HomeMy WebLinkAbout17.66 HD ZoneBakersfield Municipal Code - Title 17, Zoning Ordinance HD Zone
June, 2014 Chapter 17.66, Page 1
Chapter 17.66
HD
HILLSIDE DEVELOPMENT
COMBINING ZONE
Sections:
17.66.010 Purpose and intent
17.66.020 Applicability
17.66.030 Maximum grade of access
17.66.040 Development plan requirements
17.66.050 Reserved
17.66.060 Key box requirements
17.66.070 Driveway requirements
17.66.080 Fire apparatus access roads
17.66.090 Emergency secondary access
17.66.100 Bridges
17.66.110 Address markers
17.66.120 Building construction
17.66.130 Roof repair or replacement
17.66.135 Fencing
17.66.140 Fire scape plant selections
17.66.150 Defensible space
17.66.155 Landscaping
17.66.160 Drainage sumps
17.66.170 Grading
17.66.180 Appeals
Bakersfield Municipal Code - Title 17, Zoning Ordinance HD Zone
June, 2014 Chapter 17.66, Page 2
ILLUSTRATIONS, MAPS AND TABLES
Illustration 1 Primary Viewsheds
Illustration 2 Secondary Viewsheds
Illustration 3 Drainage Channel Road Crossing
Illustration 4 Setbacks Adjacent to Open Space Areas
Illustration 5 Landscaping Along Major Roads
Illustration 6 Landscaping Along Major Roads
Illustration 7 Landscaping Along Major Roads
Illustration 8 Contour Grading
Illustration 9 Landform Site Planning (building placement near slopes)
Exhibit A Hillside Development Zone Location Map
Exhibit B-1 Visual Resources, Viewsheds & Protection Areas Map - West
Exhibit B-2 Visual Resources, Viewsheds & Protection Areas Map - East
Table 1 Fire Scape Plant Selections
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June, 2014 Chapter 17.66, Page 3
17.66.010 PURPOSE AND INTENT.
The purpose of this chapter is to define and implement the goals and policies of the
Metropolitan Bakersfield 2010 General Plan as they relate to the preservation and
maintenance of hillsides as a scenic resource of the City and to protect the general
public from the threat of wildfire, hillside instability and landslides. The HD (Hillside
Development) zone district is an overlay zone. The regulations established by the HD
district are in addition to those uses allowed and the regulations of the base zone
district.
Development projects within the HD zone shall be subject to review to ensure
hillside/open space development policies in the general plan are incorporated into the
projects. In addition, the City Council shall adopt development standards by resolution
or ordinance which aid in the implementation of general plan policies and ordinances,
and provide detailed written or pictorial depictions regarding policy and/or ordinance
intent.
The following provisions of this ordinance are intended to apply to areas zoned HD.
This overlay zone will generally be applicable to those larger contiguous areas generally
having average natural slopes of 8% or more (see Exhibit A).
These regulations shall be implemented when the City considers applications for
grading, building permits, parcel maps, tentative tract maps, conditional use permits,
zone changes, general plan amendments and site plan review.
A. Permit development in HD areas that minimizes erosion and geologic hazards
and provides for the protection of the public health, safety, and welfare.
B. Protect views by identifying “Primary” and “Secondary Viewsheds”, “Visual
Resource Areas” and “Slope Protection Areas” within the HD zone (Exhibits B-1
and B-2. Large scale exhibit available for viewing at Planning Department and
on the City of Bakersfield’s website: www.bakersfieldcity.us ).
These areas are defined as follows:
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June, 2014 Chapter 17.66, Page 4
1. “Primary Viewsheds” are those locations identified along freeways,
expressways or arterial roadways from which no structures or portions
thereof are visible on a designated “Class I Visual Resource Area” for a
distance of ½ mile (Illustration 1), except as may be allowed under
17.66.040 P.4.
2. “Secondary Viewsheds” are those locations identified along freeways,
expressways or arterial roadways from which no more than 50% of the
height of a structural elevation is visible on a “Class II Visual Resource
Area” for a distance of a mile (Illustration 2), except as may be allowed
under 17.66.040 P.4.
