HomeMy WebLinkAbout416 - Ordinances ORDINANCE NO. 416
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO
CUCAMONGA, CALIFORNIA, APPROVING DEVELOPMENT CODE
AMENDMENT 89-02, AMENDING TITLE 17 OF THE MUNICIPAL CODE
BY ADDING CHAPTER 17.24, SECTIONS 17.24.010 THROUGH
17.24.090, 17.06.010.C.l.g, AND 17.06.020.C.6; AMENDING
SUBSECTIONS 17.06.010 .E.5, 17.08.040.B AND C,
17.08.050.E.5 , 17.18.020.D, 17.18.030.A, 17.18.030.C,
17.18.040.A.1, 17.18.040.E.5.a, AND 17.18.040.E.5.b; AND
DELETING SUBSECTIONS 17.06.010 .E .5 .a THROUGH f,
17.18.040.A.1.a THROUGH e, AND 17.18.040.E.5.a.i THROUGH
iv., REGARDING ESTABLISHMENT OF GUIDELINES AND STANDARDS
FOR HILLSIDE DEVELOPMENT, AND MAKING FINDINGS IN SUPPORT
THEREOF
A. Recitals.
(i) On December 13, 1989, the Planning Commission of the City of
Rancho Cucamonga held a duly advertised public hearing pursuant to Section
65854 of the California Government Code and recommended to the City Council
that this Council adopt the Development Code Amendment as set forth in this
Ordinance.
(ii) On January 17, 1990, the City Council of the City of Rancho
Cucamonga held a duly advertised public hearing pursuant to Section 65864 of
the California Government Code.
(iii) All legal prerequisites prior to the adoption of this
Ordinance have occurred.
B. Ordinance.
THE CITY COUNCIL OF THE CITY OF RANCHO CUCAMONGA DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1: This Council hereby specifies and finds that all of the
facts set forth in the Recitals, Part A, of the Ordinance.are true and
correct.
SECTION 2: This Council hereby finds and certifies that the project
has been reviewed and considered in compl iance with the California
Environmental Quality Act of 1970, and further, this Council hereby issues a
Negative Declaration.
SECTION 3: The Rancho Cucamonga City Council finds as follows:
(a) The proposed ameendments will not have a significant impact on
the environment as evidenced by the conclusions and findings of the Initial
Study, Part II.
Ordinance No. 416
Page 2
(b) The proposed amendments will promote and further implement the
goals and objectives of the General Plan by protecting the natural character
of the foothills, by limiting the potential alteration of the natural land form
and by ensuring the safety, health and well-being of the community through
restriction of development from areas with potentially unsafe environmental
conditions including soil erosion, landslide, seismic, flood, fire, pollution,
as well as limited public service access.
(c) The proposed amendments shall preserve the scenic character and
minimize potential negative aesthetic impacts as a result of conventional
grading in the northern areas of the City by revising the definition of
hillside from 10 percent to include land with a natural slope of 8 percent or
greater.
(d) The amendments encourage the protection of natural areas for
ecological, education and other scientific purposes by restricting development
from sensitive hillside areas and by encouraging a more sensitive treatment to
the land in the northern City and sphere areas.
(e) The amendments will preserve the foothills at grades 30 percent
or greater as a natural resource and will promote open space land uses by
restricting development from significant features of land such as rock out-
croppings, ridgelines, sensitive wildlife habitats, creekside or riparian
woodlands, and view corridors.
(f) The amendments will avoid residential densities which exceed the
capacity of the land and level of service that can reasonably be supplied by
limiting the intensity of development in hillside areas through the applica-
tion of the slope/capacity formula.
(g) The amendments will encourage innovative and sensitive develop-
ment in the hillside areas through the provision of guidelines and standards
which address site design, driveway and roadway design, architecture, walls
and fences, landscaping, grading and drainage.
(h) The amendments shall limit the potential negative impacts on
adjacent developed and undeveloped properties as the result of additional
requirements for hillside areas.
(i) The proposed amendments will result in minimal impact to envi-
ronmentally sensitive areas through the use of transfer of development credits
to areas which are less sensitive.
