HomeMy WebLinkAboutC. Informational report regarding recommended changes to the Hillside Planned Residential (HRP) zone ordinance CITY OF PALM DESERT
DEVELOPMENT SERVICES
PLANNING COMMISSION STAFF REPORT
REQUEST: INFORMATIONAL REPORT REGARDING RECOMMENDED
CHANGES TO THE HILLSIDE PLANNED RESIDENTIAL (HPR)
ZONE ORDINANCE.
SUBMITTED BY: Ryan Stendell, Senior Management Analyst
DATE: February 16, 2010
CONTENTS: Hillside standards from various jurisdictions
Background
At its January 19, 2010, meeting the Planning Commission directed staff to prepare a
zoning ordinance amendment to the HPR zone that would further define outcroppings.
Commissioners expressed an interest in treating outcroppings the same as ridgelines,
and gave several examples of cities that have outcroppings defined in their ordinances.
The current HPR zone purpose section (PDMC 25.15.010) speaks to not disturbing
natural landmarks or features, and working with natural contours of the land. Although
staff interprets and uses this language to mean outcroppings or any other significant
rock formations, there is no current definition of a rock outcropping or specific reference
to it within the HPR zone development standards.
Discussion
Staff has reviewed many examples of how cities have incorporated language that
further defines outcroppings above and beyond what the Palm Desert current ordinance
defines. Staff and the City Attorney have discussed this issue and believe that several
minor modifications to the current ordinance will accomplish the Planning Commission's
goals. Staff is preparing to return to the Planning Commission at their first meeting in
March with the formal revision to the HPR Zone. Until or unless the municipal code is
revised by the City Council, staff will continue to use the existing language of the HPR
zone to protect significant outcroppings in proposed hillside developments.
Submitted By: Department Head:
Ryan Stendell Lauri Aylaian
Senior Management Analyst Director of Community Development
Brea Hillside Zoning Ordinance
October 19, 2004
Prepared for:
City of Brea
Planning Division, Development Services Department
1 Civic Center Circle
Brea, CA 92821
Prepared by:
TRG Land, Inc.
898 Production Place
Newport Beach, CA 92663
Cotton/Bridges/Associates
800 E. Colorado Blvd, Ste. 270
Pasadena, CA 91101
Table of Contents
Page
20.206.010 Purpose and Intent 1
20.206.020 Applicability and Permit Requirements 2
20.206.022 Exemptions from Hillside Development Permit 2
20.206.024 Hillside Development Permit Approving Authority 2
20.206.026 Voluntary Pre-Application Review Process 3
20.206.028 Review Procedure and Cost Recovery 4
20.206.040 Land Use Regulations 5
20.206.050 Application Filing Requirements 7
20.206.060 Allowable Density Calculation Procedures 13
20.206.070 Subdivision Standards 15
20.206.080 Ridgeline Preservation 15
20.206.090 Open Space 17
20.206.100 Grading 20
20.206.110 Edges 24
20.206.120 Retaining Walls 25
20.206.130 Water Quality and Stormwater Runoff Control 27
20.206.140 Street Requirements and Design 29
20.206.150 Architectural Standards 31
20.206.160 Landscape Standards 35
20.206.170 Development Standards-Detached Dwellings 43
20.206.180 Development Standards—Attached Dwellings 45
20.206.190 Custom Lot Design and Development Standards 48
20.206.200 Accessory Structures 50
20.206.210 Other Regulations 50
20.00.070 Definitions 51
Appendix: Plant Pallette
20.206.010 Purpose and Intent
A. This Chapter is established to achieve the City's objective to facilitate and permit the
orderly development of property within the hillside areas through a set of hillside
development standards aimed at protecting the public health, safety and welfare;
protecting and preserving natural and biological resources for the long-term benefit of the
Brea community and the broader community; recognizing the inherent value in the
properties subject to this Chapter; allowing size, type, location, density, and intensity of
development based on available infrastructure, the geographic steepness of terrain,
presence of unique geographic conditions and constraints, and presence of
environmentally sensitive areas; and optimizing the use of sensitive site design, grading,
landscape architecture, and architecture, all to achieve the City's objectives.
B. The Hillside Residential (HR)zoning district and the regulations contained in this Chapter
are intended to provide development that is consistent with and serves to implement the
goals and policies of the Brea General Plan for properties designated Hillside Residential.
Specific regulations and standards address the following City objectives:
1. To establish a Hillside Development Application process that requires property
owners to select suitable development sites on their real property for new hillside
development projects based off of science-based conclusions, including the use
of slope density calculations and maximum land holding capacity to determine
the appropriate density and intensity of a structure that can be built on a
particular hillside slope.
2. To involve early participation of affected resource agencies at an early stage of
the application process with new hillside development projects.
3. To protect the value to the community and the subject property of ridgelines,
prominent landforms, rock outcroppings, open space areas, hydrologic features,
wildlife communities, unique and sensitive habitat and vegetation communities,
and other natural, biological, and scenic resources.
4. To preserve and enhance the visual and aesthetic quality of hillsides from the
surrounding community.
5. To encourage all the characteristics and qualities of a cohesive neighborhood
that promotes a"sense of place"within a hillside setting.
6. To promote and encourage a variety of high-quality, alternative architectural and
development designs and concepts appropriate for hillside areas by utilizing the
highest quality of prescribed standards.
7. To preserve the public health, safety, and welfare and specifically protect the
public and property from hazards such as seismic, geologic, and fire.
October 19, 2004 1
20.206.020 Applicability and Permit Requirements
A. This Chapter applies to all properties within the incorporated boundaries of the City of
Brea, as well as those properties within the City's official Sphere of Influence that are
designated "Hillside Residential" on the City of Brea General Plan Land Use Map, and
which lie within the Hillside Residential (HR)zoning district.
B. No person shall subdivide, grade, erect, or construct into, over or on top of property
within the HR zoning district without first obtaining a Hillside Development Permit (HDP)
in compliance with this Chapter.
20.206.022 Exemptions from Hillside Development Permit
A. Notwithstanding the provisions of Section 20.28.020, the following actions and activities
are exempt from the requirement for a Hillside Development Permit, except that all
development in the Hillside Residential zoning district shall comply with hillside
development standards set forth in this Chapter:
1. Construction that does not require a grading permit or a building permit.
2. The construction and installation (trenching, utility construction and backfilling) of
underground utility systems.
3. The re-grading of existing yard areas for landscaping installation, provided such
re-graded yard area does not exceed 1,000 square feet in area.
4. Pool/spa construction that does not involve the construction of any retaining
walls, whether or not part of the pool structure, over three feet in height.
5. Additions to existing structures and/or construction of accessory structures which
are less than 500 square feet in area, unless a grading permit for establishment
of same is required.
6. Any project that has received final approval of a Hillside Development Permit
prior to the effective date of this Chapter, provided that such permit or approval
has not expired or is not otherwise revoked, and further provided that the
development is in accordance with the approved Hillside Development Permit
and related approvals.
20.206.024 Hillside Development Permit Approving Authority
A. Two Types of Permits Established
Two types of Hillside Development Permits are established by this Chapter: the
Administrative Hillside Development Permit and the Hillside Development Permit. For the
purposes of this Chapter, both are referred to herein as a Hillside Development Permit,
unless specifically referenced as Administrative Hillside Development Permit.
October 19, 2004 2
B. Concurrent Applications
An application for a Hillside Development Permit or Hillside Development Permit
amendment may be processed and approved concurrently with any other development
permits required by this Title 20 and any other applicable provision of the Municipal
Code. The same decision-making body or official which has the authority to approve,
conditionally approve, or deny the other development permits required for the project
shall have the authority to approve, conditionally approve, or deny a Hillside
Development Permit.
20.206.026 Voluntary Pre-Application Review Process
A. Prior to the submittal of an application for any Hillside Development Permit or Hillside
Development Permit amendment, the property owner or an agent with written
authorization is recommended to voluntarily meet with the Director of Development
Services or designee to review the requirements of this Chapter 20.206 and to review
matters set forth hereunder.
B. The purpose of pre-application review is to review the requirements of this Chapter
20.206, to identify and review available information regarding physical conditions
affecting the property for which the application will be submitted, to respond to questions
of the property owner or agent, and to present and review General Plan policies affecting
use and development of the property.
C. The pre-application review process is not meant to constitute a comprehensive Hillside
Development Permit application review and should not be considered to commence any
timelime, whether under the California Environmental Quality Act, Permit Streamlining
Act, or any law, statute or ordinance. City comments are to provide direction so that the
review of the subsequent Hillside Development Permit or Hillside Development Permit
amendment can be facilitated.
October 19, 2004 3
20.206.028 Review Procedure and Cost Recovery
A. Administrative Hillside Development Permit
An Administrative Hillside Development Permit shall be processed in compliance with the
procedures and noticing requirements established for a Certificate of Compatibility, as set
forth in Section 20.408.050 of this Title 20. The Director of Development Services or
designee may refer an Administrative Hillside Development Permit to the Planning
Commission, in which case, the Planning Commission acts as the Director and follows
the procedures and noticing requirements for a conditional use permit, as set forth in
Section 20.408.030 of this Title 20.
B. Hillside Development Permit
A Hillside Development Permit shall be processed in compliance with the procedures and
noticing requirements established for a conditional use permit, as set forth in Section
20.408.030 of this title, and it shall be acted upon by the Approving Authority having final
jurisdiction over accompanying actions.
C. Findings Required
In acting to approve an Administrative Hillside Development Permit or Hillside
Development Permit, the Approving Authority shall be required to make the following
findings:
1. That the proposed development is consistent with and serves to implement the
City of Brea General Plan and specifically, those goals and policies pertaining to
hillside development; and
2. That the proposed development is consistent with the purpose and intent of this
Chapter set forth in Section 20.206.010; and
3. That care was taken in the design of the development to minimize exposure of
persons to natural hazards, to avoid sensitive biological resource habitat areas,
and to maximize access to public open space areas.
4. That the design guidelines, where applicable, adopted for the Hillside
Development Permit will provide for quality design consistent with the intent of
this Chapter.
October 19, 2004 4
20.206.040 Land Use Regulations
A. Permitted Land Uses
The following uses of land are permitted in the HR zoning district and no discretionary
permit is required, except where a Hillside Development Permit is required by Section
20.206.020.
1. A single single-family dwelling unit, detached or attached.
2. Second dwelling units, subject to the regulations contained in Section 20.208.040
of this title and state law.
3. Accessory structures, including detached garages not to exceed a cumulative
total of 600 square feet.
4. Swimming pools, spas, and associated hardscape and landscape improvements,
subject to the issuance of a grading permit and required building permits.
5. Tennis courts, basketball courts, and similar sports courts, subject to the
issuance of a grading permit and required building permits.
6. Public and private parks.
7. Landscaped parkways and medians, landscaped slopes, and similar other open
spaces.
8. Riding and hiking trails for pedestrians, equestrians and non-motorized vehicles.
9. Residential care facilities serving six or fewer mentally or physically disabled,
disordered, or dependent persons.
B. Uses Requiring an Administrative Hillside Development Permit
The following applications for the development of property in the Hillside Residential
zoning district shall require an Administrative Hillside Development Permit and any other
permits that may be required by Section 20.206.040 of this Chapter. All other
applications shall require a Hillside Development Permit.
1. The construction of one detached single-family dwelling unit on an existing legal
lot.
2. Additions to existing dwelling units, whereby the addition consists of 500 square
feet or more of habitable floor area.
3. An accessory structure or any combination of accessory structures, including
detached garages, containing more than 600 of gross floor area.-
4. Swimming pools, spas, and associated hardscape and landscape improvements.
5. Tennis courts, basketball courts, and similar sports courts.
6. Public and private parks.
7. Riding and hiking trails for pedestrians, equestrians and non-motorized vehicles.
8. Stables, corrals, and similar facilities for the private noncommercial keeping and
containment of animals.
9. Lighting of tennis courts, basketball courts, and similar sports courts.
An Administrative Hillside Development Permit shall be processed in the same manner
as a Certificate of Compatibility, as set forth in Section 20.408.050 of this title.
October 19, 2004 5
C. Uses Requiring a Conditional Use Permit
The following uses of land shall be subject to the granting of a Conditional Use Permit in
compliance with the regulations contained in Section 20.408.030 of this title.
1. The drilling for, removal of, and storage of oil and hydrocarbons and associated
activities, subject to the provisions of Chapter 8.24 of the Municipal Code.
2. The grazing of and/or ranches for horses, cattle, sheep, and goats, or other
members of the equine, bovine, or ovine family, or members of the ratite or
cameloid families, on a lot in compliance with the provisions of Title 6 of the Brea
Municipal Code.
3. The cultivation of commercial agricultural products.
D. Permitted Accessory Uses
The following are permitted as accessory uses clearly subordinate to the principal use of
the property.
1. The keeping of animals other than those specified in Section 20.206.040.C.2 in
compliance with the provisions of Title 6 of the Brea Municipal Code.
October 19, 2004 6
20.206.050 Application Filing Requirements
The following information, maps, and other specified data shall be submitted concurrently with all
required application forms and fees.
A. A topographical map, at a scale specified in development applications, 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. The vegetation map shall indicate whether the plant communities or
habitat are native (e.g. southern mixed chaparral) or exotic (e.g. palm trees). Also
depicted shall be known landslides and other existing geologic conditions.
B. A conceptual grading plan, which shall include the following items in addition to those
required by the Municipal Code:
1. Top of walls
2. Top of curbs
3. High point and low point elevations
4. Elevation of significant trees, which are defined to be trees with a greater than
six-inch trunk diameter measured at four feet above grade
5. Spot elevations, where appropriate
6. Pad and/or finished floor elevations
7. Change in direction of drainage
8. A separate map with proposed fill areas colored green and cut areas colored red,
with depths of such areas clearly shown in five-foot topographic lines. Quantities
of each cut and fill area shall also be clearly marked.
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 intervals of five feet of change in elevation, with two-foot
contours shown in the flatter areas
11. Road grades, indicating both average and maximum
12. Lot and pad dimensions, along with a statistical summary
13. Design of roads and driveways, including average grades indicated, as well as
areas of the steepest grade
14. Lot drainage, including the gradient of the drainage and flow velocities
15. Proposed graded pad areas for each development lot proposed, with pad
dimensions and slope indicated
C. A cut and fill map identifying proposed fill areas colored blue and cut areas colored red,
with depths of such areas clearly shown in 10-foot contour lines. Quantities of each cut
and fill area shall also be clearly specified on the map.
D. A series of existing conditions and constraints composite maps that, respectively,
describe in detail the information described below. Such maps shall be included as part
of any technical report required pursuant to paragraph G of this section.
1. Geotechnical and soils conditions, including known faults and landslides.
2. Archaeological and paleontological resources, and documented or potential
historic resources.
October 19, 2004 7
3. Recorded easements and title report planning constraints, including but not
limited to abandoned wells and pipelines.
4. Active and abandoned oil and gas production and processing facilities including,
but not limited to wells, pipelines, staging areas, and processing equipment. The
map shall include clear symbols indicating which facilities will be retained and
which will be abandoned.
5. Areas of known or suspected oil field contamination and associated oil
remediation plans.
6. Prominent ridgelines and required ridgeline setback zones, consistent with
information on the City's official Prominent Ridgeline Map.
7. Biological resource map showing all of the existing plant communities, with
sensitive or protected species or communities clearly delineated, as well as
known habitat area for protected animal species including the location of
sensitive biological resources.
8. Map identifying significant trees, which, for the purposes of this map, are defined
to be trees with a caliper greater than six inches when measured four feet above
grade.
9. 100-year floodplain areas, U.S.G.S. blueline streams, and jurisdictional wetlands.
10. Slope areas 30 percent or greater which are at least one acre in size and have a
minimum dimension of 50 feet in any direction.