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June, 2014 Chapter 17.66, Page 5
3. “Class I Visual Resources Areas” are designated ridge and hilltop areas
which require a structural setback great enough so that no portion of a
structure is visible from a “Primary Viewshed.”
4. “Class II Visual Resource Areas” are designated ridge and hilltop areas
which require a structural setback great enough so that no more than 50%
of the height of a structural elevation is visible from a “Secondary
Viewshed.”
5. “Slope Protection Areas” are those mapped slopes of 15% and greater
(Exhibits B-1 and B-2) within the HD zone area that, due to physical
constraints, aesthetic value and visibility from major roadways, are to be
left in their natural state with no structures or fences allowed on the slope
face. Areas identified as “Slope Protection Areas” shall be identified as
lettered non-buildable lots on subdivision maps.
C. Encourage development design that will:
1. Allow for orderly and sensitive development at a density that respects and
is reflective of the natural terrain.
2. Encourage grading techniques that blend with the natural terrain, minimize
earthmoving activities, minimize visual impacts of large cut and fill slopes,
prevent erosion on the face of slopes due to drainage and provide for the
preservation of unique and significant natural landforms and ridgelines.
3. Reduce water use in slope replanting and retention by encouraging
grading design that minimizes manufactured slopes.
4. Maximize the positive impacts of site design, grading, landscaping, and
building design consistent with the goals and policies of the general plan.
5. Maintain the integrity and natural characteristics of major landform,
vegetation and wildlife communities, hydrologic features, scenic qualities,
and open space.
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June, 2014 Chapter 17.66, Page 6
17.66.020 APPLICABILITY.
This overlay district shall apply to areas zoned HD (Hillside Development) This overlay
district shall apply to areas zoned HD (Hillside Development).
A. The following provisions are intended to apply to parcels or portions thereof
within the HD zone. Development subject to these regulations includes grading,
building permits, parcel maps, tentative tracts, conditional use permits, site plan
reviews, general plan amendments, and zone changes. As areas are annexed to
the City and zoned HD, Exhibits A and B shall be amended as appropriate.
B. Encourage developments intending to annex to the City to conform to the
standards of this ordinance.
C. Exceptions. This chapter shall not be applicable to the following activities or
projects:
1. Modification of or addition to any pre-existing single family dwelling or
accessory structure that predates this ordinance. This exemption shall not
include an increase in the number of units or change in use.
2. Fire breaks and fire roads required by the Bakersfield Fire Department.
3. Recreation trails for pedestrian, equestrian, or multi-use purposes.
4. Lot line adjustments.
5. Landscaping on single family parcels.
6. Modifications to yard, height, lot area and fence/wall regulations.
7. Public Works projects determined by the City Council to be necessary for
the public health, safety or welfare which, by implementation of this
ordinance, would create an unfair cost to the community.
8. Where it can be demonstrated that the imposition of the standards in this
ordinance would render an existing parcel (parcel created prior to adoption
of the ordinance) of land unbuildable and create a loss of all economic
use, or where the development exhibits innovation and/or exceptional
community benefits which cannot be realized through imposition of the
standards contained in this ordinance, development consistent with the
general plan may be allowed, subject to the following provisions:
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June, 2014 Chapter 17.66, Page 7
a) The proposed development shall serve the intent and purpose of
the HD zone and general plan policies regarding hillsides.
b) The proposed development shall be subject to the approval of a
Planned Unit Development zone, Planned Commercial
Development zone, Development Agreement, Optional Design
Subdivision or Specific Plan.
17.66.030 MAXIMUM GRADE OF ACCESS.
Maximum grade of streets, public or private, and other access easements shall be
determined in accordance with “A Policy on Geometric Design of Highways and Streets,”
American Association of State Highway and Transportation Officials (AASHTO) current
edition, for design of maximum grades for arterials, collectors and local streets.