SECTION 4: The following subsections of the Development Code of the
City of Rancho Cucamonga are hereby amended to read, in words and figures, as
follows:
Ordinance No. 416
Page 3
a) 17.06.010.E.5:
5. Gradinq Committee: The Grading Committee, comprising of
representatives of each Division of the Community Develop-
ment Department will consider items such as, but not
limited to, cut and fill areas; drainage and flood control
facilities; erosion control; retaining walls; and the
effect of proposed grading on adjacent properties. This
Committee will determine if the Grading Plan meets City
grading guidelines and policies. The decision of the
Grading Committee will be forwarded to the City Planner or
Planning Commission and will be based on criteria within
the City's Hillside Development Ordinance, Chapter 17.24.
b) 17.08.040.B and C, footnote A:
A. Excluding land necessary for secondary streets and arteri-
als and dependent on the slope/capacity factor contained in
Section 17.24.080.B.
c) 17.08.040.B, adding footnote K and 17.08.040.C, adding footnote
L which shall state the following:
"In hillside areas, heights shall be limited to 30 feet as
specified in Section 17.24-070.D.1."
d) 17.08.050.E .5:
5. The Project site is designated by the General plan as
Hillside Residential, or is a hillside condition, (defined
as having slopes eight (8) percent or greater) and environ-
mental studies have been conducted to determine land hold-
ing capacity and site development constraints, and the pro-
posed density is no greater than two units per net build-
able acre.
e) 17.18.020.D:
D. A precise site development plan showing lot layouts,
access., street design, building locations, building design,
and grading, must be prepared in accordance with the resi-
dential review procedures contained in Chapters 17.06 and
17.08, in conjunction with any subdivision or development
proposal in the Hillside Residential District. All such
proposals must comply with the design guidelines and
absolute policies in Chapters 17.08 and 17.24.
Ord inance No. 416
Page 4
f) 17.18.030.A:
A. Minimum Parcel Size: No absolute minimum parcel widths and
depths are required. Buildable area is considered to be a
contiguous area of the lot which is less than thirty (30)
percent in natural slope or the area determined through the
environmental studies and investigation as buildable and is
subject to slope/capacity factor calculations contained in
Section 17.24.080.
g) 17.18.030.C:
Building height shall be consistent with the height provi-
sions contained in Section 17.24.070.D.1.
h) 17.18.040 .A.1:
1. Grading of any site shall conform to the following grading
standards contained in Section 17.24.050.
i) 17.18.040.E.5.a:
a) Retaining walls shall be constructed in a manner consistent
with the provisions contained in Sections 17.24.070.B, C,
and G.
j) 17.18.040.E.5 .b:
Exposed walls and fences facing roadways shall be not greater
than 5 feet in height, except as necessary for acoustical pur-
poses to satisfy the intent of the noise ordinance.
SECTION 5: Section 17.06.010.E.5.a through f, 17.18.040.A.1 .a
through e and 17.18.040.E.5.a.i through iv of the Development Code is hereby
deleted.
SECTION 6: The Development Code of the City of Rancho Cucamonga is
hereby amended adding subsections 17.06.010.C.l.g, and 17.06.020.C.6, and
Chapter 17.24, Sections 17.24.010 to 17.24.090 to read, in words and figures,
as follows:
a) 17.06.010.C.1 .g:
(g) All projects within a hillside area (foothills defined as
having slopes eight (8) percent or greater) are subject to
review per Section 17.24.020.B.
Ordinance No. 416
Page 5
b) 17.06,020.C.6:
Projects necessitating review as prescribed in Section
17.24,020.C.
c) Hillside Development - Chapter 17.24, Sections 17.24.010 through
17.24.090:
17.24,010. P. urpose and Intent. These regulations are intended
to further implement and define the goals and objectives of the
General Plan, to minimize adverse effects of grading, and to
provide for the safety and benefit the welfare of the citizens
of Rancho Cucamonga while allowing for reasonable development of
land, as expressed through the following purposes:
A. Provide guidelines and standards for development in hill-
side areas to minimize the adverse impacts of grading and
to promote the goals and objectives of the City of Rancho
Cucamonga's General Plan Open Space, Conservation, and
Design Elements; and,
B. Maintain an environmental equilibrium consistent with
existing vegetation, wildlife, soils, geology, slopes, and
drainage patterns, and to preserve natural topography and
scenic character, including swales, canyons, creeks,
knolls, rock outcrops, and ridgelines whenever feasible;
and,
C. Preserve and maintain existing wildlife through the reten-
tion of significant natural habitat; and,
D. Encourage water conservation and aquifer recharge; and,
E. Avoid development that would result in fire, flood, slide,
erosion, pollution, or other safety hazards; and,
F. Limit the extent of grading alterations and encourage
sensitive development in the hillside areas through
flexible design and innovative arrangement of building
sites by utilizing increased lot sizes, clustering, and
setback variations; and,
G. Avoid residential densities which exceed the capacity of
the land and level of services which can reasonably be
provided and that generate traffic requiring extensive
grading to provide adequate street access; and,
H. Encourage developments which use desirable existing
features of land such as natural vegetation, viewsheds,
geologic and archaeological features; and,
Ordinance No. 416
Page 6
I. Protect natural areas for ecologic, educational, and other
scientific study purposes; and,
J. Preserve and/or introduce plant material to protect slopes
from soil erosion and slippage, preserve natural watershed,
minimize fire hazard and minimize the scarring and
deformation of the natural landscape; and,
K. Limit the impact of slopes on adjacent developed or
undeveloped properties.
