaders from all across For more on sponsoring a Family America who are excited about Seminar in your area contact Character "Why don't you catch more fish than the newly introduced Character First! at (405) 815-0001. you need?" the rich man asked. Family Seminar "What would I do with them?" In an effort to create a culture of Po/ice Dynamics Seminar "You could earn more money," came Character Cities around the nation This powerful seminar can make the impatient reply, "and buy a better hosting Family Seminars presented by outstanding police forces even better boat so you could go deeper and catch ~haracter First/This dynamic seminar is designed to by building integrity, accountability, more fish. You could purchase nylon acquaint families with character-based principles and and professionalism. nets, catch even more fish, and make equip them with practical imights on how to effectively more money. Soon you'd have a fleet build character within the home. Download more information about this seminar, being held in Indianapolis, of boats and be rich like me." Using the powerful character resource Achieving True Indiana on April 17-18, 2003. The fisherman asked, "Then what Success as its primary textbook, the Family Seminar is would ! do?" showing parents how they can identify and minimize challenging behavioral problems, correct character weak- "You could sit down and enjoy life," nesses, praise children for good character, and build strong said the industrialist, family relationships. "What do you think I'm doing now?" One family declared, "Since attending the seminar we find the fisherman replied as he looked ourselves sitting around talking about character. We now placidly out to sea. know how to define what character is and can identify it in True contentment may be easier to others and ourselves. We talk about people we appreciate find than you think. Slow down and and what character they show that causes our appreciation." enjoy the blessings you already have. When one lady was asked if she would encourage others to Copyright © 2003 by Character Training Imtitut~ · 520 West Main Street, Oklahoma City OK 73102 · (405) 815-0001 Character Cities, Counties, and States o.c.^~,c~.~.c,~,~ '. AROUND THE NATION AND THE WORLD Each city, county, and state listed below is one in which the governing body has passed a resolution deClaring its desire to build and promote good character. They are each working toward implementing and encouraging community-wide character initiatives in order to develop a tree "culture of character." UNITED STATES OF AMERICA Cities of Character ALABAMA COLORADO IDAHO LOUISIANA NEW MEXICO Shawnee North Tuscaloosa Cortez Rathdrum Baker Roswell Skiatook North Augusta ALASKA Fort Collins Worley Baton Rouge NEW YORK Talala Norway Donaldsonville Tulsa Orangeburg Wasilla DELAWARE ILLINOIS Eunice Belfast Rowesville ARKANSAS ,Wilmington North Chicago Plaquemine OHIO OREGON santee Peoria Archbold Scappoose Springfield Big Flat ;:FLORIDA Springfield MICHIGAN Cincinnati SOUTH CAROLINA Vance Briarcliff · Avon Park Heath Township Defiance Aiken Woodford Bull Shoals . inverness INDIANA Holland Greenville Allendale TENNESSEE Cotter ~ Lake Placid Carmel Marquette Napoleon Beaufort Flippin Marianna Elkhart Three Rivers Elizabethton Lakeview North Greenfield Zeeland OKLAHOMA Bowman Mountain Home Lauderdale Indianapolis Bartlesville Branchville TEXAS MISSISSIPPI Belton Norfork Palm Beach Shipshcwana Bethany Chapin Pine Bluff Gardens Terre Hante Clinton Chickasha Conway Burles°n Hattiesburg Claremore Cope Center Pyatt Sebring KANSAS Laurel Edmond Cordova Cleburne Salesville Titusville El Dorado Madison Glen Rose Elk City Cotter Searcy GEORGIA lola Petal Guthrie Elloree Grandview Summit Augusta Olathc MISSOURI Frederick Eutawville Joaquin Yellville Bremen Topeka Golden City Leedey Florence Keene CALIFORNIA Columbus KENTUCKY Jefferson City Oklahoma City Georgetown League City Tanaha Compton Douglasville Alexandria Lamar Oologah Holly Hill Chowchilla Lithonia Crescent Springs Liberal Owasso Lexington Temple Fresno McDonough Elizabethtown O'Fallon Pawhuska Livingston WASHINGTON Watsonville Warner Robins Winchester Richmond Ponca City Neeses Bonney Lake COUNTIES OF CHARACTER (USA) INTERNATION.~L Cities of Character ARKANSAS GEORGIA KANSAS MISSISSIPPi SOUTH CAROLINA AUSTRALIA Baxter County DeKalb County Chase County Jons County 0rangeburg County* Manningham, VictOria Marion County* Douglas County Pickens County CANADa, COLORADO Spalding County KENTUCKY MISSOURI TEXAS Drayton Valley, Alberta Latimer County IDAHO Boone County Barton County* Bell County Aurora, Ontario FLORIDA Kootenai County Hardin County . Johnson County GUATEMALA OHIO Collier County INDIANA LOUISIANA Nacogdoches Cry Antigua Highlands County La Grange County Ascension Parish Henry County Somervell County MEXICO Jackson County Vigo County St. James Parish Holmes County Shelby County Matamoros PERU Santa Anita PHILIPPINES STATES OF CHARACTER (USA) Aritao Cagayan de Ors ALABAMA GEORGIA Daet Quezon City ARKANSAS OKLAHOMA Tagaytay City DELAWARE SOUTH CAROLINA ROMANIA B A K E R S F I E L D CITY OF BAKERSFIELD MEMORANDUM April 4, 2003 TO: ALAN TANDY, CITY MANAGER FROM: RAuL M. ROJAS, PUBLIC WORKS DIRECTOR SUBJECT: REFLECTORS AT CALLOWAY GRADE SEPARATION Council Referral #000423 ICouncilmember Couch