17.66.040 DEVELOPMENT PLAN REQUIREMENTS.
The following, as applicable, shall be shown on all development plans associated with
planned commercial developments, planned unit developments, conditional use
permits, tentative tracts, site plan reviews, and applications for single family dwellings
not already reviewed as part of parcel maps or tentative tracts:
A. Topography.
B. Access road width and percent of grade.
C. Landscape and vegetation details.
D. Structure location.
E. Overhead utilities.
F. Building occupancy class.
G. Type of ignition-resistant construction of structure.
H. Roof classification of buildings.
I. Water supply system.
J. Fuel loading and model, available from City of Bakersfield Fire Department, and
data to verify classification of fire-resistive vegetation.
K. Proposed sewers.
L. Drainage concept plan.
M. As deemed appropriate by the City, at the time an applicant applies for a
tentative map, conditional use permit, site plan review, general plan amendment,
zone change or grading plan approval, the applicant shall submit the following:
1. A site or plot plan drawn to scale of 1" = 100' or larger, reflecting the
proposed project, including property lines and recorded and proposed
easements, private roads, public rights-of-way, and pad elevation of all lots.
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June, 2014 Chapter 17.66, Page 8
2. A topographic map of the project site which shall also extend off-site a
minimum of 300 feet in distance unless a greater distance is required by
the City Engineer to incorporate the topography of all abutting properties
as it relates to project site. The map shall be drawn at the same scale as
the site plan and shall be based on contour intervals no greater than 10
feet except where steep terrain warrants a greater contour interval as
approved by the Planning Director.
3. A slope map of the property depicting natural slope categories of 10, 15,
20, 30 and 40 percent and over with contour lines shown.
4. A preliminary grading plan prepared by a registered civil engineer which
includes the height and width of all manufactured slopes, proposed
retaining wall locations and heights, proposed drainage patterns, methods
of storm water retention/detention and identification of areas that will
remain in a natural state. Off-site contours for adjacent, unimproved areas
within 300 feet of the project’s boundaries shall be depicted. If the
adjacent property is improved, pad elevations, street grades, wall sections
and any approved or existing improvements shall be shown. Cross
sections will also be required from Primary and Secondary Viewsheds.
5. No less than two cross sections (number to be determined by the Planning
Director) which completely traverse the property at appropriately spaced
intervals in locations where topographic variation is the greatest shall be
prepared by a registered civil engineer. The cross sections shall clearly
depict the vertical variation between natural and finished grade and shall
extend 300 feet beyond the project boundaries.
6. A slope erosion control/revegetation plan shall be provided with all
subdivision applications, site plans and grading plans and shall
incorporate the provisions of Section 17.66.155 Landscaping.
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June, 2014 Chapter 17.66, Page 9
7. In instances where roads cross or traverse natural drainage courses,
design shall include natural materials and bank protection (Illustration 3).
Design treatment shall be described or diagramed on plans submitted.
8. If required for fire safety, additional information on the plan beyond the
property lines related to slopes, vegetation, fuel breaks, water supply
systems and access ways (driveways, secondary access, etc.) shall be
shown to the satisfaction of the Fire Chief.
N. In addition, the Planning Director, Building Director or City Engineer may require
submittal of any or all of the following:
1. A geotechnical report which shall contain, but not be limited to, data
regarding the nature, distribution and strengths of existing soils,
conclusions and recommendations for grading procedures, design criteria
for any identified corrective measures and opinions and recommendations
covering the adequacy of sites to be developed. This investigation and
report shall be performed by a professional civil engineer who is
experienced in the practice of soil mechanics and who is registered with
the State of California. Where the site includes slopes exceeding 2:1, the
geotechnical report shall include a slope stability analysis. If the proposed
development is in an area of concern, the report shall include the method
and criteria for mitigation of slope instability.
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June, 2014 Chapter 17.66, Page 10
2. A geology report which shall include, but not be limited to, 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 recommendations covering the
adequacy of the sites to be developed, the potential of slope failure within
or adjacent to the site and design criteria to mitigate any identified
geologic hazards. This investigation and report shall be completed by a
certified engineering geologist who is experienced in the practice of
engineering geology and who is registered with the State of California.