17.24.020. Review Procedures. All projects within a hillside area
(8 percent slope or greater), including but not limited to, parcel
maps, tentative tract maps, and site plans for development review, as
well as General Plan and Development District Amendments, shall be
subject to Grading Committee review with approval by the City
Planner, or Planning Commission in accordance with the provisions
contained in Sections 17.06.010 and 19.04.060. Additionally, review
by the Grading Committee with approval by the City Planner or
Planning Commission will also be required for other types of develop-
ment or grading which meet the criteria specified in Sections
17.24.020A, B, and C.
A. City Planner Review. The City Planner shall review all
site development applications and shall impose conditions
deemed appropriate when one or more of the following
activities are proposed:
1. Natural slopes which are 8 percent or greater but less
than 15 percent on all or part of a subject site, or
on less steep land which may be affected by areas of
greater slope (e.g., flat parcel between or adjacent
to steep hillside).
2. For fills or excavations equal to or exceeding 3 feet
but less than 5 feet in vertical depth, at their
deepest point measured from the natural ground
surface.
3. For excavations or fills, or any combination thereof,
equal to or exceeding 100 cubic yards, but less than
1,500 cubic yards.
B. Plannin.~ Commission Review. The Planning Comnission shall
review site development applications and impose conditions
deemed appropriate when one or more of the following activ-
ities are proposed:
1. Natural slopes equal to or greater than 15 percent on
all or part of a subject site.
Ordinance No. 416
Page 7
2. For fills or excavations equal to or exceeding 5 feet
in vertical depth at their deepest point measured from
the natural ground surface.
3. For excavations or fills, or any combination thereof,
equal to or exceeding 1,500 cubic yards.
4. Any excavation or fill which will encroach onto or
alter a natural drainage channel or watercourse.
(Should be prohibited unless alternate drainage is
provided. )
5. Any other proposal referred to the Planning Commission
by the Grading Committee or City Planner.
C. Exceptions. Projects which are limited in scope (e.g.,
regrading of yard areas, pool/spa construction, additions
to existing structures and/or construction of accessory
structures which are less than 250 square feet) may be
deferred to staff level review and approval by the City
Planner. However, projects which require grading of large
flat areas, including, but not limited to, such items as
tennis courts or riding rings, shall be reviewed by the
City Planner or may be referred to the Planning Commission
i f determined necessary by the City Planner.
D. Interpretation of Standards. If ambiguity arises concern-
ing interpretation of the provisions contained in Sections
17.24.010 through 17.24.090, the City Planner shall review
to determine compliance with the provisions contained with-
in the section or he may refer the matter to the Planning
Commission for consideration.
17.24.030. Application Filin.~ Requirements.
A. A natural features map, which shall identify all existing
slope banks, ridgelines, canyons, natural drainage courses,
federally recognized blue line streams, rock outcroppings,
and existing vegetation. Also depicted shall be landslides
and other existing geologic hazards.
B. A conceptual grading plan, which shall include the follow-
ing items in addition to those required by the Rancho
Cucamonga Municipal Code Section 19.04.060 or as part of
the Submittal Requirement Checkl ist:
1. A legend with appropriate symbols which should
include, but not be limited to, the following items:
top of wall, top of curb, high point, low point,
elevation of significant trees, spot elevations, pad
and finished floor elevations,. and change in direction
of drainage.
0rd inance No. 416
Page 8
2. A separate map with proposed fill areas colored in
green and cut areas colored in red, with areas where
cut and fill exceed depths established in the hillside
development guidelines and standards clearly shown.
Additionally, the areas of cut and fill, calculated as
a percentage of the total site area, shall be included
on the plan.
3. Contours shall be shown for existing and natural land
conditions and proposed work. Existing contours shall
be depicted with a dashed line with every fifth con-
tour darker, and proposed contours shall be depicted
as above except with a solid line. Contours shall be
shown according to the fo'llowing schedule:
Natural Slope Maximum Interval Feet
2% or less to 19.9% 2
20% + 5
C. A conceptual drainage and flood control facilities map
describing planned drainage improvements.