E. The following property slope information:
1. A detailed 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. The map which shall have a scale of not less than one
inch to 100 feet and a contour interval of not more than ten feet with two-foot
intermediates. This interval may be adjusted with the approval of the Director of
Development Services and City Engineer on the basis of good engineering
principles. This base topographical map shall include all adjoining properties
within 150 linear feet of the site boundaries to portray the site's context. The
slope map shall delineate slope bands, with contrasting colors, for the following
slope ranges:
a. Up to 10%
b. 10.1%to 20%
c. 20.1%to 25%
d. 25.1%to 30%
e. Greater than 30%
2. Also included shall be a tabulation of the land/area by slope percentage specified
in acres consistent with the slope categories identified in E(1)above. Such slope
map shall be prepared using CAD-based or GIS-based software specifically
designed for such purpose and approved for such use by the City Engineer.
October 19, 2004 8
3. A calculation of the average slope of the entire parcel. Such calculation shall be
performed by using the average percent slope formula as follows:
S = (0.00229 I L)/A
Where S =Average percent slope
I = Contour interval, in feet
L= Summation of length of contours, in feet
A=Area in acres of parcel being considered
4. Calculations of average slope percent shall be based upon accurate topographic
surveys using a contour interval no greater than 10 feet and a horizontal map
scale of 1 inch:200 feet or larger.
5. The slope analysis shall be stamped and signed by a registered or licensed
professional competent to provide such analysis and indicating the datum,
source, and scale of topographic data used in the slope analysis, and attesting to
the fact that the slope analysis has been accurately calculated.
E. In the event that no grading is proposed, a statement to that effect shall be filed with a
plan which shows possible future house plotting and driveway design for each parcel
proposed, to be prepared on a topographic map drawn at the same scale as the
conceptual grading plan.
F. Sufficient number of slope sections to clearly illustrate the extent of the proposed
grading. The slope profiles shall:
1. All be drawn at the same scale and indexed, or keyed, to the existing
topography, grading plan, and project site map. Both vertical and horizontal
scales shall.be indicated and not exaggerated. The slope section shall extend at
least 150 feet outside the project site boundary to clearly show impact on
adjacent property.
2. At a minimum, sections shall be drawn along those locations of the project 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
d. At all site boundaries illustrating maximum and minimum conditions; and
e. Where grading will impact natural drainage conditions.
3. 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 roughly at a 45° angle to the other slope profiles and existing contour
lines.
4. The slope profiles shall be stamped and signed by civil engineer or landscape
architect registered in the State of California indicating the datum, source, and
scale of topographic data used in the slope profiles, and attesting to the fact that
the slope profiles have been accurately calculated and identified.
October 19, 2004 9
5. Show existing and proposed topography, structures, and infrastructure facilities.
Proposed topography, structures, and infrastructures shall be drawn with a
dashed line. Existing topography and features shall be drawn with a thin, solid
line.
6. The slope profiles shall be stamped and signed by a registered civil engineer
indicating the datum, source, and scale of topographic data used in the slope
profiles, and attesting to the fact that the slope profiles have been accurately
calculated and identified.
G. The following technical reports:
1. A geologic 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 submitted.
2. Phase I (records search)and any and all Phase II (physical investigation of soils)
environmental assessments identifying any hazards present on the property.
3. A biological resource survey report identifying all existing plant communities, with
sensitive or protected species or communities clearly delineated, as well as
known habitat area for protected animal species, including the location of
sensitive biological resources. All sensitive species surveys shall be conducted
in accordance with any applicable protocols established by the U.S. Fish and
Wildlife Agency and the California Department of Fish and Game. The report
shall be signed by the person preparing such report, with the signature intended
to verify that the mandatory protocols were conformed to in the analysis.
H. A comprehensive architectural and landscaping design guideline manual. Such manual
shall be required for all Hillside Development Permit applications except those involving
the construction of one single-family dwelling unit on an existing lot, in which case
paragraph I below shall apply. Such manual shall be approved as part of the applicable
Hillside Development Permit and shall be binding upon all subsequent development
authorized by that applicable Hillside Development Permit. The manual shall include the
following, but the applicant/land owner may include additional information at his/her
discretion.
1. Illustrative, color drawings or similar representations of the various architectural
styles to be used with text and visual descriptions on the overall architectural
theme of the project.
2. A neighborhood design diagram depicting the locations of proposed vehicular
and pedestrian circulation, utility easements, developable pad, property lines,
perimeter setbacks, parks, and recreation centers.
3. A description of all housing types to be built which reference the location of
defined parcels within the property, diagrams of how the product orients to the
flat pad with setbacks, and an illustrative street scene perspective of the product.
4. Identification of building articulation in the following locations (but not limited to):
front massing and entry scale, garage placement, architectural projections, rear
articulation, and corner lots.
October 19, 2004 10
5. Identification of exterior building materials (structure and trim), roofing materials,
and colors for primary structures.
6. Illustrations and descriptions of permitted fencing and wall materials.
7. Illustrations and descriptions of permitted signage and entry treatments.
8. Description and illustrative drawings or similar representations of how the
architecture and building approaches established in the manual implement the
Architectural Standards set forth in Section 20.206.140 of this Chapter.
9. Identification of landscaping approaches and plant palettes for all common open
space areas, roadway medians, edge and berm treatments, common slopes, and
private front yard areas.
10. Description of how the landscaping approaches and plant palettes established in
the manual implement the Landscape Standards set forth in Section 20.206.160.
For applications involving one single-family dwelling unit residence on an existing lot or a
second unit on a single lot, architectural and landscaping treatment materials shall be
provided consistent with the requirements for a Certificate of Compatibility, as set forth in
Section 20.408.050 of this title.
J. The following items shall also be required as part of an application, unless waived or
conditionally waived by the Director of Development Services or the Planning
Commission, to aid in the analysis of the proposed project to illustrate existing or
proposed conditions or both:
1. A topographic model and/or large scale detailed partial model at a 1:1 scale.
2. Visual simulation of the post-development condition, including use of
photographic and/or computer-generated graphic renderings as described in
paragraph M below.
K. Preliminary landscape and irrigation plans for all common areas showing project
compliance with the provisions of this Chapter and requirements of the City Fire Chief for
fire hazard mitigation and brush management zones in Chapter 16.04.
L. Any pre-application comments received from other affected government agencies having
authority over any component of the development application, including but not limited to
the State Department of Conservation, Division of Oil and Gas; California Department of
Fish and Game; U.S. Fish and Wildlife Service; and U.S. Army Corps of Engineers.
M. Visual three-dimensional simulation of the post-development condition, prepared in
accordance with the provisions set forth in this subparagraph. The purpose of requiring a
visual simulation is to provide decision makers with a pictorial representation of the future
condition of a development project as close to reality as possible.
October 19, 2004 11
1. Photography
The photograph is the basis of view simulation, and care shall be taken in the selection of
a camera. The goal is to select a camera-lens combination that will yield photographs
that, as closely as possible, represents site views from a variety of locations distant from
the project and from surrounding areas that will have a direct view of the project.
The photographs shall be taken with the camera mounted on a leveled tripod and the
height of the camera recorded. If the scene cannot be captured in one photograph and a
panoramic shot is required, a proper panorama camera or lens/camera that accurately
records a panorama shall be used. If a series of incremental panoramic shots were
taken, special stitching software or by photo retouching software shall be used.
2. Control Data
The location of the camera shall be recorded as accurately as possible at the time the
photograph is taken. The location can be determined by field survey, existing topographic
maps, or GPS locators.
Several items that appear in each photograph shall be field surveyed for accurate
location using the methods described above to allow for accurately configuration of the
views in the modeling software.
3. Computer Modeling
The proposed project shall be modeled based on subdivision design, architectural, and
landscape data. Existing terrain, buildings, survey data, and any field notes shall be
included in the modeling effort. The level of detail included in the computer model will be
determined by the intended use of the simulation.
4. Staging
The computer model shall be the aligned to the photographs in the rendering software
utilizing the alignment data and the lens and focal length of the camera used. The model
shall be lighted according to the time of day and year and the views rendered.
5. Rendering
The rendering process shall be completed after aligning the model to the photograph.
The subject matter should be colored and textured to simulate the proposed project as
closely as possible to that intended.
6. Photocomposition
Any retouching undertaken to make foreground objects visible shall be done in such a
way so as to preserve the original photograph and the rendered image intact.
October 19, 2004 12
20.206.060 Allowable Density Calculation Procedures
A. For the purposes of this Chapter, allowable density is defined as the maximum number of
dwelling units permitted per gross acre of land. The maximum allowable density shall be
based upon and established by the average slope of a property, calculated in compliance
with Subsection C. The maximum allowable density based on the average slope shall be as
set forth in to Table 20.206.060.A.
Table 20.206.060.A
Maximum Allowed Density Based on Average Slope
Average Slope Maximum Allowable Density
Less than 10%,inclusive 2.2 units/acre
10.1 to 20% 1.6 units/acre
20.1 to 25% 1 unit/acre
25.1 to 30% 1 unit/5 acres
Greater than 30% 1 unit/20 acres
B. The maximum dwelling unit yield based on the maximum allowable density mathematical
sum shall be considered maximum potentials and not an entitlement, right or vested right to
develop. Other factors and individual property characteristics will affect and may reduce the
yield, including but not limited to: physical constraints, floor-area ratio(Section 20.206.060.D);
compliance with design guidelines, engineering design standards, hillside development
standards; and performance criteria such as access, emergency response standards, and
sensitive grading techniques and volumes.
C. Calculating the maximum allowable density for any parcel or group of parcels under common
development application within the Hillside Residential zoning district shall involve the
following steps:
1. Establish allowed density based on average slope:
a. Alternative 1 —Average slope of the parcel or group of parcels.
For Alternative 1, the average slope shall be calculated in compliance with
Section 20.206.050.E.2. For example, a 100-acre parcel which has an average
slope for the entire parcel of 25 percent would yield a maximum of 100 units.
b. Alternative 2—Use of Least Slope Categories.
The largest contiguous area of the least steep slope category may be used to
calculate average slope in compliance with the method established in Section
20.206.050.E.2. For example, on a 100-acre parcel, of which 60 acres has an
average slope of more than 30 percent, 30 acres are between 20.1 to 30 percent
slope, and there is a contiguous 10-acre area of between 10.1 to 20 percent, the
10 acres with a average slope of 10.1 to 20 percent can be used to calculate
allowable density (1.6 units/acre X 10 acres = 16 units). Any area excluded from
the average slope calculation shall be required to be set aside as Natural Open
Space and deed-restricted from any future development pursuant to the
provisions of Section 20.206.090.E of this Chapter.
D. For the purposes of this Chapter, floor-area ratio (FAR) is defined as the ratio of gross
building floor area on a pad to the total land area of the pad. For purposes of this
definition, gross floor area shall include the square footage of all structures on a pad, as
October 19, 2004 13
measured from the outside of the exterior walls. Gross floor area shall not include the
first 600 square feet of attached garages, decks, balconies, covered patios, the total
combined square footage of any and all accessory structures and detached garages up
to 600 square feet inclusive, and attics that do not exceed a height of five feet as
measured from the top of ceiling joist(floor)to the bottom of the ridge beam (ceiling). For
detached dwelling units, after constraints and performance criteria have been addressed
to develop a maximum yield, the maximum yield for a development is further affected by
average FAR and shall be based on Table 20.206.060.B. For attached dwelling units,
the maximum yield shall be irrespective of the FAR.
Table 20.206.060.B
Unit Yield Based on Floor-Area Ratio
Dwelling Unit Yield Maximum FAR
Maximum units 0.4
80%of Maximum 0.5
70%of Maximum 0.6
60%of Maximum 0.7
E. Physical Constraints are the on-site circumstances and resources that will be protected
consistent with policies in the General Plan or other regulatory requirements. Factors
that require special consideration are as follows:
a. U.S.G.S blueline streams and potential habitat areas for endangered species
b. Areas greater than 30 percent slope greater than one acre as determined by
20.206.050 (E)
c. Liquefiable soils,Alquist-Priolo Zones, and faulting.
d. Large, mature native trees including but not limited to Coastal Live Oak,
Sycamores, Willow, or Black Walnut.
October 19, 2004 14
20.206.070 Subdivision Design
A. Purpose and Intent
The purpose of creating subdivision design standards within the Hillside Residential Zone is
to provide for hillside development that maintains the integrity of the hillsides' natural
characteristics and features while addressing development challenges present in hillside
settings, consistent with the purpose of this Chapter set forth in Section 20.206.010.
Further, the purpose of these subdivision design standards is to require that infrastructure
such as but not limited to roads, utilities, drainage, and sound attenuation barriers serve both
a utilitarian and aesthetic purpose. To better preserve the integrity of subdivision design
within the Hillside Residential district, design elements such as the cutting of significant
ridgelines, unarticulated linear slope faces, and massive retaining walls are prohibited.
The Subdivision Design standards set forth in Sections 20.206.080 through 20.206.150,
inclusive, are intended to augment, not replace, the subdivision design and improvements
regulations enforced by the Brea Municipal Code.
20.206.080 Ridgeline Preservation
A. Purpose and Intent
The purpose of creating ridgeline preservation standards within the Hillside Residential Zone
is to ensure the ridgelines that frame the City of Brea will be preserved to the greatest extent
possible. Significant ridgeline standards shall be defined, described, and established, along
with a map delineating all significant ridgelines in the city, to ensure that the most significant
ridgelines will not be developed, for the purpose of preserving the existing and future view
that frames the City. A required three-dimensional visual analysis shall be submitted with the
Hillside Development Permit to ensure that the principles of preserving significant ridgelines
will be satisfied.
.. t,'t�^s�„w;�„�a^�Mi-,�,-yr'��}�°«�.�w/�Mii"�.itA. �-,. .�.�r� ,t* ~.r- ,fit ,•.,;
Figure 20.206.080.A
Hill forms and ridgelines create community identity. Preserving ridgelines provides a natural
backdrop to the City's developed areas and reinforces the community's connection to the hillsides
and open space.
October 19, 2004 15
B. Significant Ridgelines
1. Significant ridgelines are those ridgelines characterized by any combination of the criteria
specified below.
a. The ridgelines that surround or visually dominate the surrounding valley landscape
either through their size in relation to the hillside or mountain terrain of which they are
a part.
b. Their visual dominance as characterized by a silhouetting appearance against the
sky.
c. A significant natural backdrop feature or separation of communities.
d. Visual dominance due to proximity and view from existing development or major
corridors.
e. As an area of significant ecological, historical, or cultural importance, such as those
which connect park or trail systems.
2. The Official Significant Ridgeline Map, contained as an exhibit herein and maintained on
file as part of the City of Brea Geographic Information Systems database, identifies crests
of significant ridgelines in the City for the purpose of this Chapter 20.206 and specifically,
this Section 20.206.080. The precise delineation of a ridgeline shall be determined at the
time a development application is received based on Official Significant Ridgeline Map
and the criteria in subparagraph 1 above.
C. Ridgeline Preservation
1. No grading or improvements shall occur within 100 feet of a designated and delineated
significant ridgeline area, as measured horizontally on a topographic map prior to any
grading or improvements. A Significant Ridgeline area is determined by the Significant
Ridgelines Map on file at the Development Services Department except as approved by a
Hillside Development Permit as in compliance with Section 20.206.020. No portion of any
structure shall be closer to a designated and delineated significant ridgeline area, as
measured 50 feet vertically from a cross section of the area.
2. No engineered slopes, housing construction, streets, utilities, excavation, or other
permanent human-made features shall be permitted within any significant ridgeline area,
as the same is determined by the Significant Ridgelines Map on file at the Development
Services Department. Exceptions may be granted as part of the Hillside Development
Permit process if findings are made that:
a. the encroachment into a significant ridgeline area will be in compliance with the
intent and purpose of this Chapter and the specific criteria set forth herein; and
b. that conditions of approval applied via the Hillside Development Permit will
implement the provisions of this Chapter.
October 19, 2004 16
T°I° oP R/C+ae• To i
Ty' ?v57RUC7URE
so'Af, r.