3. A drainage concept report which shall include, but not be limited to, the
hydrologic conditions on the site, possible flood inundation, downstream
flood hazards, natural drainage courses, conclusions and
recommendations regarding the effect of hydrologic conditions on the
proposed development, opinions and recommendations covering the
adequacy of the sites to be developed, and design criteria to mitigate any
identified hydrologic hazards consistent with these regulations. This report
shall account for all runoff and debris from tributary areas and shall
provide consideration for each lot or dwelling unit site in a proposed
development project. The report shall also take into account all pre- and
post-developed flows and shall provide evidence that the proposed project
will not burden adjacent and/or downstream properties with flows and/or
velocities in excess of the pre-development condition. The report will
examine the effects of drainage patterns on the erosion potential that
could cause damage to planned or existing structures and ensure that no
drainage that could cause erosion will be directed to slope faces. In
addition, the drainage concept report shall show the construction phasing
for the project and shall show how the drainage through or around the
project will be handled on an interim basis, including any proposed
temporary facilities. This investigation and report shall be completed by a
registered Civil Engineer experienced in the science of hydrology and
hydrologic investigation. The drainage concept report is subject to the
review and approval of the City Engineer.
4. A computer generated three-dimensional graphic representation of the
project site may be required if deemed necessary for reason of clarity.
O. Areas identified as “Slope Protection Areas” shall be identified as lettered non-
buildable lots on subdivision maps.
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P. Structures shall be set back from the top of slopes a distance which is consistent
with the following:
1. Determined to possess an adequate factor of safety, as determined by the
findings of a geotechnical report required in 17.66.040.N.1 and approved
by the city and;
2. If the site is an area identified as a “Visual Resource Area”, structures
shall meet the visibility criteria as established by an identified “Primary” or
“Secondary Viewshed”.
3. On buildable lots placed at the top of manufactured or natural slopes
adjacent to parks or open space, the minimum rear yard setback for
above ground structures shall be 25 feet unless greater setback is
required pursuant to this ordinance or for public health, safety or welfare
(Illustration 4).
4. The Planning Commission may allow a lesser setback at a public hearing
associated with a subdivision if it can be shown to the satisfaction of the
City that alternative methods of viewshed protection such as mounding,
landscaping, etc., can provide for an equivalent solution to the protection
of the viewshed. Sight line distance and cross section analysis or other
methodologies that provide a true representation of alternative viewshed
protection methods will be required to determine the adequacy of
alternative viewshed protection methods. No setback shall be reduced,
regardless of any alternative presented, that does not provide an
adequate setback as provided in P.1. above, or as may otherwise
potentially endanger the public health, safety or welfare.
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Q. To encourage consistent maintenance of slopes for erosion control and
aesthetics, property lines are to be placed at the top of manufactured or natural
slopes to be left as open space, park area or natural state and shall be located a
minimum of 5 feet back from the top of the slope (Illustration 4). Additional
setback may be required for fire safety or to accommodate trails consistent with
an adopted trails plan.
17.66.060 KEY BOX REQUIREMENTS.
Driveways and access roads with private security gates shall meet the requirements of
15.64.320 Section 902.2.4.3 if any part of a building is more than 150 feet from the gate
entrance.
17.66.070 DRIVEWAY REQUIREMENTS.
Driveways shall be at least 12 feet wide with a minimum unobstructed height clearance of
13 feet 6 inches. Driveways over 150 feet in length shall have turnarounds with a
minimum turn radius not less than 30 feet and an outside turning radius of not less than
45 feet. Driveways in excess of 200 feet in length and less than 20 feet in width shall be
required to have turnouts, as determined by the Fire Chief, in addition to turnarounds.
Turnouts shall be constructed of an all weather road surface, acceptable to the Fire
Chief, at least 10 feet wide by 30 feet long. In addition, driveways from any private gates
shall meet the requirements of 15.64.320 Section 902.2.4.3.
17.66.080 FIRE APPARATUS ACCESS ROADS.
When required by the Fire Chief, all roads subject to Fire Department apparatus shall
have a minimum width of 20 feet and a minimum height clearance of 13 feet 6 inches.
This will accommodate the loads and turning radius and a grade traversable by fire
apparatus not to exceed the maximum as approved by the Fire Chief. Dead end roads
in excess of 150 feet in length must be provided with turnarounds as approved by the
Fire Chief. Driveways from any private gates shall meet the requirements of 15.64.320
Section 902.2.4.3.