D. A Slope Analysis Map for the purpose of determining the
amount and location of land as it exists in its natural -
state falling into each slope category as specified below.
For the slope map, the applicant shall use a base topo-
graphical map of the subject site, prepared and signed by a
registered civil engineer or licensed land surveyor, which
shall have a scale of not less than I inch to 100 feet and
a contour interval of not more than 2 feet provided that
the contour interval may be 5 feet when the slope is more
than 20 percent. This base topographical map shall include
all adjoining properties within 150 feet of the site bound-
aries. Delineate slope bands in the range of 0 up to 5
percent, 5 up to 10 percent, 10 up to 15 percent, 15 up to
20 percent, 20 up to 25 percent, 25 up to 30 percent, and
30 percent or greater. Also included shall be a tabulation
of the land area in each slope category specified in acres.
The exact method for computing the percent slope and area
of each slope category should be sufficiently described and
presented so that a review can be readily made. Also, a
heavy, solid line indicating the 8 percent grade differen-
tial shall be clearly marked on the plan, and an additional
copy of the map shall be submitted with the slope percent-
age categories depicted in contrasting colors.
E. Provide a sufficient number of slope profiles to clearly
illustrate the extent of the proposed grading. A minimum
of 3 slope profiles shall be included with the slope
analysis. The slope profiles shall:
Ordinance No. 416
Page 9
1. Be drawn at the same scale and indexed, or keyed, to
the slope analysis map, grading plan, and project site
map.
2. Show existing and proposed topography, structures, and
infrastructures. Proposed topography, structures, and
infrastructures shall be drawn with a solid, heavy
line. Existing topography and features shall be drawn
with a thin or dashed line.
3. The slope profile shall extend far enough from the
project site boundary to clearly show impact on
adjacent property, at least 150 feet.
4. The profiles 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 bulky development is propos-
ed; and,
(c) The site is most visible from surrounding land
uses; and,
(d) At all site boundaries illustrating maximum and
minimum conditions.
5. At least two of the slope profiles shall be roughly
parallel to each other and roughly perpendicular to
existing contour lines. At least one other slope
profile shall be roughly at a 45 degree angle to the
other slope profiles and existing contour lines.
F. Both the slope analysis and slope profiles shall be stamped
and signed by either a registered landscape architect,
civil engineer, or land surveyor indicating the datum,
source, and scale of topographic data used in the slope
analysis and slope profiles, and attesting to the fact that
the slope analysis and slope profiles have been accurately
calculated and identified consistent with provisions con-
tained in Sections 17.24.030 D and E.
G. A geologic and soils report, prepared by an approved soils
engineering firm and in sufficient detail to substantiate
and support the design concepts presented in the applica-
tion as submitted. Additional environmental studies and
investigations, such as, but not limited to, hydrologic,
seismic, access/circulation, and biota research may also be
required in order to help in the determination of the
buildable area of a site.
Ordinance No. 416
Page 10
H. A statement of conditions for ultimate ownership and main-
tenance of all parts of the development including streets,
structures and open spaces.
I. In the event that no grading is proposed, i.e., custom lot
subdivision, a statement to that effect shall be filed with
a plan which shows possible future house plotting, lot
grading, driveway design, and septic system location for
each parcel proposed, to be prepared on a topographic map
drawn at the same scale as the conceptual grading plan.
J. When unit development is proposed, illustrative building
elevations, that show all sides of the proposed struc-
ture(s) and which accurately depict the building envelope
for each lot, shall be provided.
K. The following items may be required if determined necessary
by the Grading Committee, City Planner, or Planning Commis-
sion to aid in the analysis of the proposed project to
illustrate existing or proposed conditions or both:
1. A topographic model;
2. A line of sight or view analysis;
3. Photographic renderings;
4. Any other illustrative technique determined necessary .
to aid in review of a project.
L. Exceptions to the filing requirements for projects identi-
fied in Sections 17.24.020A & C shall be determined by the
City Planner, or may be referred to the Planning Commission
if determined necessary by the City Planner.
17.24.040. Definitions.
B. BALANCE - The cutting and filling of a site which does not
require the export or import of earth material.
BORROW - Earth material acquired from an off-site location
for the use in grading on a site.
CONTOUR - A line drawn on a plan which connects all points
of equal elevation.
CONTOUR GRADING - A grading concept designed to result in
earth forms which resemble natural terrain characteristics.