-_,, fl ,,
1
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/ i94 /
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Figure 20.206.080.0
20.206.090 Open Space
A. Purpose and Intent
The purpose of establishing open space requirements and standards for the Hillside
Residential Zone is to ensure that open space is an integral part of subdivision design; to
preserve prominent landforms, rock outcroppings, hydrologic features, and sensitive and
unique habitat as permanent open space features to help frame a community's identity; to
provide areas where residents can enjoy active and passive recreation; to integrate
landscaped medians, parkways, and slopes into a development project; and to ensure that
parks, recreation centers, trails, and greenbelts are located next to natural open space to
maximize the amount of contiguous areas of open space within a community and create
space transition zones between residential development and open space.
October 19, 2004 17
i
ale
e
111
r,_a �.
--.;. r "
re-- ----10.-- .---4.---...-4.... ,..„e . , . ' ,:„...-. -,,, ....,- - , ,,,, .., .„.„, -- ---'1:11
lir
''‘.14111rAirtilit"ZN:likk 1 ickv':7111k trl 4.14; 'l *:;\ , ,,`,
L , i t ‘ '9%,.....N, ,,L 1 ,y%,, ,,,‘,$,. ,fil ,A , „ ,.., V'i
Figure 20.206.090.A
Open space shall be integral component of subdivision design, with developed open space
areas transitioning seamlessly to natural open space.
B. Types of Open Space
Open space in the Hillside Residential zoning district shall consist of two general types of
open space:
1. Natural Open Space, which shall be defined as undeveloped areas retained in their
naturally occurring condition with regard to landform, vegetation, and hydrologic features,
and which may contain dirt trails for limited public access and enjoyment; and
2. Improved Open Space, which shall be defined as any area not occupied by structures
that has been improved with landscaping, recreation amenities (i.e., golf courses, private
lakes), and similar features that provide opportunities for active and passive recreation,
and that provide landscape improvements that enhance the overall appearance and
character of a development.
C. Use of Natural Open Space
Undeveloped open space shall be left in its natural state. Permitted uses include trails and
the necessary improvements to establish trails and any associated viewing areas.
D. Use of Improved Open Space
1. Improved Open Space shall be provided for attached residential development as set forth
in Section 20.206.180.H and as otherwise required for this Chapter, and shall be used to
meet general landscaping, common open space, slope treatment, and parkway
landscaping requirements.
2. Improved Open Space may be reserved for private use and maintained by a
homeowners association, secured with documents reserving the land as open space in
perpetuity.
October 19, 2004 18
E. Use in Perpetuity of Natural Open Space
Any lands dedicated for Natural Open Space purposes shall be contain covenants and
recordable deed restrictions burdening the subject property, in a form and content approved
by the City Attorney, ensuring that:
1. The Natural Open Space area will not be subdivided in the future;
2. The use of the Natural Open Space will continue in perpetuity for the purpose specified;
3. Appropriate provisions will be made for the maintenance of the Natural Open Space that
clearly define future maintenance responsibilities; and
4. Natural Open Space shall not be turned into a commercial enterprise admitting the
general public at a fee, unless otherwise authorized by policy or law.
F. Natural Open Space Ownership
1. The fee title owner or easement holder of an interest in the land that is dedicated for
Natural Open Space purposes shall be selected by the property owner, developer, or
subdivider, subject to the approval by the Director of Development Services. The
ownership may vest in, but not be limited to, the following:
a. The City, subject to acceptance by the City Council of a recordable interest.
b. Other public jurisdictions or agencies, subject to their acceptance.
c. Quasi-public and non-profit organizations, subject to their acceptance.
d. Homeowner associations or other similar organizations.
2. The City may, in its reasonable discretion, require that the applicant establish a
mechanism to fund the long-term maintenance of such Natural Open Space, which may
include a cash deposit, an assessment district, trust, or other appropriate funding
mechanism.
G. Maintenance
The person or entity identified as having the right of ownership or control over the Natural
Open Space shall be responsible for its continuing upkeep and proper maintenance as set
forth in Chapter 15.216, unless the City authorizes alternate maintenance strategies.
October 19, 2004 19
20.206.100 Grading
A. Purpose and Intent
The purpose of establishing these grading standards for the Hillside Residential Zone is to
minimize the visual impact of development, provide for sufficient landscape opportunities,
integrate manufactured slopes with natural slopes, and limit grading impacts on sensitive
natural areas.
B. General Grading Requirements
1. Landform grading techniques such as varying slope height, rounding tops and toes of
slopes, and incorporating variable gradients shall be used to ensure that manufactured
slopes mimic natural hill forms. Landform grading shall be used for all post-disturbance
conditions unless determined by the Director of Development Services and the City
Engineer that landform grading is not feasible due to soil conditions, encroachment into
sensitive biological resource areas, protection of watersheds or watercourses, or other
similar considerations. Findings as part of the Hillside Development Permit record as to
why landform grading is not feasible.
.ram
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4
ffro'se44-
iAzor 'Aramti4. \(
Z44.4
Figure 20.206.100.B
Applying the landform grading techniques illustrated above create the appearance of natural hills.
2. Super slopes, as defined by this Chapter, shall be used in areas of high on-site and off-
site project visibility, as determined by the viewshed analysis required for the Hillside
Development Permit described in Section 20.206.050 (Application Filing Requirements)
of this Chapter, to allow for visual breaks between terraced rows of housing units and to
provide areas where landscaping can be used to soften the appearance of hillside
development. Super slopes shall integrate manufactured slopes with natural slopes to
give the appearance of a continuous natural landform.
3. Re-created ridgelines shall be used to mask the view of dwelling units on a hillside from
off-site locations, to preserve the appearance of a natural undeveloped hillside, and to
preserve the appearance of open space.
October 19, 2004 20
4. Berming shall be used to screen utilitarian features such as, but not limited to, water
tanks and detention basins.
5. All slopes which are visible from any public right-of-way shall be landform graded.
6. No grading shall take place on any slope that exceeds 30 percent over an area
encompassing one acre or more and has any minimum horizontal dimension of 50 feet.
The following slopes shall be exempt from this standard:
a. Existing manufactured slopes.
b. City approved soils remediation projects.
c. Slope requiring grading for safety purposes as designated by the Director of
Development Services.
d. Implementation of General Plan or master-planned circulation routes.
e. Grading for emergency access.
I
Figure 20.206.100.B.6
No grading shall take place on any slope that exceeds 30 percent over an area
encompassing one acre or more and has any minimum horizontal dimension of 50 feet.
7. 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 drill holes and exploratory
trenches for the collection of geologic and soil data. Such trenches shall be properly
backfilled and erosion treatment shall be provided where such slopes exceed 20 percent.
8. Graded or cut embankment adjacent to a publicly maintained right-of-way shall not
exceed a slope ratio greater than two feet horizontal to one foot vertical.
October 19, 2004 21
C. Prohibited Grading Practices
1. The cutting of significant ridgelines is prohibited.
2. Graded slopes that are characterized by linear (in plan), planar slope surfaces with
unvarying gradients and angular slope intersections are prohibited.
D. Super Slope Requirements
The use of super slopes shall be required for the conditions set forth in paragraph
20.206.100.B.2 above. The following standards shall be applied in the design of super
slopes.
1. On any property for which a Hillside Development Permit application has been submitted
whereby the vertical distance between the lowermost elevation on the property and the
uppermost elevation is 60 feet or greater, at least 40 feet of vertical height shall be
achieved for terraced manufactured slopes.
2. Such manufactured slopes shall be at most 10 feet shorter or at least 10 feet taller in
height than the height of the structure built on the toe of the manufactured slope (see
Figure 220.206.100.D.2).
!rFLING
Figure 20.206.100.D.2
To avoid the appearance of stair-step development,top of slopes shall not
be within 10 feet above or below a structure's roofline.
3. Manufactured slopes shall complement the adjacent natural slopes in terms of hill form
and slope height.
October 19, 2004 22
E. Berming
1. Berming shall be used to screen hillside development from distant views, as determined
by the viewshed analysis required by the Hillside Development Permit described in
Section 20.206.050 (Application Filing Requirements)of this Chapter.
2. Any berm three feet or greater in vertical height shall be landform graded no steeper than
3:1.
3. All berms shall have varying slope gradients and rounded tops with a horizontal
dimension half the vertical height of the berm.
4. Berms shall be applied to screen utilitarian features such as water tanks in a hillside
project.
5. Landscaping materials used on berms shall conform to the landscaping guidelines for the
Hillside Residential zone set forth in the City of Brea's Landscaping Guidelines Manual.
_ ^, , ~-
Fil
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„,.✓' ..„- ,,.
Figure 20.206.100.F
Berms help screen hillside development and utilitarian features. From certain vantage
points,the berm will completely hide development and other structures, providing a view
of natural slope face.
F. Slopes between Residential Pads
Where there is at least a two-foot elevation difference between residential flat pads, slopes
shall be contour graded no steeper than 2:1.
October 19, 2004 23
s/dE gee
(2 !AtfN.) ,
Figure 20.206.100.F
Hillside development shall not be allowed in steep hillsides that exceed 30%slope grade
and are at least one acre in area.
20.206.110 Edges
A. Purpose and Intent
The purpose and intent of establishing standards for edges in the Hillside Residential Zone is
to ensure that proper landscape setbacks are provided to separate residential uses from non-
residential uses and to allow for transitions between natural open space and development.
Landscape setbacks along roads create aesthetic and spatial benefits, allowing for thematic
landscape screening between public and private spaces in a community. In areas where a
project backs against natural open space, proper landscape setbacks in combination with fuel
modification zones is essential for providing proper transitions between open space and
residential development.
B. Road Systems along Project Edges
Road systems shall be placed along project edges to the greatest extent practicable to
maximize the use of aesthetic landscape buffers surrounding a development and to buffer
residential neighborhoods from vehicular traffic. Project edges along roadway systems shall
consist of varied slope and landscape treatments to provide visual interest.PIN rfr' Ci
{ �
#, ,--
Figure 20.206.110.B
Road systems placed along project edges create a buffer between the project and
adjacent land uses.This strategy,as illustrated above,can also provide a way to take
advantage of panoramic views.
October 19, 2004 24
20.206.120 Retaining Walls
A. Purpose and Intent
The purpose and intent of establishing standards for retaining walls in the Hillside Residential
Zone is to ensure that the application of retaining walls is aesthetically pleasing, limited in
quantity throughout a development, and not used to artificially create additional building area.
B. Prohibited Retaining Walls
1. Use of utilitarian retaining wall designs such as crib walls and geogrids shall be
prohibited.
2. No retaining walls shall be permitted between residential lots as a means of creating
additional useable pad area.
C. Use of Loffelstein and Similar Living Walls
The use of Loffelstein walls, and other similar living wall systems, that allow for landscaping
opportunities with planting pockets and stepped designs is acceptable. Such wall shall be
subject to the following development standards.
1. The minimum height shall be no less than 15 feet, with a maximum height of 30 feet.
2. Such walls shall utilize a curvilinear slope pattern to mimic the appearance of natural
hillside terrain.
3. Such walls shall be planted with landscape material suitable for the climate, wall
exposure relative to the sun, and taking into consideration the landscape aesthetic effect
to be achieved by the overall development. The color palette and materials selected for
the retaining wall shall blend in with adjacent hillsides and landscape plant palette.
/o`AtW 4
lllhEt ��a '
i7"j • L w1 CAFe L..�S
f
Figure 20.206.120.C.1
Loffelstein walls and similar living wall systems retain large amounts of earth while
providing planting pockets for landscaping.Once landscaping matures,the wall will be
masked and have a softer appearance than a hardscape wall surface.
October 19, 2004 25
D. Contour Construction and Wall Materials
Retaining walls shall follow the natural contours of the slope, and all materials used to
construct retaining walls shall consist of native stone, poured-in-place concrete, precast
concrete block, and shall be of a color and texture that mimic the color and texture of
surrounding native plant materials.
E. Required Planting Areas
Slopes requiring retaining at a height greater than three feet shall be terraced for planting
areas. Such planting areas shall have a minimum width of six feet. No more than two
terraces of retaining walls shall be permitted on one manufactured slope.
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3'MSk A 'a/#T
eglai
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g,
ASIsN01"a4 °41111V
Figure 20.206.120.E and 20.206.120.G
F. Irrigation Systems Required
All planting areas for retaining walls shall be provided with an automatic irrigation system.
Such irrigation system shall be approved and inspected prior to the construction of any wall.
G. Height Standards
1. Retaining walls shall be constructed at varying heights throughout a development.
2. The cumulative height of any retaining wall, other than a Loeffelstein wall or similar living
wall, built to retain a cut slope or fill slope shall not exceed six feet in height. Cumulative
height shall mean the combined height of any wall or series of walls required to retain a
single slope.
October 19, 2004 26
20.206.130 Water Quality and Stormwater Runoff Control
A. Purpose and Intent
The purpose of establishing water quality and storm runoff control standards is to ensure that
developments within the Hillside Residential Zone develop proper drainage and stormwater
management systems that are functional, aesthetically pleasing, integrated into the overall
project development as a functional landscape feature, facilitate recharge of groundwater,
and conform to state and federal law regarding pollution and water quality. Toward these
ends, the use of bioswales and landscaped water quality basins represent the preferred
approach to runoff and stormwater quality control, recognizing that such features add
aesthetic character, have the appearance of naturally occurring drainage channels, and when
located at project entries, serve as a functional element that allows for stormwater
management.
gam
�� ': ,� s «mow
•
•tA. ._ifs _ W &a '.
Figure 20.206.130.A
Bioswales and similar natural landscaped runoff control facilities shall be used to enhance
appearance and allow for groundwater recharge.
B. General
Site and subdivision features required and designed to control and retain stormwater and
other runoff pursuant to the requirements of City and County ordinances and the Regional
Water Quality Control Board shall be fully integrated into the design of the subdivision. Such
features shall be designed and located to account for natural drainage patterns, integration of
open space into overall subdivision design, location of trails and other mobility corridors, and
placement of subdivision entry statements or other aesthetic features.
C. Materials and Color
Water retention and detention features shall consist of natural earth and plant materials
consistent with the plant palette for the Hillside Residential zone set forth in the City's Plant
Palette Section. Concrete or similar hardscape materials shall not be permitted unless
determined by the City Engineer to be the only feasible method of containing runoff.
Wherever concrete or similar structures are necessary, per drainage and storm water control
plans approved by the City Engineer, such structures shall use integral color concrete to
blend with surrounding color palette that blend with the natural environment.
October 19, 2004 27
D. Detention Basins
1. A detention basin area with gentle slopes and lined with turf may be used as an entry
feature. Detention basins shall not be eligible for open space, park credit, or any fee
credit.
2. The maximum slope of a detention basin side slope shall be 3:1.
E. Bioswales
1. Bioswales shall be used to collect surface runoff before it crosses pavement areas and to
reduce ponding and damage to walkways. Bioswales shall be graded to direct water
away from paved areas into detention basins.
wft --
40111
a
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✓ 37
4.1
A i
tit V� " t4 '
err •
Figure 20.206.130.E
Bioswales planted with native rocks and vegetation shall be used to the maximum extent to serve
as a hillside community's drainage system.
October 19, 2004 28
2. Bioswales shall consist of primarily herbaceous plants whose stems and leaves retard
water flow and help settle pollutants, and which, with the aid of the roots, decompose into
the soil.
csocrifwvets
Ottpariasis.d.t 2 Ai..•
`r.: ". .. ,, +..iA.
ii.2, 3:1 /Y47/ ..,....
/t _ •L /.: =.av',a
44
.,.
'"!�„,. t: /%477 4414565S
Figure 20.206.130.D
Detention basins can be landscaped with natural materials, presenting an infrastructure
element that has a pleasant and natural appearance.