17.66.090 EMERGENCY SECONDARY ACCESS.
An emergency secondary access shall be required when it is determined by the Fire
Chief that access by a single road might be impaired by vehicle congestion, condition of
terrain, climatic conditions or other factors that could limit ingress or egress. Plans for
emergency secondary access roads shall be submitted to the Fire Chief for review and
approval prior to their construction and shall meet the requirements of 15.64.320 Section
902.2.4.3.
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June, 2014 Chapter 17.66, Page 13
17.66.100 BRIDGES.
Vehicle load limits must be posted at both entrances to bridges on driveways and
private roads. Bridge design loads shall be established by the Public Works Director.
17.66.110 ADDRESS MARKERS.
All buildings shall have a permanently posted address readily legible from the public
way. Otherwise, the address must be placed at each driveway entrance and be visible
from both directions of travel. Address signs along one way streets shall also be
visible from both directions of travel. Where multiple addresses are required at a
single driveway, they shall be mounted on a post, and additional signs shall be posted
at locations where driveways divide. Where a roadway provides access solely to a
single commercial or industrial business, the address shall be placed at the nearest
road intersection providing access to the site.
17.66.120 BUILDING CONSTRUCTION.
Roofs for buildings in “Visual Resource Areas” shall be earth toned to blend in with
surrounding landscape. In no case shall they be highly reflective. Class A or Class B
noncombustible roof covering or roof assembly shall be required. Not withstanding the
aforementioned, no wood shake or wood shingle roofs will be permitted. For roof
coverings where the profile allows a space between the roof covering and roof decking,
the space at the eave ends shall be fire stopped to preclude entry of flames or embers.
One-hour rated fire-resistive construction shall be required for eave assemblies or non
combustible assembly approved by the Fire Chief and Building Director. Protection
shall be required on the exposed underside by materials approved for a minimum of
one-hour rated fire-resistive construction. Fascias are required and must be protected
on the backside by materials approved for a minimum one-hour rated fire-resistive
construction or 2-inch nominal dimension lumber. Construction shall meet Urban and
Wildland interface standards established by the State of California as they apply to this
area or any area developed and subject to wildland fire conditions.
Exceptions: Accessory structures not exceeding 120 square feet in floor area when
located at least 50 feet from any habitable structure. Roofs shall have at least Class C
roof covering, Class C roof assembly of an approved noncombustible roof covering. No
wood shake or wood shingle roofs will be permitted for roof coverings where the profile
allows a space between the roof covering and roof decking; the space at the eave ends
shall be fire stopped to preclude entry of flames or embers. Earth toned roofs are
required if within a “Visual Resource Area”.
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17.66.130 ROOF REPAIR OR REPLACEMENT.
Roof covering on buildings or structures in existence prior to the adoption of this chapter
that are replaced, or have 25 percent or more replaced in a 12-month period, shall be
replaced with a roof covering consistent with Section 17.66.120.
17.66.140 FIRE SCAPE PLANT SELECTIONS.
Every tract and parcel map shall contain an “advisory notice” within the conditions of
approval recommending that property owners use plant materials which are fire
resistant. A comprehensive list is available from the Fire Department (see Table 1 at
the end of this chapter).
17.66.150 DEFENSIBLE SPACE.
Maintain around and adjacent to any such building or structure a firebreak made by
removing and clearing away, for a distance of no less than 30 feet on each side
thereof or to the property line, whichever is nearer, all flammable vegetation or other
combustible growth. This section does not apply to single specimens of trees,
ornamental shrubbery, or similar plants which are used as ground cover, if they do not
form a means of rapidly transmitting fire from the native growth to any building or
structure.
17.66.155 LANDSCAPING.
A. Landscape areas to be maintained by the City shall provide a mix of native
oaks/sycamores/wildflowers/shrubs and boulder clusters installed to resemble a
natural distribution blending into the surrounding area (Illustration 5 - 7). Final
plans, including irrigation system, shall be approved by the Recreation & Parks
Department. Design content shall retain natural flora and site character as
much as possible.