Horizontal and vertical curve variations are often used for
slope banks. Contour grading does not necessarily minimize
the amount of cut and fill occurring.
CUT - The mechanical removal of earth material.
Ordinance No. 416
Page 11
CUT AND FILL - The excavating of earth material in one
place and depositing of it as fill in an adjacent place.
D. DAYLIGHT LINE - The line between finished grade and natural
terra in drawn by connecting the points where proposed
contours meet existing contours.
E. EFFECTIVE BULK - The effective visual bulk of a structure
when seen from a distance or from above or below.
From above
Elfactive bulk4'
when seen i
from afar
~rom below/
ELEVATION - Height or distance 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 wind and water.
EXPORT- Excess earth material that is removed from a
grading project and deposited off-site.
F. FILL - A deposit of earth material placed by artificial
means.
FINISH GRADE - The final elevation of the ground surface
after development, which is in conformance with the
approved plan.
G. GRADING - To bring an existing surface to a designed form
by excavating, filling, or smoothing operations.
H. HILLSIDE - Refers to a parcel of land or definable portion
thereof with average rise or fall of 8 percent or greater.
Ord inance No. 416
Page 12
K. KNOLL - A small round hill or mound.
M. MASS GRADING - The movement of large quantities of earth
over large areas. Disruption of the majority of the on-
site surface terrain is common and often results in a
successive pad/terrace configuration. Modification or
elimination of natural land forms may result.
MINIMAL GRADING - A grading concept designed to minimize
excavation and fil 1 ing. A1 lows the movement of earth for
projects such as individual building foundations, drive-
ways, local roads, and utility excavation. The concept is
associated with roads conforming closely to natural con-
tours and with structures being built on natural terrain.
N. NATURAL SLOPE - A slope which is not man-made. A natural
slope may retain natural vegetation during adjacent grading
operations, or it may be partially or completely removed
and replanted.
P. PAD - A level area created by grading to accommodate
development.
PROMINENT RIDGE - A ridge or hill location which is visible
north of Wilson/24th Street from a major arterial, second- -
ary, or collector street, which forms part of the skyline
or is seen as a distinct edge against a backdrop of land at
least 300 feet horizontally behind it, or is so designated
by the City Planner or Planning Commission based upon a
review of the site.
Mountain backdrop
/ Geological feature, prominent ridge
a dsst ~ ~ \ ~ ""' ~ \\'-~
Prominent geological feature visible 88 ~
· inct edge against a backdrop of ,~ ~,,~
land which is 300' or more horizontally ---~
behind it as viewed from a major arterial, ~ ~
Major arterial,
Alluvial fan secondary, or
collector
Ord inance No. 416
Page 13
R. RIDGE - A long, narrow, conspicuous elevation of land.
S. SCAR - A visible cut in a hillside or ridge with a slope
greater than 1-1/2:1 in which all topsoil has been removed
and vegetation will be unable to establish itself after a
significant period of time (5 years).
SLOPE - An inclined ground surface, the inclination of
which is expressed as a ratio of the vertical distance
(rise), or change in elevation, to the horizontal distance
(run). The percent of any given slope is determined by
dividing the rise by the run, multiplied by 100.
EXAMPLE A
-850
--840 Vertical change
in elevation (rise)
-- 830
- 820
I- 100 I
Horizontal distance between contours (run)
SLOPE = RISE
i ijk' x
30 = 30
Ol:l 30% SLOPE
Ordinance No. 416
Page 14
EXAMPLE B
Combining 'B' and 'C' is
not a permitted calculation
't'
i 20' 30'
Slope 'B 6'
5
Slope "A"
100'
SLOPE FORMULA
Average Cross Slope - Slope "A" 5'/100': .05: 5%
- Slope "B' 30'/20' = 1.50 = 150% -
- Slope 'C" 6'/30° = .2 = 20%
SLOPE~ MAN-MADE - A manufactured slope consisting wholly or
partially of either cut or filled material.
SLOPE TRANSITION - The area where a slope bank meets the
natural terrain or a level graded area either vertically or
horizontally.
17.24.050. Hillside Desi.qnation. The following shall serve as
general standards for the five established slope zones to ensure that
development will compliment the overall character of the land form.
In order to permit the extension of a logical design concept, the
standards for one zone may be applied to limited portions of the
adjacent zone.
Slope Zone % Natural Slope Standards
1. 5 or less This is not a hillside condition.
Grading with conventional fully
padded lots and terracing is accept-
able.