requested staff place additional reflectors at the Calloway Grade Separation, and if the area is within County jurisdiction, contact County staff. General Services reviewed the city maintained area along Calloway Road from Brimhall Road to the County Line. With minor additional markings, the City portion of the roadway now meets our established standards. Per our discussions with the County, they indicated they would review their portion of Calloway but as a general rule, they do not use or install reflectors on their roadways. G:\GROUPDAT~ReferralsL2003\CC Mtg 03-26\423 - Streets.doc MEMORANDUM April 9, 2003 TO: ALAN TANDY, CITY MANAGER ~J~0~J~ FROM: GENE BOGART, WATER RESOURCES MANAGER SUBJECT: LETTER FROM CITY RESIDENT REGARDING RESIDENTIAL WATER BILL COUNCIL REFERRAL NO. 00430 (WARD NO. 4) Councilmember Couch requested staff respond to Marvin Spear's correspondence regarding increases in his Residential Water Bill. The attached letter from staffwas mailed to Marvin Spears on April 8, 2003. The letterwas sent in response to Mr. Spear's correspondence, to Councilmember Couch, in reference to a recent article in the Bakersfield Californian on a proposed increase in local water rates. WATER RESOURCES DEPARTMENT : ~--.:- --~-~= GENE BOGART, Manager FLORN CORE, Water Resources Director PATRICK E. HAUPTMAN, Superintendent 326-3006 STEVE LAFOND, Forecasting and Records 326-3007 MAURICE RANDALL, Business Manager 326-3704 KERN RIVER DISPATCHER 326-3716 Mr. Marvin Spear April 8, 2003 6005 Dyce Way Bakersfield, CA 93306 Dear Mr. Spear: Thank your for taking time out of your schedule to write the City of Bakersfield. It is always a pleasure to hear from long time City residents. We appreciate your interest in local government and understand your concerns relative to the cost of local water service. In response to your correspondence regarding the article in the March 26, 2003 Bakersfield Californian, the proposed rate increase applies only to the City's Domestic Water system, which is located generally in southwest Bakersfield. The Californian chart in the article correctly listed the $9.57 monthly service fee, because it applies to California Water Service Co. metered customers. Those customers also have a quantity charge added .to the service charge, based on the monthly meter reading. It shows on the copies of your water bills that you have a fiat rate with California Water Service Co. The fiat rate allows you to use all the water you need for you and your property at a uniform price. However, you indicate you have very little lawn, a few trees and shrubs and are conscious · of water use. You are a good candidate to have the fiat rate converted to a metered service and enjoy a lower average monthly bill. You will pay only for the amount of water used. Contact the water company at 396-2400 to receive information on the conversion. An added incentive is the metered conversion is at no cost to you. The rates California Water Service Co. charges are regulated by the California Public Utilities Commission. There is a procedure where the customers can be involved in proposals for rate adjustments through public hearings and/or wdtten testimony before rate decisions are made. Notifications of the hearings and comment periods are required by law to be published in the local newspaper, as well as notices inserted in billings. If you are dissatisfied with proposed rate increases or with the service you are receiving from the water utility, contact the California Public Utilities Commission, Water Division, 505 Van Ness Avenue, San Francisco, CA 94102 or telephone @ 1-800,649-7570; fax: 1--415-703-1158. Sincerely, GENE BOGART Manager By: Florn Core Director 1000 BUENA VISTA ROAD · BAKERSFIELD, CALIFORNIA 93311 · (661) 326-3715 B A K E R S F I E L D MEMORANDUM TO: ALAN TANDY, CITY MANAGER FROM: /~/~'TANLEY C. GRADY, PLANNING DIRECTOR DATE: April 8, 2003 SUBJECT: MCINTOSH & ASSOCIATES GPA 02-0958 Council Referral No. REF000380 COUNCILMEMBER COUCH REFERRED BACK TO THE PLANNING COMMISSION THE GPA 02-0958 PROPOSED BY MCINTOSH & ASSOCIATES AND REQUESTED REVIEW OF THE REQUEST IN LIGHT OF THE PROJECT BEING PROPOSED AND LOOK AT THE ENTIRE PROJECT AND DELETION OF THE COLLECTOR. An application was submitted on March 28, 2003, proposing deletion of the collector along with a planned unit development project. The case is scheduled to be heard by the Planning Commission on June 19, 2003. SG:djl CC: ' Rhonda Smiley, Office Administrator/Public Relations P:\CCRefenal~Ret380.doc B A K E R S F I E L D APR I 0 2003 TO: ALAN TANDY, CITY MANAGER C~TY FROM: WILLIAM C. DESCARY, CITY TREASURER DATE: April 9, 2003 SUBJECT: Fireworks Booth Permit for Mr. Gonzales Council Referral No. WF000398 (Ward 7) Follow up to March 20, 2003 memo regarding Councilmember Salvaggio request that staff contact Mr. Gonzales regarding the status of his request for a fireworks permit. Staff met with Mr. Gonzales of Bakersfield Community Church on Thursday, April 3, 2003. He presented documentation relative to a merger that occurred between Bakersfield Community Church and Full Gospel Revival Center, which had a renewal fireworks booth permit. Based upon the information presented, this permit was changed to Bakersfield Community Church which is what Mr. Gonzales had requested. S:\KIMG\REFERRALS\MEMO - REFRESP030320.DOC