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June, 2014 Chapter 17.66, Page 15
ILLUSTRATION 5
ILLUSTRATION 6
ILLUSTRATION 7
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B. Xeriscape plant selections as approved by the Recreation and Parks
Department shall be used to revegetate disturbed areas outside of lots, unless
City ordinances, resolutions, or conditions of approval state otherwise.
C. Fire retardant erosion control netting or other material approved by the City
Recreation and Parks Department shall be installed as required by the City
Recreation and Parks Department to prevent erosion.
D. In order to assist in protecting slopes from soil erosion and to facilitate
significant revegetation, an irrigation system approved by the Public Works
Department and Recreation and Parks Department shall be installed on all
slopes with required planting. Components and operation of the irrigation
system shall be designed to maintain slope stability and integrity and provide
the ability to monitor and maintain an irrigation system on a slope. 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.
17.66.160 DRAINAGE SUMPS.
A. All proposed drainage facilities shall respect the natural terrain, preserve
existing major drainage channels in their natural state or enhance them to
create riparian type systems that provide for drainage and for diversification of
plant and animal life and be designed in such a manner as to minimize soil
erosion and to otherwise preserve the public health, safety and welfare. The
following standards shall apply to all lands subject to this article in addition to
the requirements of Title 16 (Subdivision Ordinance).
1. The overall drainage system shall be completed and made operational at
the earliest possible time during construction in accordance with the
approved drainage concept report.
2. When deemed necessary by the City Engineer, the applicant shall enter
into a “Grading Improvement Agreement”, securing each phase of
grading and drainage facility construction. Said security shall be
sufficient to install the required drainage facility, to restore the grading
area to a safe and stable condition, and to revegetate the cut or fill
slopes or provide other permanent erosion control measures.
3. Other than for street gutters, all drainage shall be conveyed within closed
conduits unless otherwise approved by the City Engineer. Analysis and
design of erosion control measures shall be approved by the City Engineer.
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17.66.180 GRADING.
A. All new cut and fill slopes exceeding 10 feet in height on the perimeter of a
subdivision adjacent to parks, open space or arterial and collector streets, and interior
to a subdivision adjacent to parks and open space shall be contour graded
(Illustrations 8 & 9) so that their ultimate appearance will resemble a natural slope.
Contour grading shall consist of a combination of slope curvature, as well as variable
slope gradients along the length of the slope. The Building Director shall have the
final determination that the final grading plan retains as much natural slope as
possible considering the proposed improvements and other required codes.
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B. Grading shall reflect the natural contour of the existing terrain. The following
grading standards shall apply to all land subject to this article, in addition to the
grading requirements of the governing document currently in use:
1. Extensive grading shall be discouraged.
2. Where grading is necessary, the following principles of contour grading
shall be employed:
a) Graded slopes on the exterior of subdivisions shall be rounded
and shaped to simulate the natural terrain.
b) Grading shall follow the natural contours as much as possible.
c) Graded slopes shall blend with naturally occurring slopes at a
radius compatible with the existing natural terrain.
d) Graded slopes outside the public right-of-way and maintained by a
Home Owners Association shall be revegetated with at least a
mixture of native grass seed or shrubs as recommended by the
Recreation and Parks Department. Planting may be waived by the
Recreation and Parks Department for slopes that, due to the
amount of rock material or poor soil, will not support plant growth.
In this case, alternative methods of protection and/or aesthetic
mitigation may be examined or required at the discretion of the
Recreation and Parks Department.
e) For graded slopes within the public right-of-way or publicly
maintained landscape easements, an erosion control and
landscaping concept plan shall be submitted to the Recreation
and Parks Department for approval.
f) Unless a flatter slope is otherwise recommended in a soil
investigation, the steepest manufactured slope allowed shall not
exceed 2 unit horizontal to 1 unit vertical. All manufactured slopes
steeper than 5 unit horizontal to 1 unit vertical shall have a type of
slope protection as approved by the City Engineer, Building Official
and/or the Recreation and Parks Department (as applicable).
g) Only slopes within public rights-of-way or easements constructed
to City standards and accepted for maintenance by the City of
Bakersfield shall be maintained by a city maintenance district. All
other slopes shall be maintained by the property owner or private
association unless approved by the Recreation and Parks
Department.
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17.66.190 APPEALS.