Ordinance No. 416
Page 15
S. lope Zone % Natural Slope Standards
2. 5 to 7.99 Development with grading is permitted
in this zone but existing land forms
must retain their natural character.
Padded building sites are permitted;
however, techniques such as contour
grading, combined slopes, limited cut
and fill, and split level architectur
al split level architectural proto
types, or padding for the structures
only, may be required to reduce grad
ing. When, in conjunction with the
techniques described above, and for a
project within a master plan which
includes special design features, such
as a golf course, extensive open
space, or significant use of green
belts or paseos, as exemplified in the
following cluster development, the
Planning Commission may consider the
use of mass grading techniques adja
cent to these special design features
as partial compliance with this
standard.
Ordinance No. 416
Page 16
Slope Zone % Natural Slope Standards
3. 8 to 14.9 This is a hillside condition. Special
hillside architectural and design
techniques that minimize grading are
required in this zone. Architectural
prototypes are expected to conform to
the natural landform by using tech
niques such as split level foundations
of greater than 18 inches, stem walls,
stacking and clustering.
In conjunction with the alternative
techniques described above, and for a
project within a master plan which
includes special design features, such
as a golf course, extensive open space
or significant use of green belts or
paseos, the Planning Commission may
consider padded building sites adja
cent to those special features when it
is found that said grading creates a
better relationship between that
special design feature and the adja
cent lots. -
4. 15 to 29.9 Development within this zone is limit
ed to no more than the less visually
prominent slopes, and then only where
it can be shown that safety, environ
mental, and aesthetic impacts can be
minimized. Use of larger lots, vari
able setbacks, and variable building
structural techniques such as stepped
or pole foundations are expected.
Structures shall blend with the
natural environment through their
shape, materials, and colors. Impact
of traffic and roadways' is to be mini
mized by following natural contours or
using grade separations.
5. 30 and over This is an excessive slope condition
and development is prohibited.
17.24,060. Guidelines. These Hillside Development Guidelines are
intended to facilitate the appropriate development of hillside areas.
These guidelines are not intended to be strict standards, but rather,
to provide direction to encourage development which is sensitive to
the unique characteristics common to hillside properties. Their
purpose is not to restrict an individual from
Ordinance No. 416
Page 17
proposing an innovative or alternative method of design in a hillside
area; innovation is, in fact, encouraged as long as the end result is
one which respects the hillside and is consistent with the purposes
expressed in this section and in the goals and objectives of the
General Plan.
A. Site Desi.~n
1. Design of building sites should be sensitive to the natural
terrain. Structures should be located in such a way as to
minimize necessary grading and to preserve natural features
such as prominent knolls or ridgelines.
THIS NOT THIS
Ordinance No. 416
Page 18
Retein the integrity
THIS o, the natural slope
//~--,.,-- ,---,-~
Over-emphasized vertical
NOT THIS ////:,t,~,~,c.~,;t.: o~'~rh".Pthltl,h.~d.;t.r.'
Ordinance No. 416
Page 19
2. Preserve views of significant visual features as seen from
both within and outside a hillside development. When
designing lots and plotting homes, the following provisions
should be taken into consideration:
(a) Homes should be oriented to allow view opportunities,
although such views may be limited; however, residen-
tial privacy should not be unreasonably sacrificed.
THIS
Si,i.g th, .,w * NOT THIS
dwelling downhill
views for the uphill house
SIting the new ~e~i,_~ \ ' '
most of the view for the
uphill house
Ordinance No. 416
Page 20
(b) Any significant public vista or view corridor as seen
from a secondary, collector, or major arterial should
be protected.
3. Projects should incorporate clustering, variable setbacks,
multiple orientations, and other site planning techniques
to preserve open spaces, protect natural features, and
offer views to residents.
Guest parking
Road
Prominent knoll
Cluster
Roof lines follow Prominent knoll
natural slopes
ClusterL
View openings ~ View openings
between clusters
Road below ridge
where feasible
Ordinance No. 416
Page 21
4. Whenever possible, as based on the overall parcel configu-
ration and orientation, homes should be designed to front
onto east/west streets or should be plotted to follow the
natural contours rather than fronting onto north/south
streets.
,
East-Weal ·treet orienlation maxlmize$
North-$oulh lot· and ·olaf ·cco··
5. Where possible, graded areas should be designed with manu-
factured slopes located on the uphill side of structures,
thereby, hiding the slope behind the structure.