20.206.140 Street Requirements and Design
A. Purpose and Intent
The purpose of establishing street design requirements is to ensure that the circulation
system is a beneficial element in the hillside development setting and maintains, to the
greatest extent possible, the natural characteristics of a hillside environment. Through these
requirements, the City recognizes that the placement and alignment of the road system must
be designed to exemplify the features present in the neighborhood and enhance the visual
character of the hillside community, and that the alignment of collector and arterial roads
along project edges separates the neighborhoods and residents from the effects of a highly
used road, resulting in a more pleasant living environment, and allows opportunities for
landscaping and panoramic views.
Further, with these requirements, the City recognizes that requiring parkways along every
street allows opportunities for landscaping that helps maintain a more natural hillside
- environment, separates pedestrians from vehicular traffic, and softens a project's visual
impact as viewed from off site.
October 19, 2004 29
B. Minimum Number of Access Points
New hillside development projects shall have a minimum of two points of vehicular access,
one of which may be established for emergency access only, as determined by the Fire Chief
or designee through the Hillside Development Permit review process.
C. Street Design Standards
All streets shall be designed and constructed in accordance with the following standards.
1. Street sections shall be designed in accordance with street standards and specifications
adopted by the City and as revised from time to time. In addition to such adopted
standards, the following street standards shall apply to development in the Hillside
Residential zone.
a. The maximum length of any cul-de-sac street shall be 600 feet.
b. All streets shall contain two clear 12-foot travel lanes.
2. Split Level Streets
Where split level streets are used, the following standards shall apply.
a. The use of split level roads is permitted to reduce the amount and visual effect of
grading (Figure 20.206.140.C.2).
b. The ground slope between the two traffic ways shall be of a ratio not less than 2:1.
i aim . , . 1 t
ALA dijiteakikAi "".*1. -""' *4" '17"N.4•4$128W- 4 -
, ?ir is r ;'. "` �..• --
•' " "+...."' "'�f
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`1' I_ s „ -.
Figure 20.206.140.C.2
Use of split level roadways is permitted and encouraged where such design can be used
to facilitate landform grading. This type of road can also maximize the view opportunities
afforded by the hillside setting.
October 19, 2004 30
3. Street grades shall not exceed the following except as may be modified by the Planning
Commission in compliance with Section 19.92.040 of the Brea Municipal Code. The
maximum length of street runs at the maximum specified grade shall be subject to the
review and approval of the Fire Chief and City Engineer, or their respective designees.
a. Primary Arterials shall be no steeper than eight percent.
b. Secondary Arterials shall be no steeper than 10 percent.
c. Local Streets shall be not steeper than 10 percent.
d. Loaded Local Streets shall not be stepper than eight percent.
e. Intersections shall be at 6 percent grade or less.
D. Private Streets
Private streets shall not be permitted.
E. Landscaped Parkways Required
1. All public streets shall include a landscaped parkway between the edge of street paving
and adjacent property lines. Such parkways shall be of a width required by the City's
street design manual and shall include a sidewalk or other pedestrian way or trail as set
forth in the street design manual or as otherwise may be required by the City Engineer
and/or Director of Development Services through the Hillside Development Permit review
process.
2. Such required parkways shall be landscaped as set forth in Section 20.206.160 of this
Chapter, including specifically Section 20.206.160.E.
3. Such landscaped parkways shall be continuously maintained by a homeowners
association, through a landscaping assessment district, or via a similar legal mechanism,
as approved through the applicable Hillside Development Permit. The City shall have the
authority to require bonding or other similar surety to ensure that such landscaped
parkways are fully established and maintained prior to the establishment of a
homeowners association, landscaping assessment district, or similar legal mechanism.
20.206.150 Architectural Standards
A. Purpose and Intent
The purpose of establishing architectural design standards in the Hillside Residential Zone is to
ensure quality development that blends with the hillside environment, and to create
neighborhoods that display a cohesive and harmonious form and complementary architectural
styles. To achieve hillside compatible development, the City recognizes the importance of having
architectural design that incorporates rooflines and other building elements which reflect the
naturally occurring ridgeline silhouettes and topographical variation.
B. Conformance with Project Design Manual
The applicant shall demonstrate how the architectural criteria of this section are met in the design
guideline manual required by Section 20.206.050 of this Chapter.
C. Architectural Themes
1. For subdivisions consisting of production-style development, whereby dwelling units are
constructed by a single developer utilizing a limited number of floor plans and building
October 19, 2004 31
architectural styles, the architectural styles throughout the development shall be
thematically consistent with one another. Varying floor plans, colors, materials, and
building forms shall be utilized such that within a single development project, a minimum
of nine different elevations are available. However, where attached units are provided, a
more unified architectural scheme is permitted.
2. For custom lot developments consisting of a subdivision of more than one lot, the
requirement for a design guideline manual, as set forth in Section 20.206.050 of this
Chapter, shall apply.
3. For a development consisting of one custom home on an existing lot, such homes shall
comply with the requirements of Section 20.206.190.
D. Required Treatments
1. Architectural treatments on all exterior walls of any building shall be designed to avoid a
monotonous or continuous façade of the exterior wall. Under no circumstance shall the
front and rear façade of any building be in one continuous vertical or horizontal plane.
Architectural features and details shall be located on all exteriors walls of the building,
including the rear and sides of the building. Buildings shall utilize wall articulation (i.e.,
insets, pop-outs, etc.)and roof orientation as a means to prevent massing.
2. The apparent size of exterior wall surfaces visible from off the site shall be minimized
through the use of single-story elements, building face set backs, overhangs,
landscaping, and/or other means of horizontal and vertical articulation to create changing
shadow lines and to break up massive forms.
Oft
its t •.. is, +�.
ii. a; , p.� its �i �id - FMB _� .,.� i'-" millk�1 o hill
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Figure 20.206.150.D
Building facades shall be articulated and create visual interest.
October 19, 2004 32
E. Finish Materials/Color
Building materials and colors shall be compatible with the natural setting. Exterior colors
shall be limited to earth tones found in nearby natural vegetation and/or soil, or come from
natural sources(e.g., rock, stone, wood), or resemble a natural appearance.
F. Support Structures
1. Support structures (for example, columns, pilings, etc.) below the lowest floor on the
downhill side of a house, if and where permitted as part of the Hillside Development
Permit review process, shall be enclosed unless visible structural members are an
integral feature of the architectural design.
2. A support structure wall surface shall not exceed six feet in height.
11411
Pew
Figure 20.206.150.F
Support structures of minimal height can help ensure that structures closely follow the hillside
terrain and therefore reduce its visual impact. Hillside adaptive structures can be designed and
constructed to look like they are nestled into the hillside.
G. Fencing and Privacy Walls
1. All fences and privacy walls adjacent to or visible from public roads or major public
spaces shall be of decorative masonry or other approved materials which have a natural
appearance (e.g. masonry walls, pre-fabricated modular concrete) and shall be a color
that blends with the surrounding environment and complements the landscaping. The use
of indigenous rock and colors or materials shall be preferred. The applicant shall present
illustrations and descriptions of fencing and wall materials in the design guideline manual
required by Section 20.206.050 of this Chapter.
2. Any fence or privacy wall adjacent to a public road or major public space shall be placed
at the top of a slope.
3. All fences and privacy walls, whether or not visible from a public road or major public
open space, shall be limited in height to seven feet, as measured from the grade on
which the bottom of the fence or wall is placed to the uppermost extent of such fence or
wall.
4. Solid fences and walls in a required front yard area shall not exceed a height of 30
inches.
October 19, 2004 33
5. Open work fences, whereby the fence is 90 percent open or more, shall not exceed a
height of 54 inches.
6. The provisions of Section 20.08.060 of this title regarding corner cut-off areas shall apply.
7. A minimum setback distance of 20 feet shall be provided between any fence or privacy
wall adjacent to a public right-of-way, with the distance measured from the fence or
privacy wall to the face of curb.
suit/
as •r1 r
1/11.111M111.1 11E11
rmaw •a i4ti�a iia��r". tir
y .w- }fir 1a1� rt �•
14-7
Figure 20.206.150.G.7
A minimum 20 feet setback ensures room for landscaping while being a buffer between
street traffic and private yards.
October 19, 2004 34
20.206.160 Landscape Standards
A. Purpose and Intent
The purpose of creating landscape design standards for development within the Hillside
Residential zone is to minimize resource consumption through the use of a drought-tolerant
native plant palette, to establish landscape setbacks along roads and natural open space, taking
advantage of the topography and vegetation as a means of enhancing the overall aesthetics of a
development project, and to provide transitions between developed areas and surrounding open
space.
w
Figure 20.206.160.A
Landscaping shall be used for aesthetic enhancement,erosion control and
transition to natural open space areas.
B. Landscape and Irrigation Plan
1. All proposed new development shall require approval of a landscape and irrigation plan.
Complete plans shall be submitted as part of the application process set forth in Section
20.206.050. Such plans shall be subject to the review and approval of the Director of
Development Services and the Fire Chief or designee.
2. All landscape and irrigation plans shall include all information required by the
Development Services Department and shall be designed to ensure slope stability, fire
safety, and design quality, as well as a tree removal and retention plan with the following
information.
a. Identification of the extent of vegetation removal required for site preparation and
development; and
b. The location and species of individual trees of four-inch caliper or more. Maximum
effort should be exercised to retain existing trees in place.
3. The Director of Development Services may waive the landscape and irrigation plan
requirement for additions and remodeling where no or only minor alterations to the
existing landscape or topography are proposed.
October 19, 2004 35
4. All landscaping shall be planted and maintained in compliance with approved plans.
5. The developer shall be responsible for ensuring that all landscaping installed consistent
with approved landscaping and irrigation plans is properly and effectively established one
year from the date of City sign-off on said installation. The developer shall be
responsible for taking corrective measures directed by the City to ensure same. The City
shall be authorized to require bonding or other surety to achieve this requirement.
C. General Landscaping Standards
1. All portions of a site where existing vegetative cover is damaged or removed, or consists
primarily of weeds (typically unwanted plants that grow aggressively and are damaging to
native plants), and are not otherwise covered with new improvements, must be
successfully re-vegetated with a substantial mix of native and/or drought tolerant grasses
and ground covers. The density of the reestablished vegetation must be adequate to
prevent soil erosion and invasion of weeds after one growing season. Refer to plant
palette in the landscaping standards section of the document for a list of noxious weeds
and non-natives that are not allowed in the Brea Hillside Management Zone.
2. Utilitarian structures such as fuel tanks, water tanks or towers, similar storage facilities
shall be installed underground. Those not installed underground shall be painted with
earth tones found in the adjacent area or shall be entirely screened with appropriate
landscaping that blends with the surrounding natural environment.
3. Plants with similar water requirements shall be grouped together in hydrozones. Refer to
plant palette in the landscape standards section of the document.
4. Prior to planting consideration of soil compaction shall be used to determine planting pit
depths and drainage.
5. The Director of Development Services shall have the authority to require other
improvements such as the removal of dead or diseased trees and the thinning of trees or
other vegetation to encourage desirable growth.
D. Tree Removal and Replacement
For each existing native tree or shrub removed or damaged with a combined caliper equal to
or greater than four inches at four feet above finish grade, a 24-inch box minimum
replacement tree or shrub of the same genus and species shall be planted on the site. For
trees equal to or in excess of an eight inch combined caliper, the replacement tree shall be a
48-inch box or larger of the same genus and species. Should a tree of the same genus and
species not be available, the applicant shall submit reasonable proof of general unavailability
in the region, and a list of no less than five substitutes, one of which shall be of the same
genus, for approval by the Director of Development Services.
The Director of Development Services may approve a substitute or may require provisions,
including but not limited to bonds or similar security, to assure the installation and
maintenance of the specific genus desired.
October 19, 2004 36
AtZ, 4.1144."MO irevotVicovi
AV'KY 16,4)
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Figure 20.206.160.D
In order to ensure that native vegetation, such as oak trees, are survive the construction phase of
hillside development, the any grading activities must be appropriately setback from the vegetation.
Tree protection standards are established to ensure that preserved trees survive the construction
phase. The preservation of trees will benefit hillside communities by giving an established
appearance to the community.
E. Setbacks/Slopes along Roadway Edges
1. The following setbacks from the curb face, or line that would be the location of the curb
face, to the property line shall be required from the following roadways:
a. Major Arterial: 80 feet
b. Primary Arterial: 60 feet
c. Modified Secondary and Secondary Arterial: 40 feet
d. Collector Roadway: 35 feet
e. Local Roadway: 20 feet
October 19, 2004 37
,,,,,H 17 44/. T ii /7/ //e, 1001
,.fe')//' ' ' f' ,./7 / 1 /
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Figure 20.206.160.E.1
2. Setbacks and slopes along edges between roadways and rear property lines shall be
fully landscaped with materials consistent with all other common open space areas. The
landscape material shall transition in height to provide low vegetation immediately
adjacent to the right-of-way edge to taller trees on the slope.
t
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Figure 20.206.160.E.2
3. Any manufactured slope that is part of a private lot and that abuts any public or private
street or other right-of-way or open space use intended for public use and/or enjoyment
shall be fully landscaped in accordance with the provisions of this Chapter and shall be
maintained by a homeowners association or other entity established as part of the
tentative map approval process for the maintenance of common open space.
October 19, 2004 38
'
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Figure 20.206.160.E.3
Landscaping along right-of-way edges shall exhibit a transition in height up or down the slope.
F. Drought-Tolerant/Native Vegetation
1. All landscape plans must use native and/or drought-tolerant plant materials appropriate
for their location and soil type, as identified in standard agricultural suitability soils test.
Preferred landscaping materials shall consist of native plants identified in the City's
landscape design manual.
2. All native vegetation outside the impact area shall be preserved and protected from
damage during construction. Oak trees shall have a preservation zone of the dripline
plus 10 feet surrounding the tree. Any project impact within this preservation zone shall
be considered as damaging to the tree.
G. Interface between Natural Open Space Areas and Development
1. The area between a structure and wildfire hazard areas, as defined by the Fire Chief or
designee, shall be planted and maintained as consistent with the provisions of paragraph
J below. The transition between manufactured areas and natural areas shall be
established beyond residential structures so as to permit the development to meet
applicable Fire Department brush clearance requirements.
2. Climactically suitable shrubs and trees shall be used as wind breaks as appropriate.
H. Landscaping as Focal Points
Significant landscaping, such as signature trees (i.e., large or unique trees), hedges, and
flowering plants shall be used to provide focal points within a development. A landscape
area with minimum dimensions shall be provided for said landscaping. This area shall
require the following minimum dimension measured diagonally from face of curb, or the line
that would be the location of the curb face:
October 19, 2004 39
1. Major Arterial: 100 feet
2. Primary Arterial: 80 feet
3. Modified Secondary and Secondary Arterial: 50 feet
4. Collector Roadway: 50 feet
A landscape area shall then be provided generally matching the depictions within Figure
20.206.106.H. Provisions for maintenance of said landscape areas shall be an integral
component of project approval.
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Figure 20.206.106.H
I. Slope Maintenance and Erosion Control
1. All cut and fill slopes shall be planted with native and/or drought-tolerant vegetation and
irrigated with an automatic irrigation system to prevent erosion.
2. All cut or fill slopes exceeding five feet in vertical height shall be planted with adequate
plant material to protect the slope against erosion. Planting shall be in the ratio of at least
one shrub per 16 square feet of natural slope area and one tree per 400 square feet of
actual slope area, with ground cover to completely cover the slope within 12 months from
planting.
3. All shrubs shall be a minimum one gallon size,
4. All trees shall be minimum 15-gallon size.
5. Slopes less than five feet in vertical height shall be planted with ground cover anticipated
to cover the slopes completely within 12 months after planting.
6. Landscape coverage and stabilization of graded slopes shall be selected and designed to
be compatible with surrounding natural vegetation. A City-approved irrigation system
shall be utilized for plant establishment. A minimum three feet flat area from top or toe of
slope of 20 feet or greater shall be maintained to face of wall on common area
maintenance slopes.
7. Random patterns or uniform coverage that is contrary to or reasonably detracts from the
surrounding natural environment shall be avoided.