A. A determination by staff of the provisions of this Chapter may be appealed to
the Planning Commission. The action of staff shall be final unless, within 10
days of their decision, the applicant or any other person appeals in writing to
the Planning Commission by filing such appeal with the Planning Director and
paying appropriate fees.
B. A determination by the Planning Commission or Board of Zoning Adjustment
pursuant to this Chapter may be appealed to the City Council pursuant to the
appeals procedures of Chapter 16.52 in the case of subdivision map approvals,
or Chapter 17.64, in the case of modifications, conditional use permits, or zone
changes.
C. On appeal, the City Council or Planning Commission may grant modifications
from the provisions of this Chapter where the appellant clearly demonstrates a
practical difficulty in carrying out a specified provision. In granting the
modification, the City Council or Planning Commission shall first find that the
strict application of a specified provision is impractical and that the modification
is in conformance with the intent of this Chapter and that the modification does
not lessen any fire protection or other public safety requirements and/or serves
to protect views as required by this Chapter.
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TABLE 1
FIRE SCAPE PLANT SELECTIONS
These fire-resistant plants tend to have certain typical characteristics such as:
• Most are broad-leaf deciduous trees (they loose all their leaves in the fall)
but some thick-leaf evergreens are also fire-resistant.
• Leaves tend to be supple, moist, and easily crushed.
• Trees tend to be clean, not bushy, and have little deadwood.
• Shrubs are low growing (generally 2' or less) with minimal dead material.
• Tall shrubs are clean, not bushy.
• Sap is water-like and typically does not have a strong odor.
PERENNIALS
Botanical Name Common Name Botanical Name Common Name
Achillea spp. Yarrow Iris spp. Iris
Agapanthus spp. Lily-of-the-Nile Kniphofia uvaria Red Hot Poker (Torch Lily)
Bergenia spp. Bergenia Lantana montevidensis Lantana
Centaurea cineraria Dusty Miller Lavandula spp. Lavender
Centranthus ruber Red Valerian (Jupiter’s
beard) Limonium perzil Sea Lavender
Coreopsis spp. Coreopsis Mimulus spp. Monkey Flower
Dietes bicolor African Iris Oenothera berlandieri Mexican Evening Primrose
Dietes vegeta Fortnight Lily Penstemon spp. Beard Tongue
Erigeron karvinskianus Fleabane (Mexican Daisy) Sisyrinchium spp. Blue-Eyed Grassesa
Erysimum linifolium Wallflower Stachys byzantina Lamb’s Ears
Geranium spp. Geranium Strelitzia reginae Bird of Paradise
Helichrysum petiolatum Curry Plant Tulbaghia violacea Society Garlic
Hemerocallis hybrids Daylily Zantedeschia aethiopica Common Callab
Hesperaloe parviflora Red Yucca Zauschneria californica California Fuchsia
Heuchera maxima Island Alum Root
Bakersfield Municipal Code - Title 17, Zoning Ordinance HD Zone
June, 2014 Chapter 17.66, Page 24
SUCCULENTS
(These are among the most fire resistant plants)
Botanical Name Common Name Botanical Name Common Name
Aeonium spp. Aeonium D. pulverulenta Dudleya
Agave spp. Agave Lampranthus spp. Bush Ice Plant
Aloe spp. *Aloe Echeveria spp. *Hen and Chicks
Carpobrotus spp. Ice Plantb Malephora crocea Croceum Ice Plantb
Cotyledon spp. Crassulaceae Malephora luteola Yellow Trailing Ice Plantb
Crassula spp. *Crassulab Portulacaria afra
“Variegata” *Elephant’s Food
Delosperma “Alba” *White Trailing Iceplant Sedum confusum *Stonecrop