THIS
Lariat manufactured slopel Ihould
lie located on the uphill side of the
structure to reduce the appearance
of gradi g from the street
~ Slope· should be rounded to
/ provmde · more natural appearance
NOT THIS
Ordinance No. 416
Page 22
6. Clustering of development through Transfer of Dwell ing Unit
Allocations should be encouraged in environmentally sensi-
tive areas in order to reduce the potential for fire hazard
and spread, erosion and excess runoff and to preserve
existing natural features and open space.
B. Driveways and Roadways.
1. Driveways which serve more than one parcel are encouraged
as a method of reducing unnecessary grading, paving, and
site disturbance.
Gang driveways can reduce grading
Ordinance No. 416
Page 23
2. Roadways should conform to the natural landform. They
should not greatly alter the physical and visual character
of a hillside by creating large notches in ridgelines or by
defining wide straight alignments. Reduced road sections,
split sections, and parking bays should be considered in
the lay-out of hillside streets to reduce grading.
THIS NOT THIS
~""'~-~
/ ~,,_~_-~_~/
// ~ _,,/ Roads and hillside grading
/ / _
/l i I I;1 ~'~--~-~, /
/ / Reduce grading by
along
n8 urn 9ra es
/ Avoid running counter
to steep grades
To get from A to 6, route selection would
be somewhere between perpendicular and
parallel to the contours
Ordinance No. 416
Page 24
No parking
Stabilize and reforest
distributed banks
""""""~"""""" walk
P ope
Split section Roadway
Parking ba~ I
Possible trail Sidewalk
Roadway L
-----~-',~T---;..;... j.o. r~'
Ordinance No. 416
Page 25
NOT THIS THIS
Unnatural edge condit'on Round off cut slope
to conform to the
Cut slope natural contour of
into hillsad, the hal
Round off cut slopes
\. \ ~ .o. ,...,.,.0 ~/ .o;::;~...~.~.,,
~ from roadway cut ~ ~\ to conform to the
~ natural grade
Roadway
Too steep for plants '
to
Mass grading to accommodate
one level arterial highway
Ordinance No. 416
Page 26
3. Where road construction is permitted in hillside areas, the
extent of vegetation and visual disruption should be mini-
mized by the combined use of retaining structures and
regrading to approximate the natural slope. The view along
a street front should create a pleasant appearance with a
sense of open space and landscaping. Some techniques which
can be used include the following:
(a) Utilize land form planting in order to create a natural
appearance and provide a sense of privacy.
(b) Reduce the impact of grading and resulting retaining
walls by creating visual interest with the combined
use of terraced or crib walls, landscaping, and varia-
tions in the texture and pattern of sidewalks and wall
materials.
THIS
Planting pockets on stepped
retaining wall allow screen
planting at several levels
NOT THIS No planting possible due.
to toe of retaining wall
., I( '~ .~ ~ ~'~,.~
k I ., L ,
Effective bulk C " /
· concrete retaining wall
surflcel call be seerl for
and take years to conceal
with planthlg Ind trill
Ordinance No. 416
Page 27
(c) Where adjacent to a steep hillside, minimal grading
for the road and right-of-way, with a transition to a
natural landscape, can be utilized to provide an open
and more rural appearance.
(d) A split roadway increases the amount and appearance of
landscaping, and the median can be used to handle
d ra i na ge.
Ordinance No. 416
Page 28
C. Arc h i tec tu re
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
pemit structure to step up the natural slope.
Stepped sleb foundltion
Pole foundation
String ~ation
Ordinance No. 416
Page 29
(b) Detaching parts of a dwelling such as a garage.
(c) Avoid the use of gable ends on downhill elevations.
The roof slope should be oriented in the same
direction as the natural slope.
THIS
Roof slope approximates that
of hillside and follows its direction.
Building hugs ground form better
NOT THIS
Avoid large gable ends
on downhill elevations
Angular forms which slope
in the opposite direction to
the slope of the hill
destroy the relationship
of the hillside and building
and increase the effective '
Ordinance No. 416
Page 30
(d) Avoid large roof overhangs and cantilevers on downhill
elevations to reduce the massive appearance from
below.