October 19, 2004 40
8. Shrubs on manufactured slopes shall be heavily concentrated along the drainage flow of
swales.
9. Lawns and sod shall not be installed on slopes greater than 4:1. Low-maintenance
bunch grasses can be used on slopes steeper than 3:1.
J. Irrigation
1. Irrigation shall be designed to conserve water and to protect existing native vegetation.
2. Drip irrigation or similar water-efficient systems shall be required in appropriate areas to
reduce overspray and runoff.
3. Irrigation needs shall be reduced by careful control of drainage pattern on a slope and
selection of appropriate plant material.
4. Technological irrigation equipment, such as humidity sensors, that control irrigation
settings and run times due to season weather changes shall be used.
K. Fuel Modification Zones
1. A permanent fuel modification area and fire prevention plan shall be required, subject to
the determination of the Fire Chief, around development projects, or portions thereof, that
are adjacent or exposed to hazardous fire areas for the purpose of fire protection. 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. The natural ungraded slope of the land within the project and in the areas
adjacent to the project.
b. Fuel loading.
c. 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.
d. The on-site availability of water that can be used for firefighting purposes with
regard to fire flows,water pressure, and duration.
e. "Built-in"fire protection within structures.
2. 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 Chapter 15.216 of the Brea City Code.
L. Private Yard Hardscape Limitations
1. In the front yard area, the paving or other covering with impervious surfaces shall be
limited to 30 percent of said yard area, exclusive of any paving required to provide direct
vehicular access to a garage.
2. No more than 50 percent of the rear yard area shall be covered with impervious surfaces
with the exception of swimming pools and spas as measured 18 inches outside the
water's edge.
October 19, 2004 41
M. Screening
1. Landscaping shall be designed to screen the view of downslope building elevations. The
landscape plan for individual residential dwellings shall specifically consider the
downslope elevation and demonstrate that portions of elevations below the bottommost
floor are screened from view. Downslope elevations visible from any adjacent property or
public right-of-way shall be landscaped with a selection of shrubs and trees that screen
the downslope portion from view to the satisfaction of the Director of Community
Services.
2. Visual screening and privacy within side and rear yards shall be provided. Front yards
and building entrances shall be designed to remain mostly visible for security purposes.
N. On-lot Tree Program
1. A minimum of two trees shall be installed and maintained in each rear yard.
2. One additional tree shall be installed along the side yard adjacent to the street on corner
lots with uphill visibility from roads.
3. Tree sizes shall be a minimum of 24-inch box for rear yards with 15 feet depths or less
and 36-inch box for rear yards that are greater than 15 feet deep.
4. Minimum distance between tree trunk and adjacent wall is five feet.
5. Soil compaction and drainage shall be considered when determining planting pit depths.
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Figure 20.206.160.N
On-lot tree programs are beneficial to homeowners and the community in general by providing
landscaping while preserving views.
October 19, 2004 42
20.206.170 Development Standards - Detached Dwellings
A. Purpose and Intent
The purpose of creating development standards for detached dwelling units is to ensure the
development of communities that are appropriate to the hillside setting as well as preserving
the look of a natural hillside to the greatest extent possible. The various standards are
designed to work together and result in a hillside community design that allows for the
appropriate amount of setback for structure-to-structure conditions and building-to-street
conditions. In addition to appropriate setback requirements, the standards will also ensure
that structures will be built so as not to offset the visual scale of the hillsides.
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Figure 20.206.170.A
Estate detached product with large front,side and rear yard setbacks,and low building profiles.
B. Density
Density limitations shall be determined as set forth in Section 20.206.050 of this Chapter.
C. Minimum Pad Size
The minimum area of a pad on a lot, including the summation of multiple pad areas where
split-level construction is proposed, shall be 6,000 square feet.
D. Building Setbacks
Building setbacks shall be set forth in Table 20.206.170.C. All setbacks shall be measured
from the edge of the pad.
October 19, 2004 43
Table 20.206.170.D
Building Setbacks—Detached Dwellings
Pad Size in Square Feet/Required Setbacks
Setbacks- 6,000 to 7,999 8,000 to 9,999 10,000 and greater
Front yard 20 ft. 30 ft. 40 ft.
Side yard 7.5 ft. 7.5 ft. 10 ft.
Rear yard 20 ft. 20 ft. 30 ft.
Corner Setbacks
Face of curb to privacy wall 20 ft. 20 ft. 25 ft.
Q Privacy wall to structure 10 ft. 10 ft. 15 ft. ,
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Figure 20.206.170.D
E. Floor-Area Ratios
Maximum allowable floor-area ratios shall be as set forth in Section 20.206.050(D).
F. Building Height—Primary Structure
Each proposed single-family detached structure in the Hillside Residential zone shall comply
with the following height limits.
1. Height Measurement
The maximum allowable building height shall be measured as the vertical distance from
the existing or planned grade of the pad at the point of the building foundation to the mid-
point of the roof. For split-level construction, each building component shall be measured
from the site pad area on which that component is located.
October 19, 2004 44
5-'IN:1f1T/MX
27 ,j/
Figure 20.206.170.F
2. General Height Limit
No structure shall exceed a height of 35 feet.
3. Height of Lowest Floor Level
The vertical distance between the lowest point where the foundation meets grade and the
lowest floor line of the structure shall not exceed six feet.
20.206.180 Development Standards—Attached Dwellings
A. Purpose and Intent
The purpose of creating development standards for attached development dwellings is to
ensure the development of communities that are appropriate to the hillside setting as well as
preserving the look of a natural hillside to the greatest extent possible. The various standards
are designed to work together and result in a hillside community design that provides the
ideal amount of private and common open space. In addition to ideal amounts of open space,
the standards will also ensure that structures will be built so as not to offset the visual scale
and natural appearance of the hillsides.
B. Density
Density limitations shall be determined as set forth in Section 20.206.050 of this Chapter.
Where attached housing is proposed, the overall permitted density of a development site
shall determine the maximum number of units allowed, and all such attached units may be
placed on a pad or pads restricted to a limited area of the development site, with the density
calculation applicable to the site as a whole. However, in compliance with the provisions of
Section 20.206.090 of this Chapter, any remaining Natural Open Space shall be deed
restricted against further residential development and shall be permanently maintained as
required by the provisions of this Chapter.
October 19, 2004 45
C. Building Setbacks
1. Buildings shall be set back from pad edges as indicated in Table 20.206.180.C.
Table 20.206.180.0
Building Setbacks—Attached Dwellings
Measurement Line Required Setback
Front yard 20 ft.
Side yard 15 ft.
Rear yard 20 ft.
Face of curb to privacy 20 ft.
wall
Privacy wall to structure 10 ft.
2. Building to Building
The minimum setback between structures shall be no less than 20 feet.
3. Building to Street or Parking Area
The minimum building setback to street or parking area shall be no less than 20 feet,
measured from face of curb.
4. Building to Privacy Wall or Exclusive Use Area
The minimum building setback to privacy wall or exclusive use area shall be no less than
20 feet.
a.o"
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October 19, 2004 46
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Figure 20.206.180.0
D. Building Height
Each proposed attached dwelling unit structure shall comply with the following height limits.
1. Height Measurement
The maximum allowable building height shall be measured as in compliance of Section
20.206.170.F.1.
2. General Height Limit
No structure or group of structures shall exceed a height of 45 feet.
3. Height of Lowest Floor Level
The vertical distance between the lowest point where the foundation meets grade and the
lowest floor line of the structure shall not exceed six feet.
E. Required Common Open Space Area
Every attached development project shall be required to provide common open space areas
accessible to all dwelling units within such development project and located on a pad. The
required area shall be as set forth in Table 20.206.180.E. Such common open space area
may consist of landscaped areas that can accommodate active use, common recreation
facilities such as a swimming pool or sports court, or any combination of such improvements.
The minimum dimensions of such common open space area shall be 20 feet by 20 feet.
Such common open space shall be centrally located and easily accessible to all dwelling
units within the development. Landscaped slopes and Natural Open Space areas shall not
count toward the common open space requirement.
October 19, 2004 47
Table 20.206.180.E
Required Common Open Space for Attached Dwellings
Numbers of Dwelling Units
within Development Required Open Space Area
0-20 100 sq.ft....per dwelling unit._....._._
21-40 125 sq.ft.per dwelling unit
40+ 150 sq.ft. per dwelling unit
F. Private Open Space
Private open space shall be provided as required by Section 20.220.040 of this Title 20.
G. Location of Garages
Garage structures for attached developments are not required to be attached to the dwelling
units they serve. Common garage structures may be developed, provided parking is
provided for each dwelling unit in compliance with the requirements of Section 20.206.040 of
this Title.
20.260.190 Custom Lot Design and Development Standards
A. Purpose and Intent
The purpose and intent of establishing specific standards for custom lots is to preserve the
rural character of the hillsides, minimize grading impacts, and ensure that new houses are
visually compatible with the surrounding area. The provisions of this Chapter shall apply to
one detached single-family dwelling unit established on an existing legal lot and to custom
homes designed and constructed as part of a comprehensive subdivision or other
development project.
B. Application Requirements
1. As specified in Section 20.206.024, an individual dwelling unit on an existing legal lot
shall be subject to an Administrative Hillside Development Permit.
2. Proposed subdivisions of land planned for custom home sites shall be subject to a
Hillside Development Permit.
C. Design Standards—General
1. Roadways, driveways, and individual building pads shall be designed to conform to the
natural hillside contours, blending into the environment rather than forcing building sites
and infrastructure upon the land. An emphasis shall be placed on limiting grading to
individual flat graded pad areas for residential building sites and any roads accessing the
residential building sites, ensuring a minimal cut and fill situation.
2. Any areas that require grading shall incorporate landform grading techniques to further
encourage the natural appearance of custom pads.
3. For any standard not specifically indicated in this Section as applying to custom lot
development, the general standards applicable to all development in the Hillside
Residential Zone shall apply.
October 19, 2004 48
D. Landscape Standards
Custom lot development shall implement landscape standards that avoid harsh or abrupt
transitions between open space and development while providing a combination of landscape
materials that blend into the adjoining natural open space. Landscape setbacks along roads
and along flat pads of custom lots shall be required to ensure that suitable transitions from
residential development to natural open space are accomplished.
E. Architectural Standards
1. Individual houses on custom lots shall be visually compatible with the surrounding area,
with architecture that complements the adjacent natural environment and any adjoining
residential structures and/or neighborhoods.
2. The following standards shall be required in the construction of subterranean
garages:
a. Access to a subterranean garage is only permitted under one-story portions of a
building.
b. Access shall not be visible from the front or rear yards.
c. Ramps shall not be located within the front yard.
d. Subterranean exterior walls shall not extend beyond the perimeter of the exterior
walls defining the first floor above.
e. Structural decks over driveways are not permitted.
3. Carports shall not be allowed.
4. Attached dwelling units shall not be permitted within a custom home subdivision.
F. Grading Standards
1. Unless otherwise specified in this section, the landform grading practices set forth in
Section 20.206.100 shall apply.
2. Retaining walls shall not be visible from any public rights-of-way.
G. Development Standards
1. The minimum pad size shall be no less than 10,000 square feet.
2. Maximum building height, as measured from finished grade to top of building, shall be as
follows:
a. 20 feet—Single-story portion of structure
b. 28 feet-Two-story portion of structure
c. 35 feet—Three-story portion of structure
3. Setbacks shall be provided as set forth in Table 20.206.170.C.
4. No fence or wall shall exceed a height of seven feet, and all fences and walls shall
comply with the regulations set forth in Section 20.206150.G.
October 19, 2004 49
5. Walls and opaque fencing shall be permitted only on the flat pad of a custom lot.
6. The minimum landscape setback of 20 feet shall be provided between developed pad
and natural vegetation.
7. The maximum step in foundation wall shall be no higher than 10 feet to account for
homes built in a hillside setting.
8. Where not standard is specifically indicated in this Section 20.206.190, the development
standards set forth in Section 20.206.170 shall apply.
20.206.200 Accessory Structures
A. Accessory structures shall either be constructed as an integral part of the main dwelling
unit or be within the setbacks set forth in Tables 20.206.170.A and 20.206.180.D of this
Chapter.
B. The height of any accessory structure shall be limited to 12 feet.
C. Accessory structures shall not be permitted within any front yard area.
D. Accessory structures shall maintain a minimum five foot setback from rear and side pad
edges. For pads on lots adjacent to a street, a minimum 20 foot setback from any pad
edge to the street shall be maintained. A side yard on the street side of a corner lot shall
maintain a minimum 20 foot setback from pad edge.
20.206.210 Other Regulations
A. Exterior Lighting
Exterior lighting shall be properly shielded to avoid glare and the spill of light to surrounding
areas. Low-level lighting and the use of multiple low profile fixtures is encouraged, as
opposed to the use of fewer, but taller fixtures. Emphasis for exterior lighting shall be on
safety and landscape lighting as opposed to building lighting. The applicant shall present
descriptions of exterior lighting in the design guideline manual required by Section
20.206.050 of this Chapter.
B. Decks
Decks shall be integrated into the architecture of the house and not appear as an add-on to
the primary building mass. All decks shall be limited to the pad area(s) of a lot. Decks over
30 inches in height shall maintain a minimum setback from pad edge of one-half the minimum
setback for the applicable yard. No decks within front yard setback areas shall be allowed.
The applicant shall present illustrations and descriptions of decks in the design guideline
manual required by Section 20.206.050 of this Chapter.
C. Utilities
All newly installed utilities shall be placed underground unless, in the determination of the
authority responsible for approving the Hillside Development Permit, such requirement would
result in unsafe conditions. All existing electric power lines of capacity 66 kilovolts or less
shall be relocated underground.
D. Gated Communities Prohibited
Gated communities shall be prohibited.
October 19, 2004 50
20.00.070 Definitions
For the purposes of this Chapter, the following words and phrases are defined as set forth herein.
Any word, phrase or term that is not defined in this Section but is defined in Division 7 —
Definitions of this Title 20 shall have the meaning prescribed in Division 7.
Accessory structure. A structure that is clearly incidental to and detached from a principal
building on the same lot and subordinate to the principal building.
Attached unit. A single dwelling unit attached to one or more units by common vertical walls.
Average slope. Average percent slope"S"is computed by the formula:
S = (0.00229 I L)/A
where S =Average percent slope
I = Contour interval, in feet*
L= Summation of length of contours, in feet
A=Area in acres of parcel being considered
*Calculations of average percent slope should be based upon accurate topographic
surveys using a contour interval no greater than ten feet and a horizontal map scale of 1
inch : 200 feet or larger.
Berm or Berming. A mound of earth or series of connected mounds that are artificially graded
and created to form a small topographic feature for purposes of aesthetic enhancement, sound
attenuation, landscape interest, or any combination thereof.
Best Management Plan ("BMP"). Any program, technology, process, siting, criteria, operational
methods, measures, or engineered systems, which when implemented prevent, control, remove
or reduce pollution to the maximum extent practicable.
Bioswales. Bioswales are open channels possessing a dense cover of grasses and other
herbaceous plants through which runoff is directed during storm events. Above ground plant parts
(stems, leaves, and stolons) retard flow and thereby encourage particulates and their associated
pollutants to settle. The pollutants are then incorporated into the soil where they may be
immobilized and/or decomposed.
Crib wall. Soil retention wall system composed of concrete material in a cross-hatch pattern with
rectangular openings for plants to grow.
Contour grading. Contour grading are similar to conventional grading except the slopes are
curvilinear (in plan) rather than linear, the gradients are unvarying, and the profiles are planer.
Transition zones and slope intersections generally have some rounding applied resulting in pad
configurations that are mildly curvilinear.
Conventional grading. Conventional grading is characterized by essentially linear (in plan),
planar slopes surfaces with unvarying gradients and angular-slope intersections resulting in pad
configurations that are rectangular and uncommonly found in natural slopes.