Drosanthemum floribunda Rosea Ice Plantb Sedum rubrotinctum *Brown Bean (Pork and
Beans)
D. hispidium Rosea Ice Plantb Senecio serpens
Dudleya farinosa Dudleyaor Cliff Lettuce
GROUNDCOVERS
Botanical Name Common Name Botanical Name Common Name
Achillea tomentosa *Woolly Yarrow Festuca rubra *Creeping Red Fescueb
Ajuga reptans *Carpet Bugle Fragaria californica Wood Strawberry
Armeria maritima *Common Thrift Fragaria chiloensis *Beach Strawberry
Arctotheca calendula *Silver Spreader Gazania rigens leucolaena *Trailing Gazania
Cerastium tomentosum *Snow-in-Summer Iberis sempervirens *Evergreen Candytuft
Coprosma kirkii *Creeping Coprosma Liriope gigantea *Giant Turf Lily
Duchesnea indica *Mock Strawberry Myoporum parvifolium *Myoporum
Eounymus Fortunei
coloratus *Winter Creeper Osteospermum fruiticosum *Trailing African Daisy
Pelargonium peltatum *Ivy Geranium Santolina virens Green Lavender Cotton
Phyla nodiflora Lippia Repens Thymus praecox arcticus Creeping Thyme
Potentilla
tabernaemontanii Spring Cinquefoil Trifolium fragiferum O’Connor’s Legume
Pyracantha “Santa Cruz” *Firethorn Verbena peruviana Perennial Verbena
Santolina
chamaecyparissus Lavender Cotton Vinca spp. *Periwinklea
Bakersfield Municipal Code - Title 17, Zoning Ordinance HD Zone
June, 2014 Chapter 17.66, Page 25
VINES
Botanical Name Common Name Botanical Name Common Name
Rosa Banksiae *Lady Banks’ Rose Trachelospermum
jasminoides *Star Jasmine
Solanum jasminoides *Potato Vine Wisteria spp. *Wisteria
Tecomaria capensis Cape Honeysuckle
SHRUBS
Botanical Name Common Name Botanical Name Common Name
Brugmansia spp. Angel’s Trumpet Mahonia repens *Creeping Mahonia
Buddlein spp. Butterfly Bush Nerium oleander *Oleander
Carpantria californica Bush Anemone Nolina spp. Nolina (related to Yucca)
Coleonema caka “Diosma” Brush of Heaven Pittospoum crassifolium *Dwarf Karo
Convolvus cneorum Bush Morning Glory Pittosporum tobira *Mock Orange
Cotoneaster congestus *Likianoa Prunus lyonii *Catalina Cherry
Cotoneaster horizontalis *Rock Cotoneasterab Punica granatum *Pomegranate
Cotoneaster microphyllus *Rockspray Cotoneastera Rhapiolepis spp. *India Hawthorn
Cotoneaster dammeri *Bearberry Cotoneasterab Rhamnus alaternus *Italian Buckthorn
Echium spp. Echium or Priderot Rhododendron (Azalea)
spp. Rhododendrons and Azaleas
Escallonia spp. *Escallonia Rhus integrifolia Lemonade Berry
Lavatera assurgentiflora Malva Rose (Tree
Mallow) Simmondsia chinensis Jojoba
Ligustrum japonicum *Japanease Privet Trachelospermum
jasminoides *Star Jasmine
Ligustrum lucidum *Glossy Privet Yucca spp. *Yucca
Ligustrum texanum *Texas Privet
Bakersfield Municipal Code - Title 17, Zoning Ordinance HD Zone
June, 2014 Chapter 17.66, Page 26
TREES
Botanical Name Common Name Botanical Name Common Name
Acer spp. Maple Macadamia hybrids Macadamia Nut
Arbutus unedo *Strawberry Tree Metrosideros excelsus New Zealand Christmas
Tree
Ceratonia siliqua Carob Myoporum spp. Myporum
Cercis occidentalis *Western Redbud Pistacia chinensis *Chinese Pistache
Cercocarpus betuloides *Mountain Ironwood Pittosporum spp. *Mock Orange
Citrus spp. *Citrus Quercus spp. *Oaka
Fagus spp. Beech Rhus lancea *African Sumac
Feijoa sellowiana Pineapple Guava Robinia pseudoacacia Locust, Black
Fraxiunus spp. *Ash Schinus molle *California Pepper Treea
Gleditsia triacanthos *Honey Locust Schinus terebinthifolius *Brazilian Peppera
*Recommended plants for the Bakersfield area based on Sunset plant zones
aGood for erosion control bInvasive Species