Custom lot. A lot that contains at least 10,000 square feet of pad and on which a custom-
designed structure will be built.
Cut. A portion of land surface or areas from which the earth has been removed or will be
removed by excavation; the depth below the original ground surface or excavating surface.
October 19, 2004 51
Defensible space. The area between a structure and a potential oncoming wildfire where
the vegetation has been modified to reduce the wildfire threat and which provides an opportunity
to effectively defend the structure. This is also known as Survivable Space.
Detached unit. A dwelling that is not connected or any way attached to any other dwelling unit.
Detention basins. A basin for the temporary storage of stormwater in a Best Management
Practice, which is used to control the peak discharge rates, and which provides gravity settling of
pollutants.
Drip Line. Area around the tree trunk that generally includes the spread of the tree
branches. It also may refer to that area around a structure that is beneath the roof overhang.
Drought tolerant. Non-native species that can survive extended periods of time with
little or no water, and that are appropriate for a particular site without posing a threat of
invasiveness or possessing characteristics of invasive species or noxious weeds.
Earthwork. Excavation and embankment of earth.
Edge.The perimeter areas of a development plan.
Elevation.Vertical distance in feet above sea level.
Erosion. The process by which the soil and rock components of the earth's crust are worn away
and removed from one place to another by natural forces such as weathering, solution, and
transportation.
Excavation. The removal of earth material, including soil and rocks.
Face of curb. The location at which the pavement section of a street ends and curb begins.
Fill. The depositing of soil, rock or other materials by other than natural means.
Floor-Area Ratio (F.A.R.).The ratio of gross building floor area on a pad to the total land area of
the pad. For the purposes of this definition, gross floor area shall include the square footage of
all structures on a pad, as measured from the outside of the exterior walls. Gross floor area shall
not include the first 600 square feet of attached garages, decks, balconies, covered patios, the
total combined square footage of any and all accessory structures and detached garages up to
600 square feet inclusive, and attics that do not exceed a height of five feet as measured from the
top of ceiling joist(floor)to the bottom of the ridge beam (ceiling).
Fuel modification zone (FMZ). A fuel modification zone is a wide strip of land where
combustible vegetation has been removed and/or modified and partially or totally replaced with
drought-tolerant,fire-resistive plants to provide an acceptable level of risk from wildland fires.
Garage. Any detached accessory building, or an accessory portion of a principal building
enclosed on three sides by permanent walls, having a roof and a vehicle entrance door, and
designed to be used primarily for the shelter and storage of motor vehicles owned or operated by
the occupants of the principal buildings.
Geogrids. Net-shaped, synthetic, polymer-coated fibers that are used to reinforce earth-fill
slope, wall, and base layer construction. Incorporated in the base layers of paved or finished
surfaces, or in surface layers of walls and slopes, they provide a stabilizing force within the soil
structure itself.
Grade. The degree of rise or descent of a sloping surface.
October 19, 2004 52
Hillside area. Any property containing slope areas of ten (10)percent or greater.
Horizontal and vertical building envelopes. The maximum width and height of a structure
based on minimum setback requirements and maximum building height limitations for the zone
within which the project is located. These envelopes may be utilized to evaluate visual impacts
when specific architectural plans are not provided for subdivision review.
Hydrozones. Areas in an irrigation system that necessitate specific watering requirements due to
plant material type.
Intermediate slopes. 2:1 slopes less than 10 vertical feet in height used chiefly for utilitarian
purposes and are not readily visible such as side slopes and buried water tanks. (make sure
definition in Development Standards are the same.)
Invasive species. Non-native species whose introduction does or is likely to cause economic or
environmental harm or harm to human health and which tend to disrupt natural ecosystems by
displacing native species.
Impact area. Area(s) where natural ground surface is impacted or disturbed by grading
activities.
Impervious. Land surfaces which do not allow, or minimally allow, the penetration of water.
Jurisdictional wetlands. Wetlands that fall under the authority of the U.S. Army Corps of
Engineers under Section 404 of the U.S. Water Act.
Landform grading. Characterized by a variety of shapes including convex and concave forms
that mimic stable natural slopes. They are non-linear in plan view, have varying slope gradients,
and significant transition zones between human-made and natural slopes resulting in pad
configurations that are irregular.
Landscape area. Part of the property exclusively set aside for living plant materials and
associated non-living ornamental materials such as mulch,fencing, walls or decorative rock.
Loaded street. A street from which a private driveway or driveways takes direct access.
Loffelstein walls. Retaining wall system based on pre-cast concrete units that stack and
interlock by friction to create a gravity style retaining wall.
Lot. A parcel of land, as shown on a subdivision map or Assessor's Parcel Map, occupied or
intended for occupancy by one main building, together with any accessory buildings including the
open spaces required of the Hillside Regulations and having adequate frontage on a public or
private street.
Minimal grading. Grading that is limited to the individual flat pad areas for residential building
sites, with minimal cut and fill. Grading shall be limited to only the required building area and
adjoining infrastructure.
Manufactured slope. Human-made slope created by grading that consists wholly of cut or filled
material.
Native plants. Plant species occurring naturally and native to a given ecosystem or plant
community.
October 19, 2004 53
Natural slope. A slope that is not man-made. A natural slope may retain the natural vegetation
during adjacent grading operations or it may be partially or completely removed and replanted. A
natural slope is a slope that has not been graded nor the surface manufactured in any manner
other than by natural forces.
Natural vegetation. Plant materials which are indigenous to the area and exist on a site prior to
any construction or earth moving activity.
Noxious weeds. Plant species designated as such by the Secretary of Agriculture,
Secretary of the Interior, or by State law or regulation. Generally, noxious weeds will possess one
or more of the characteristics of being aggressive and difficult to manage, parasitic, a carrier or
host of serious insects or disease. Other characteristics of noxious weeds are plants that are non-
native, or new, to or not common to the United States or parts thereof. Noxious weed species
have extensive and costly impacts on human health, safety, commerce, recreation, and general
well-being. Noxious weeds can adversely affect food production, wilderness values, wildlife
habitat, visual quality, forage production, reforestation, recreational opportunities, natural wildfire
regimes, and land values.
Open space. The area of a lot which is not occupied by building coverage, parking lot or
driveway.
Open space, common. Land within or related to a development, not individually owned nor
available for general public use, which is designed and intended for the common use or
enjoyment of the residents of the development and may include such complementary structures
and improvements are as necessary and appropriate.
Open space, improved. Open space that is developed for active recreational use with
improvements such as, but not limited to, sports fields or turf area, sports courts, concrete or
other decking area, playgrounds, and enclosed recreation buildings, all either for general public
use or as common open space for a development project.
Open space, natural. Open space or area that is permanently set aside for public or private use
and is not nor will be developed or improved in any manner beyond the establishment of trails
and viewing areas. The space may be used for passive recreation or may be reserved to protect
or buffer natural areas.
Owner/developer/builder. An individual, firm, association, syndicate, partnership or corporation
having sufficient proprietary interest to seek development of land.
Pad. The flat buildable area of a lot that does not exceed two percent crossfall in any direction
and does not include any slopes on which a building will be sited.
Pad edge. That component of a graded pad area defined by either the toe or top of a slope,
whether artificially created or existing as a natural slope.
Plant Palette. A list of plants or vegetation that is recommended to be planted in the Residential
Hillside Zone.
Privacy wall. Any wall other than a retaining wall that serves to separate private property from
public or common areas.
Puddling. The formation of small pools of water or any other liquid due to depressions on the
surface that have not outlet.
October 19, 2004 54
Re-created ridgeline. In cases when a ridgeline, due to past activities has been eliminated, a re-
created ridgeline is the replacement of the eliminated ridgeline through landform grading and
berming practices.
Retaining wall. A wall or terraced combination of walls used solely to retain material or water but
not to support or to provide a foundation or wall for a building.
Right-of-way. An area of land, either public or private, on which an irrevocable right of passage
has been recorded for the use of vehicles and/or pedestrians.
Rock outcropping. Any surface rock or group formation of rocks that are part of and connected
to a bedrock formation.
Sensitive species. Plant or animal species which are susceptible to habitat changes or impacts
from activities. The official designation is made by the USDA Forest Service at the Regional level
and is not part of the designation of Threatened or Endangered Species made by the US Fish
and Wildlife Service.
Sensitive habitat. The environment in which sensitive species lives or grows.
Significant Ridgeline. A long, conspicuous, continuous elevated landform that forms a part of
the natural backdrop and skyline to the City of Brea. Said Iandform may consist of one or more
ridge features each of varying elevations dependent on the characteristics of the ridgeline being
evaluated.
Slope. An inclined ground surface, the angle of which is expressed as a ratio of horizontal
distance to vertical distance.
Slope face. The slopes located directly below, and leading up to, the crest of a significant
ridgeline or prominent landform.
Slope grade. The relationship (ratio) between the change in elevation (rise) and the horizontal
distance (run) over which that change in elevation occurs. The percent of steepness of any given
slope is determined by dividing the rise by the run on the natural slope of land, multiplied by 100.
Split level construction. An approach to grading and development of a structure whereby the
foundation of the structure is placed on more than one graded pad area.
Split level roads. Roads which are constructed so as to have two (2) traffic ways, each at a
different level within the same right-of-way.
Subdivision development plan. Specific development plans for an approved tentative map,
including plot plans, building elevations, grading plans and landscape plans applicable to
individual lots within said tentative map.
Super slopes. Manufactured slopes that exceed 45 vertical feet in height. Super slopes serve
three beneficial purposes: 1) Super slopes allow for landscaping opportunities in hillsides while
preserving off-site views within a hillside community. 2) Super slopes create a visual break
between terraced rows of housing units. 3) Super slopes help conform to natural topography by
blending manufactured slopes with the height of adjacent natural slopes.
Swale. Open channels possessing a dense cover of grasses and other herbaceous plants
through which runoff is directed during storm events. Above ground plant parts (stems, leaves,
and stolons) retard flow and thereby encourage particulates and their associated pollutants to
settle. The pollutants are then incorporated into the soil where they may be immobilized and/or
decomposed.
October 19, 2004 55
Terracing. The method separating and elevating one development area above another
development area by a slope.
Toe of slope. That portion of intersection created by the bisection of a horizontal plane by a
transverse plane with a deflection angle less than 90 degrees.
Top of slope. That portion of intersection created by the bisection of a horizontal plane by a
transverse plane with an angle of impose greater than 90 degrees.
Topography. The surface relief of slope of any given area of land.
Visual dominance. Any object as viewed from a public area or public right-of-way that
supersedes the presence of all other elements in the area shall be considered to be visually
dominant.
Viewshed. Areas of development that can be viewed from arterial roads, freeways, major
collector roads and public gathering places such as major shopping centers, etc.
Unloaded street.A street on which no front entrance or driveway of a home is located.
October 19, 2004 56
Suggested Plant Palette- Brea Hillside Zoning Ordinance
Trees
Latin/Botanical Name Common Name
Acacia baileyana Bailey Acacia
Acacia decurrens Green Wattle
Acacia longifolia Sydney Golden Wattle
Acacia melanoxylon Blackwood Acacia
Albizia julibrissin Silk Tree
Arbutus unedo Strawberry Tree
Brachychiton populneus Kurrajong Bottle Tree
Cedrus atlantica & cvs Atlas Cedar
Cedrus deodara & cvs Deodar Cedar
Cercis canadensis& cvs Eastern Redbud
Cercis occidentalis Western Redbud
Cupressus sempervirens Italian Cypress
Geijera parviflora Australian Willow
Jacaranda mimosiflia Jacaranda
Juglans californica Southern California Black Walnut
Lagerstroemia indica & cvs Crape Myrtle
Laurus nobilis Sweet Bay
Leptospermum laevigatum Australian Tea Tree
Lyonothamnus floribundus & var. Catalina Ironwood
Metrosideros excelsus New Zealand Christmas Tree
Olea europaea & cvs Olive
Pinus coulteri Coulter Pine
Pinus eldarica Afghan Pine
Pinus halepensis Aleppo Pine
Pinus pinea Italian Stone Pine
Pinus torreyana Torrey Pine
Platanus acerifolia London Plane Tree
Platanus racemosa Western Sycamore
Prunus caroliniana Carolina Laurel Cherry
Prunus lyonii Catalina Cherry
Punica granatum& cvs Pomegranate
Quercus agrifolia Coast Live Oak
Quercus engelmannii Mesa Oak
Quercus ilex Holly Oak
Quercus suber Cork Oak
Rhus lancea African Sumac
Robinia pseudoacacia Black Locust
Sambucus mexicana Blue Elderberry
Schinus molle Pepper Tree
Schinus polygamus Peruvian Pepper
Schinus terebinthifolius Brazilian Pepper
Shrubs& Vines
Latin/Botanical Name Common Name
Acacia longifolia Sydney Golden Wattle
Aesculus californica California Buckeye
Alyogyne huegelii Blue Hibiscus
Arbutus unedo `Compacta' Dwarf Strawberry Tree
Artemisia arborescens Shrubby Wormwood
Artemisia californica &cvs California Sagebrush
October 5, 2004
Artemisia Powis Castle' NCN
Azalea southern indica Sun Azalea
Baccharis p. consanguinea Chaparral Broom
Bergenia cordifolia Heartleaf Bergenia
Bougainvillea spectabalis Bougainvillea
Calliandra eriophylla Fairy Duster
Calliandra haematocephala Pink Powder Puff
Calliandra tweedii Trinidad Flame
Ceanothus `Concha' NCN
Ceanothus `Dark Star' NCN
Ceanothus `Frosty Blue' NCN
Ceanothus gloriosus &cvs Point Reyes Ceanothus
Ceanothus griseus& cvs Carmel Ceanothus
Ceanothus `Joyce Coulter' NCN
Ceanothus `Julia Phelps' NCN
Ceanothus maritimus &cvs Maritime Ceanothus
Ceanothus `Ray Hartman' NCN
Ceanothus rigidus &cvs Monterey Ceanothus
Ceanothus thyrsiflorus&cvs Blue Blossom Ceanothus
Ceanothus `Wheeler Canyon' NCN
Cercis occidentalis Western Redbud
Chamelaucium uncinatum Geraldton Wax Flower
Cistus species &cvs Rockrose
Comarostaphylis diversifolia Summer Holly
Cotoneaster apiculatus Cranberry Cotoneaster
Cotoneaster buxifolius NCN
Cotoneaster congestus NCN
Cotoneaster horizontalis Rock Cotoneaster
Cotoneaster lacteus Red Clusterberry
Cotoneaster salicifolius Willowleaf Cotoneaster
Dendromecon species Bush Poppy
Echium fastuosum Pride of Madeira
Elaeagnus pungens Silverberry
Encelia californica California Encelia
Eriogonum fasciculatum Common Buckwheat
Feijoa sellowiana Pineapple Guava
Fremontodendron species& cvs Flannel Bush
Gelsemion sempervirens Carolina Jessamine
Grevillea species &cvs Grevillea
Hakea suaveolens Sweet-scented Hakea
Hardenbergia violacea False Sarsaparilla
Hardenbergia violaceae NCN
Heteromeles arbutifolia Toyon
Heuchera sanguinea Coral Bells
Jasminum polyanthum Jasmine
Juniperus californica California Juniper
Juniperus chinensis&cvs NCN
Juniperus sabina & cvs Savin Juniper
Juniperus scopulorum & cvs Rocky Mountain Juniper
Lagerstroemia indica &cvs Compact Crape Myrtle
Lantana camara Yellow Sage
Lavandula species& cvs Lavender
Leptospermum laevigatum Australian Tea Tree
Leptospermum scoparium New Zealand Tea Tree
Macfadyena unguis-cati Cat's Claw
Mahonia aquifolium Oregon Grape
October 5, 2004
• Mahonia `Golden Abundance' NCN
Mahonia nevinii Nevin Mahonia
Mahonia pinnata & cvs California Grape
Malosma laurina Laurel Sumac
Metrosideros excelsus New Zealand Christmas Tree
Myrica californica Pacific Wax Myrtle
Myrtus communis &cvs True Myrtle
Limonium perezii Statice
Oenothera berlanedieri Mexican Evening Primrose
Pennisetum setaceum 'Cupreum' Red Fountain Grass
Prunus caroliniana cvs Carolina Laurel Cherry
Prunus ilicifolia Hollyleaf Cherry
Prunus lyonii Catalina Cherry
Punica granatum & cvs Pomegranate
Pyracantha species&cvs Firethorn
Rhamnus alaternus Italian Buckthorn
Rhamnus californica California Coffeeberry
Rhamnus crocea & var. Red berry
Rhus integrifolia Lemonade Berry
Rhus ovata Sugar Bush
Ribes aureum Golden Currant
Ribes indecorum White-flowered Currant
Ribes malevaceum Chaparral Currant
Ribes speciosum Fuchsia-flowering Gooseberry
Rosa banksiae Lady Banks' Rose
Rosa hybrids Rose
Rosmarinus officinalis& cvs Rosemary
Rumohra adiantiformis Leatherleaf Fern
Salvia apiana White Sage
Salvia greggii Autumn Sage
Salvia leucantha Mexican Bush Sage
Salvia leucophylla Purple Sage
Salvia mellifera &cvs Black Sage
Sambucus caerulea Blue Elderberry
Santolina species Lavender Cotton
Tecoma stans var. angustata Hardy Yellow Trumpet Flower
Teucrium fruticans Bush Germander
Vitex agnus-castus Chaste Tree
Westringia species NCN
Ground Covers
Latin/Botanical Name: Common Name:
Acacia redolens& cvs NCN
Ajuga reptans Carpet Bugle
Arctostaphylos edmundsii&cvs Little Sur Manzanita
Arctostaphylos `Emerald Carpet' NCN
Arctostaphylos uva-ursi& cvs Bearberry
Artemisia californica &cvs Prostrate California Sagebrush
Baccharis `Centennial' NCN
Baccharis pilularis & cvs Prostrate Coyote Brush
Bougainvillea cultivars Bougainvillea
Campanula poscharskyana Serbian Bellflower
Ceanothus g. var. horizontalis Carmel Pepper
Ceanothus g. var. h. `Yankee Point' NCN
October 5, 2004
Ceanothus 'Joyce Coulter' NCN
Ceanothus maritimus &cvs Maritime Ceanothus
Cistus salviifolius Sageleaf Rockrose
Cotoneaster adpressus Creeping Cotoneaster
Cotoneaster dammeri&cvs NCN
Cotoneaster horizontalis Rock Cotoneaster
Cotoneaster horizontalis perpusillus Rock Spray Cotoneaster
Cotoneaster salicifolius Repens' NCN
Cynodon dactylon hybrids `Santa Ana' Hybrid Bermuda Grass
Eriogonum fasciculatum &cvs Common Buckwheat
Festuca ovina glauca Blue Fescue
Frageria chiloenis & cvs Strawberry
Gazania species& cvs Gazania
Juniperus chinensis& cvs NCN
Juniperus horizontalis&cvs Creeping Juniper
Lantana montevidensis &cvs Trailing Lantana
Lonicera japonica `Halliana' Hall's Japanese Honeysuckle
Mahonia aquifolium `Compacts' Compact Oregon Grape
Mahonia repens Creeping Mahonia
Pryracantha species&cvs Firethorn
Ribes viburnifolium Evergreen Currant
Rosmarinus officinalis& cvs Prostrate Rosemary
Scaevola `Mauve Clusters' NCN
Sedum species Stonecrop
Senecio mandraliscae NCN
Teucrium cossonii NCN
Verbena species&cvs Verbena
Perennials
Latin/Botanical Name: Common Name:
Achillea species& cvs Yarrow
Agapanthus africanus &cvs Lily of the Nile
Anigozanthos species& cvs Kangaroo Paw
Armeria maritima Sea Pink
Brachycome multifida Cut-leaf Daisy
Centaurea species Dusty Miller
Centranthus ruber Red Valerian
Cheiranthus `Bowles Mauve' Shrubby Wallflower
Convolvulus cneorum Bush Morning Glory
Convolvulus mauritanicus Ground Morning Glory
Coreopsis species& cvs Coreopsis
Dietes species& cvs Fortnight Lily
Diplacus species&hybrids Monkey Flower
Epilobium species & cvs California Fuchsia
Eschscholzia californica California Poppy
Helictotrichon sempervirens Blue Oat Grass
Hemmercallis hybrids&cvs Evergreen Day Lily
Heuchera species& cvs Coral Bells
Iris douglasiana &cvs Pacific Coast Iris
Limonium perezii Sea Lavender
Muhlenbergia species NCN
Oenothera species Mexican Evening Primrose
Pennisetum setaceum &cvs Fountain Grass
Penstemon species&cvs Western Natives
Perovskia atriplicifolia Russian Sage
October 5, 2004
Phormium tenax&cvs New Zealand Flax
Romneya coulteri& cvs Matilija Poppy
Salvia species &cvs Sage
Senecio cineraria Dusty Miller
Sisyrinchium bellum Blue-eyed Grass
Stipa tenuissama Mexican Feather Grass
Tagetes lemmonii Mountain Marigold
Thymus species& cvs Thyme
Tulbaghia violacea&cv Society Garlic
Verbena species& cvs Verbena
Zantedeschia aethiopica Calla Lily
Agave, Cacti, Succulents, and Yucca
Latin/Botanical Name: Common Name:
Agave americana Century Plant
Dasylirion species Desert Spoon
Echeveria species Echeveria
Nolina species Bear Grass
Opuntia species Prickly Pear, Cholla
October 5, 2004
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Town of Truckee : Chapter 18.36 Page 1 of 5
r
CHAPTER 18.36
Hillside Development Standards
Back to Development Code
Sections:
• 18.36.omo-Purpose of Chapter
• 18.36.020-Applicability
• 1.8.36.030-Application Content
• 18.36.040-Standards for Hillside Development
• 1.8.36.050-Design Criteria for Hillside Development
• 18.36.060-Criteria for Use Permit Approval
18.36.oio-Purpose of Chapter
This Chapter establishes regulations for development within hillside areas in order to:
A.Preserve and protect the views to and from hillside areas in order to maintain the identity,
image and environmental quality of the Town;
B.Ensure that development in the hillside areas is concentrated on the most level portions of
the site,is in locations with the least environmental impact,and is designed to fit the existing
land forms;
C.Preserve significant features of the natural topography,including swales,canyons,knolls,
ridgelines,and rock outcrops;
D.Correlate intensity of development with the steepness of terrain in order to minimize the
impact of grading,unnecessary removal of vegetation,land instability,and fire hazards;and
E.Provide alternative approaches to conventional flat land development practices by
achieving land use patterns and intensities that are consistent with the natural characteristics
of hillside areas including slopes,land form,vegetation and scenic quality.
1.8.36.020-Applicability
A.Hillside area.The standards of this Chapter apply to all uses,subdivisions,and
structures proposed on development sites with an average slope of io percent or greater or on
development sites with any slopes of 20 percent or greater;except that single-family
dwellings,secondary residential units,duplexes,and residential accessory structures shall be
exempt from the provisions of this Chapter.
B.Basis for slope determinations.For the purpose of this Chapter,slope shall be
computed on the natural slope of the land before grading is commenced,as determined from
a topographic map having a scale of not less than one inch equals ioo feet and a contour
interval of not more than five feet.See Chapter 18.22o(Definitions,Glossary)for definitions
on simple slope and complex slope and how to measure slope.
C.Use Permit required.Hillside developments other than subdivisions with any
development,including roads,streets,and driveways,proposed on slopes of 20 percent or
greater shall be subject to the approval of a Use Permit in compliance with Chapter 18.76.A
soil and geotechnical study that identifies special constraints and mitigation measures to
minimize grading,unstable soils,and erosion shall accompany the use permit application.
The geotechnical study shall also analyze the landslide hazards of the site and their potential
effect.
18.36.030-Application Content
Land use permit and subdivision applications for projects proposed within hillside areas shall
include all information and materials required by Section 18.7o.040(Application Preparation
and Filing),and all additional information required by the Director on the basis of site
Town of Truckee : Chapter 18.36 Page 2 of 5
topography.
18.36.040-Standards for Hillside Development
A.Minimum lot area.The minimum lot area for new subdivisions in hillside areas shall be
determined by the applicable zoning district,except where housing units are clustered and the
project is approved as a Planned Development in compliance with Chapter 18.78.
B.Clustered development required.Proposed hillside development shall be clustered in
compliance with Chapter 18.46(Open Space/Cluster Requirements).
C. Preservation of steep slopes. Slopes of 3o percent or greater shall be permanently
preserved as open space.Permanent open space areas may be used in compliance with
Section 18.46.060(Open Space Standards).Grading,structures,and/or streets on slopes
exceeding 20%shall be avoided if there is sufficient area on the site with slopes less than 20%
to accommodate development and streets.The Planning Commission may authorize grading
and structures on slopes exceeding 30%only if the Commission finds there is not sufficient
area on the parcel with slopes less than 30%to accommodate a reasonable development,and
measures have been incorporated into the development to minimize disturbance of the terrain
(e.g.use of stem walls,split foundations).
D.Setbacks between structures and slopes.Proposed structures shall be set back from
slopes as follows,based on the difference in the vertical elevation between adjoining parcels.
The difference in vertical elevation shall be measured as shown in Figure 3-9.(See Figure 3-9,
Slope Setbacks)
1. On adjacent parcels having a differ-ence in vertical elevation of three feet or more,
the required side yard shall be measured from the toe or top of slope to a structure,
which-ever is nearer.
2.On adjacent parcels having a difference in vertical elevation of six feet or more,
the minimum distance between the toe or top of the slope,whichever is nearer,and
a main structure shall be 15 feet.Greater setbacks may be required when elevation
changes greater than six feet are proposed.
E. Height limits.The height of structures in a hillside area shall not exceed the maximum
established by the applicable zoning district.Measurement of structure height shall be as
provided in Section 18.3o.090(Height Measurement and Height Limit Exceptions).Lesser
heights may be required where the structure may impair prominent views to or from hillside
areas or prominent ridgelines.
F.Grading and drainage.
1.Grading shall be designed to:
a.Conserve natural topographic features and appearances by minimizing
the amount of cut and fill and by means of landform grading to blend
graded slopes and benches with the natural topography;and
b. Retain major natural topographic features(i.e.,canyons,knolls,
ridgelines,and prominent landmarks.)
2.Grading plans shall identify slopes that are to be landform graded."Landform
grading"means a contour grading method that creates artificial slopes with curves
and varying slope ratios in the horizontal plane designed to simulate the appearance
of the surrounding natural terrain. (See Figure 3-io,Landform Grading)
3.Lot pad grading for subdivisions shall be limited to the structure footprint,
vehicle parking space and a yard area as shown on the approved grading plan. Lot
pad grading shall be reviewed and approved as part of the subdivision process.Pads
shall not exceed 5,00o square feet in total area.Smaller pad areas may be required.
4.Cut and fill slopes shall be designed and constructed to not exceed a vertical
height of io feet,unless the review authority approves slopes of greater height with
benching,terracing,and/or the use of retaining walls.
Town of Truckee : Chapter 18.36 Page 3 of 5
5.All graded areas shall be protected from wind and water erosion.Interim erosion
control plans shall be required,certified by the project engineer,and reviewed and
approved by the Town Engineer.Permanent erosion control measures in
accordance with Best Management Practices of the"Project Guidelines for Erosion
Control for the Truckee River Hydrologic Unit"as adopted by the Lahontan
Regional Water Quality Control Board shall be required.
6.Slopes created by grading shall not exceed a ratio of 2:1(vertical:horizontal),
except where the Director determines that a greater slope is appropriate,based on a
soils report and stabilization study.
08.36.050-Design Criteria for Hillside Development
The following design criteria shall be implemented in the design and construction of projects
on hillsides whenever applicable:
A.Preservation of topography.The natural contour of the site is an important
characteristic of the site,and new buildings should try to minimize alterations to the
perceived slope of the area.Site grading should be sensitive to existing land forms and
topography so that the natural setting may be preserved to the greatest extent possible. Every
effort should be made to minimize the limits of construction on the site,and all stockpiling of
materials and equipment and equipment storage should occur within those limits.Abrupt
grade changes on property lines should not be permitted.Grade changes within tree driplines
should be avoided.
B.Terrain alteration.The project shall be designed to fit the terrain rather than altering
the terrain to fit the project.Development patterns which form visually protruding horizontal
bands or steeply cut slopes for roads or lots shall be avoided.
C.Street layout.Streets shall follow the natural contours of the terrain in order to minimize
the need for grading.Cul-de-sacs and loop roads are encouraged where necessary to fit the
natural topography subject to the approval of the Town Engineer and the Truckee Fire
Protection District;
D.Site and structure design.Site design shall utilize varying structure and setbacks,
heights,split-level foundations,and retaining walls to terrace structures with the direction of
the slope;
E. Lot line locations. Lot lines shall be placed at the top of slope areas to help ensure that
the slope will not be neglected by the up-hill owner;(See Figure 3-11,Lot Line Location)
F.Design and location of structures. Structures proposed on slopes shall be designed
and located as follows.
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 and grade separations to permit structure
to step up the natural slope.
b. Detaching parts of a dwelling(e.g.,a garage).
2.Excessive cantilevers should be avoided on downhill building elevations.
3.Structures should be placed partly underground or utilize below grade rooms to
reduce effective bulk and to provide energy efficient and environmentally desirable
spaces.However,the visible area of the building shall be minimized through a
combined use of regrading and landscaping techniques.
4.Roofs on lower levels should be used as the deck open space of upper levels.
5.Architectural treatment shall be provided to all sides of the structure visible.
6.Exterior structural supports and undersides of floors and decks not enclosed by
Town of Truckee : Chapter 18.36 Page 4 of 5
walls shall be permitted provided fire safety and aesthetic considerations have been
adequately addressed.
7.Building materials and color schemes should blend with the natural landscape of
earth tones and natural vegetative growth.
8.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 of cutting and filling and to
better"fit"the house to the natural terrain.
9.Structures should be placed to minimize disturbance of natural vegetation on
slopes of io percent or greater.
G.Retaining walls. Large retaining walls in a uniform plane shall be avoided. Retaining
walls over five feet in height shall be divided into elements and terraces with landscaping to
screen them from view.Generally,no retaining wall should be higher than io feet.Where
feasible,retaining walls should be constructed of the same materials as the primary buildings
on the site. (See Figure 3-12,Retaining Wall Materials)(See Figure 3-13,Retaining Wall
Design)
H. Open space preservation. Open space may be preserved by reducing the width of
street improvements,reducing sidewalk widths,using common driveways and clustering
units subject to the approval of the Town Engineer and Truckee Fire Protection District.
I.Slope restoration.Transitional slopes shall be replanted with self-sufficient trees,shrubs
and ground cover that are compatible with existing surrounding vegetation in order to
enhance the blending of manufactured and natural slopes.Cuts and fills shall have good
surface drainage and shall be revegetated and terraced or controlled by retaining walls to
protect against erosion and sedimentation. (See Figure 3-14,Slope Restoration)
J. Road alignment.The alignment of roads and driveways should follow the contours of the
site. By meandering roads and driveways to follow land forms,it is possible to minimize cuts
and fills,preserve natural drainage patterns,and produce roads that are easily negotiated.
Roads should not be constructed perpendicular to contours.
K.Reduced street widths. On-street parking lanes may be omitted from streets when the
result is a substantial decease in cutting and/or filling.Off-street parking areas shall be
provided to yield a ratio of one additional space per dwelling unit.
L. Preservation of ridgelines. Prominent ridgelines shall be preserved.Structures located
adjacent to prominent ridgelines should complement,rather than provide a stark contrast
with,the natural landform(s). Structures shall not be closer to a prominent ridgeline than ioo
feet measured horizontally on a topographic map.In no case,shall the roofline or any other
portion of a structure extend above the line of sight between a ridgeline and any public right-
of-way,whether the ridgeline is above or below the right-of-way.(See Figure 3-15,
Development Does Not Preserve Ridgeline)(See Figure 3-16,Development Preserves
Ridgeline)
18.36.060-Criteria for Use Permit Approval
The Commission shall evaluate a Use Permit application for hillside development based on
the following objectives,and the findings required for Use Permits by Chapter 18.76:
A.The preservation of natural topographic features and appearances by means of landform
grading so as to blend constructed slopes into the natural topography;
B.The preservation of natural topographic features and appearances through restrictions on
successive padding and terracing of building sites;
C.The retention of major natural topographic features-drainage courses,steep slopes,
watershed areas,vernal pools,view corridors,and scenic vistas;
D.The preservation and enhancement of prominent landmark features-significant
ridgelines,rock outcroppings,prominent trees and woodlands,and other areas of special
natural beauty;
Town of Truckee : Chapter 18.36 Page 5 of 5
E.The use of varying setbacks,building heights,foundation designs and compatible building
forms,materials,and colors which serve to blend buildings into the terrain;
F.The use of clustered sites and buildings on more gently sloping terrain so as to reduce
grading alterations on steeper slopes;
G.The use of building designs,locations,and arrangements which serve to avoid a continuous
intrusive skyline effect and which afford view privacy and protection;
H.The preservation and introduction of plant materials to protect slopes from soil erosion
and slippage and minimize the visual effects of grading and construction of hillside areas;and
I.The use of street designs and improvements which serve to minimize grading alterations
and harmonize with the natural contours and character of the hillsides.
Back to Development Code
9.71.060 HILLSIDE SUBDIVISIONS
A. Purpose. The Town of Apple Valley is located among a series of major and minor hills and knolls. These
hills and knolls are unique, in the high desert,to the Town and constitute a significant topographical feature
worthy of preservation. They are visible to all persons traveling the major highways through the Town as
well as to persons residing in and around the Town. The purpose of the this Section is to implement the
goals and policies of the General Plan as they relate to the preservation of the hillside areas, the promotion
of single family, detached housing and other developments in the hillside areas, the maintenance of Open
Space areas and the retention of scenic and recreational resources of the Town. The planning and
development of hillside areas involves special challenges and requirements. promote the preservation of
natural features including hillsides, rock outcroppings and natural vegetation. This Section shall apply
when slopes of fifteen(15)percent or greater are located within the proposed development. The percentage
of slope shall be defined as rise divided by run, as shown in Figure 9.56.060-A.
B. Objectives. The following objectives are established for hillside developments:
1. To protect people and property from potentially hazardous conditions unique to hillsides, such as,
rockslides and landslides,and increased fire hazard;
2. Promote the preservation of natural features including hillsides, rock outcroppings and natural
vegetation;
3. Accommodate development on the lower slopes of the hillside while protecting the area's natural
character,resources and aesthetic value;
4. Encourage innovative hillside development by allowing the flexibility necessary to produce
unique,environmentally sensitive projects;
5. Avoid mass grading techniques in all hillside areas. Limit grading to respect natural contours and
preserve ridgelines;
7. Maintain natural drainage courses to the greatest extend possible.
8. Minimize hillside disturbance and potential problems such as construction scars, erosion,
increased storm water run-off and downstream flood hazards.
9. Minimize costs to the Town of providing public services and facilities to developable hillside
areas.
8�4
Rise
Slope = x 100
Run
22'
Slope =100 x lop
-86 .,�.-•�,
V RTICAT CHANGE IN ELRWTION[BEST) ^8JY
Slope = 22%O •
HORIZONTAL CHANGE IN ELEVAT=(BEET) ELEIATION IN FEET
Figure 9.71.060-A Measurement of Slope
C. Additional Application Materials for Specific Plans. Specific plan applications for areas that include
hillside areas shall include the following additional application materials:
1. A preliminary grading plan showing structure footprints;
2. A narrative describing the setting of the site and the slopes;
3. Cross-sections and line-of-site analyses;
4. Color photos showing any rock outcroppings, natural water courses, vegetation and other natural
features;
5. Also,the site shall be surveyed and staked for field reference.
D. Ridgeline Development. Development is not permitted along visually prominent ridgelines within the
Town in order to preserve the existing backdrop to the community and to maintain the open character of
such ridgelines in and around Apple Valley. For purposes of this Chapter"Visually Prominent Ridgelines"
is defined as those ridgelines visible from the valley floor or from major thoroughfares in and around the
Town.
E. Existing Lots. If, prior to the adoption of this Chapter, parcels were legally subdivided into lots smaller
than those permitted in Section 9.56.060.H.2 of this Code, an owner may construct one residential unit on
said lot. In that situation, this Chapter shall be used to assist in locating the least environmentally
destructive and most aesthetically appropriate building pad site.
F. Grading Techniques. The following are the four primary types of grading that can occur on a site:
1. Split Pad Grading. This type of grading reduces the massiveness of both the earth cuts and the
architectural design. Structures should be limited to one story. Site designs should adhere to the
natural contours and site conditions as shown in Figure 9.56.060-B.
T' TS NOT THIS
1 .:. 0 1I M u_S
0 ^°00,0..e
Figure 9.71.060-B Split Pad Grading
2. Contour Grading. Contour grading avoids the imposition of artificial angles and slope cuts on
hillsides. The principles of contour grading shall be applied to road cuts, large pad excavation and
fill, and detention/retention basins as shown in Figures 9.56.060-C and D.
3. Natural Grading. Natural grading selectively creates pads where natural opportunities exist, soil
conditions and groundwater courses are respected to a maximum degree. Natural vegetation is
preserved and desert washes and ridgelines are left in a natural condition as shown in Figure
9.56.060-E.
4. Conventional Mass Grading. Conventional grading generally alters the natural landscape
severely; native vegetation is lost, biotic communities are displaced, natural slopes are altered or
replaced, and erosion potentials increase. Therefore, conventional mass grading is not permitted
in hillside areas.
1
THIS NOT 2711S
� ',ram •l •.:; >,'
, ii'-,:"girl...i.
i0 �`q A
00lot .m � �lr� rye
a ,
int
Detention Basin Detention
Figure 9. 71.060-C Contour Grading
THIS NOT THIS
1: ill
Street following cantons Manufactured
Figure 9.71.060-D Contour Grading
1
THIS NOT THIS
•, ,' �a7,
Yv
SUtambed prrsewed Elimination duns/imbed
— Figure 9. 7!.060-F Natural Grading
G. Erosion Control. Grading plans for hillside areas shall include temporary and permanent erosion control
plans. Temporary methods shall include,but are not limited to:
1. Sandbagging;
2. Use of watering trucks at specified intervals;
3. Hydroseeding;
4. Application of soil stabilizers.
Permanent erosion control methods shall include,but are not limited to:
1. Minimal alteration of landforms and vegetation;
2. Revegetation of slopes denuded of natural vegetation;
3. Installation of irrigation systems appropriate for the desert environment.
H. Hillside Slope Zones
1. Types of Hillsides
a. Minor Slopes 15% to 20% slopes
b. Major Slopes 20% to 30% slopes
c. Steep Slopes 30% slopes or greater
2. Maximum Permitted Residential Densities(1)
a. Minor Slopes 1 unit per acre(2)
b. Major Slopes 1 unit per 5 acres(2)
c. Steep Slopes 1 unit per twenty acres
Slope Zone Development
1. Minor Slopes- 15%to 20%
111,
401
Figure 9.71.060-F Minor Slopes - 15% to 20%
a. Heights. Heights should be limited to twenty-five (25) feet from grade and subterranean
garages and rooms are encouraged. Pads should be split to reduce the impact of
manufacturing a larger,traditional pad.
b. Open Space Development Standards. Development shall retain the following minimum
amount of undisturbed native open space.
Minor Slopes: 55%
Major Slopes: 60%
Removal of native vegetation shall require review and approval of a Grading Plan or
Native Vegetation Removal Plan and a Revegetation Plan by the Building and Safety
Division.
(1) Resort units are permitted at the same densities.
(2) The maximum allowable density for future subdivisions in the Open Space districts is one(1)dwelling unit
per twenty(20)acres.
c. Development standards. The maximum permitted density is one (1) unit per acre and at
least fifty(50)percent of the lot shall be left undisturbed. Existing native vegetation may
be removed upon the submittal to and approval by the Building and Safety Division of a
removal plan.
d. Fencing
1) Residential. Closed privacy fencing shall be limited to the immediate area
around the home or outbuildings, utilize large courtyard areas to provide private
outdoor space. The balance of the lot shall remain open or fenced with open
type fencing material.
2) Commercial. Fencing at commercial development shall be limited to that
needed for screening or security purposes.
e. Flag lots. Flag lots are permitted if the terrain is such that developable land can only be
accessed in that manner. Flag lots are limited to areas constrained by topography and the
need to preserve natural features and are not permitted simply to maximize unit count.
f. Garages and driveway approaches. Garages may be attached or detached. Driveway
approaches shall be contoured to the natural terrain.
g. Lot Dimensions. Minimum average lot widths for one(1)acre lots in this slope category
shall be one hundred fifty (150) feet. Lots shall be designed to incorporate logical,
landform related boundaries such as hill tops,ravines or washes.
h. Setbacks. Building setbacks, in this slope category, for any structure requiring a building
permit,are:
1) Front Minimum of thirty-five(35)feet
2) Street side Minimum of twenty-five(25)feet
3) Side Minimum of fifteen(15)feet
4) Rear Minimum of fifteen(15)feet
i. Commercial developments. Commercial developments in minor slope areas shall be
limited to those uses that are accessory uses, such as restaurants,pro shops, etc.
j. Industrial developments. Industrial developments are not permitted in hillside areas,
except as may be otherwise permitted in this Development Code, e.g., mining.
2. Major Slopes-20.1%to 30%
a. Heights. Heights should be limited to twenty-five(25)feet from grade and subterranean
garages and rooms are encouraged. Pads should be split to reduce the impact of
manufacturing a larger,traditional pad.
44
4614
j
Figure 9.71.060-G Major Slopes - 20.1% to 30%
b. Form. The form of the structure shall follow the landform in terms of scale, roof line,
projections and bulk. Split pad grading is strongly encouraged.
c. Development standards. The maximum permitted density is one (1) unit per five (5)
acres and at least sixty-five (65) percent of the lot shall be left undisturbed. Existing
native vegetation may be removed upon the submittal to and approval by the Building
and Safety Division of a removal plan.
d. Fencing
1) Residential. Closed privacy fencing shall be limited to the immediate area
around the home or outbuildings, utilize large courtyard areas to provide private
outdoor space. The balance of the lot shall remain open or fenced with open
type fencing material.
2) Commercial. Fencing at commercial development shall be limited to that
needed for screening or security purposes.
e. Garages and driveway approaches. Driveway approaches shall be contoured to the
natural terrain and shall approach the home in the most sensitive manner possible.
f. Grading. Preliminary grading plans shall show all contours, rock outcroppings and
access. Permitted grading techniques include:
1) Split pad grading
2) Natural grading
3) Contour grading
g. Lot Dimensions. Minimum average lot widths for five (5) acre lots shall be three
hundred (300) feet. Lots shall be designed to incorporate logical, landform related
boundaries such as hill tops, ravines or washes.
h. Setbacks. In this slope category, the minimum building setback for any structure
requiring a building permit is fifty (50) feet, this includes all setbacks, front, street side,
side and rear.
i. Commercial developments. Commercial developments in major slope areas shall be
limited to those uses that are accessory uses, such as restaurants, pro shops, etc.,to resort
developments.
j. Industrial developments. Industrial developments are not permitted in hillside areas,
except as may be otherwise permitted in this Development Code,e.g., mining.
3. Steep Slopes-30.1%or Greater
•
a. Heights. Heights should be limited to twenty-five (25) feet from grade and subterranean
garages and rooms are encouraged. Pads should be split to reduce the impact of
manufacturing a larger,traditional pad.
b. Form. The form of the structure shall follow the landform in terms of scale, roof line,
projections and bulk. Split pad grading is strongly encouraged.
c. Development standards. The maximum permitted density is one(1) unit per twenty(20)
acres and at least eighty-five (85) percent of the lot shall be left undisturbed. Existing
native vegetation may be removed upon the submittal to and approval by the Building
and Safety Division of a removal plan.
41FAk �r
•
if
Figure 9.71,0bO-H_. Steep Slopes - 30.1%Q or Greater
d. Fencing
1) Residential. Closed privacy fencing shall be limited to the immediate area
around the home or outbuildings, utilize large courtyard areas to provide private
outdoor space. The balance of the lot shall remain open or fenced with open
type fencing material.
e. Garages and driveway approaches. Garages may be attached if the increased mass does
not negatively impact views. Driveway approaches shall be contoured to the natural
terrain and shall approach the home in the most sensitive and inconspicuous manner
possible.
f. Grading. Preliminary grading plans shall show all contours, rock outcroppings and
access. Permitted grading techniques include:
1) Split pad grading
2) Natural grading
3) Contour grading
g. Lot Dimensions. Lot widths in this slope category shall be based on landform and
topography, not minimum linear footages. Lots shall be designed to incorporate logical,
landform related boundaries such as hilltops,ravines or washes.
h. Setbacks. In this slope category, the minimum building setback for any structure
requiring a building permit is fifty (50) feet, this includes all setbacks, front, street side,
side and rear.
i. Commercial developments. Commercial developments are not permitted in this slope
category.
j. Industrial developments. Industrial developments are not permitted in hillside areas,
except as may be otherwise permitted in this Development Code,e.g.,mining.
C. Special Design Criteria
1. Lot Area and Width. Lot area and width shall be closely related to the terrain, drainage,
percolation factors or the construction of sewers, with special emphasis on the selection of
homesites and the access to the homesites.
2. Roadway Grades. Roadway grades shall not exceed twelve (12) percent unless written clearance
is given by the Apple Valley Fire Protection District and the Town Engineer.
3. Improvements. Improvements shall be in accordance with Town Standards unless otherwise
approved in writing by the Town Engineer. The location and installation of utilities shall
minimize disturbance of the natural terrain and shall not be within designated natural areas (open
space areas).
4. Driveways. All driveways shall be a minimum of twelve(12)feet in width with a maximum grade
of twenty(20)percent and surfaced to Town standards.
5. Cut and Fill Slopes. All roadway related cut and fill slopes shall be within the roadway right-of-
way or within easements; slope maintenance easements may be required.
D. Required Findings for Approval. No hillside subdivision shall be approved unless the Planning
Commission or other reviewing authority makes all of the following findings:
1. The natural topographic features of the hills and knolls surrounding the Town have been respected
and protected. Significant natural landmarks and other outstanding features such as rock
outcroppings have been retained in their natural state.
2. All development within the subdivision has been kept from natural slope areas of fifteen (15)
percent or greater except as specifically authorized by the Town of Apple Valley Development
Code.
3. The overall density or intensity of land usage in all land use districts within the subdivision
generally decrease as the slope increases.
4. The views of the hills and knolls from the valley floor and the viewshed from the hills and knolls
to the surrounding area has been adequately respected and maintained.
5. Grading has been kept to an absolute minimum in order to maintain the natural character of the
hillsides. Unavoidable grading complements natural land forms and natural drainage courses have
been preserved.
6. Mass grading of large pads and excessive terracing has been avoided in residential developments
and minimized in commercial and industrial developments.
7. Proposed development plans have utilized varying setbacks and heights for buildings, building
techniques, building forms and materials which adequately ensure the compatibility of structures
with the surrounding terrain.
8. The street and circulation design respects the natural contours of the land, minimizes grading
requirements and minimizes the percentage of land devoted to streets.
9. Altered slopes will be re-landscaped with plants that are compatible with the project's soils, terrain
and micro-climate, reduce the risk of fire, and are compatible with requirements for water
conservation.