THIS NOT THIS
Cantilever makes building Terracing reduces bulk
appear taller, more
~o...o.,.,~/~~.~~ ~).~lr'~rr~
Effective bulk, ~ //~~~
Effective bulk
Excessive roof overhang
results in additional ~~
visual bul:ctlve bulk
Eff ' _ !~._ - Effective bulk
Smaller overhangs for individual floors
or windows help break-up mass and
protect against excessive sunlight
Ordinance No. 416
Page 31
THIS Large roof sections to
_~_ parallel the average slope
Height limit i f/
Building envelope
Maximum height limit
'
Softentng of large
vertical surfaces
NOT THIS
Not allowed
Maximum height limit
Rigid vertical element
Ordinance No. 416
Page 32
2. The design of the structure shall give consideration to the
lot's size and configuration in order to avoid the appear-
ance of overbuilding or crowding and to minimize the block-
ing of views. For example, within a development, the
majority of the units should not be designed with minimum
setback to minimum setback.
3. Avoid large expanses of a single material on walls, roofs,
or paving areas. Create interesting, small scale patterns
by breaking-up building mass, varying building materials,
and through design and placement of windows and doors.
THIS NOT THIS
Large roof areas broken up Massive roof area is very visible in
--~_ ~ contrast to the natural slope
Use of natural materials and window ~ _ _
placement in small increments create
interesting small scale patterns "-
Break up massing of structural elements Large facade of one material, even
to more closely approximate the natural
slope if modulated by windows, seems plain
Stone foundations and retaining walls
relate to the ground
4. Building materials and color schemes should blend with the
natural landscape. Treated wood or materials of a wood-
1 ike appearance, having the necessary fire retardant
characteristics, are encouraged for exterior surfaces.
Where exterior stucco is used, it should have a final coat
of integrated color in a muted earth tone. Contrasting
color accents should be kept to a minimum, particularly on
the view side. Use of other natural materials, such as
river rock, is encouraged.
Ordinance No. 416
Page 33
D. Walls and Fences
1. Walls and fences can be used to define a sense of place and
create an attractive appearance. However, walls should not
dominate a view, and their height should be limited adja-
cent to a street or trail or within a rear yard. Terracing
and extensive landscaping can reduce the effective bulk.
In addition, street front walls should incorporate varying
design and natural materials. The use of open view fencing
is encouraged, so long as adequate public safety and resi-
dential privacy are maintained.
Ordinance No. 416
Page 34
THIS
" S " //~~ P lintlag naturally follows
~,,, the average slope
Open see-thru fencing that
blends into the natural environment
///~,,//~, '~~~_~--3,S'maximum retaining wall
crooning required- "~,~,,,~ ~
Transition area/~ ,~ ;2
NOT THIS
Highly visible solid wall
3.S'(not allowed)
No screening
Clear cut separation
between natural condition
and developed area with no transition
Ordinance No. 416
Page 35
E. Landscaping
1. Natural land form planting should be used to soften manu-
factured slopes, reduce the impact of development on steep
slopes or ridgelines, and provide erosion control.
THIS
Landform planting
Irregular visual plane cross-section
/
/
/
I
/ ct
NOT THIS
Conventional planting
Uniform visual plane
in crosl-saction
/
/
/
Ordinance No. 416
Page 36
2. Maintain a "vegetative backdrop" by replanting with native
trees. The vegetation should screen structures to the
extent possible at maturity and preserve the appearance of
the natural skyline.
Skyline Planting
...... Skyline
Typical building clustering
3. In order to minimize the grading of large flat areas and
encourage water conservation techniques, large expanses of
low growing grass in the front and side yards adjacent to a
street is discouraged. Generally, no more than 50 percent
of the required front and side yards should be planted with
turf or grass.
F. Grading
1. Contour grading techniques should be used to provide a
variety of both slope percentage and slope direction in a 3
dimensional undulating pattern similar to existing, adja-
cent terrain. The following concepts should be utilized:
Ordinance No. 416
Page 37
(a) Hard edges left by cut and fill operations should be
given a rounded appearance that closely resembles the
natural contours of the land.
THIS NOT THIS
Small irregular berm accentuates
the ,top of the slope
Variety in
, o 4o
pear contour undulation features
more resembling ~;~,~ , ~ become
nature ~ ,, ery visible
' Engineered slope
/ ~~ banks look forced T!ii
Drainage \ and unnatural
features are
obscured
Use of radii and uneven slopes Use of angles and uniform slopes
(b) Manufactured slopes adjacent to roadways should be
modulated by sufficient berming, regrading, and
landscaping to create visually interesting and
pleasing streetscapes.
THIS NOT THIS
Variety in
undulatin9 slope
bank creates
pleasing
roadscap
Ordinance No. 416
Page 38
(c) Where cut or fill conditions are created, slopes
should be varied rather than left at a constant angle
which may be unstable or create an unnatural, rigid,
"e ng inee red" appeara nce.
Varying cut or fill slope creates
a more natural appearance
(d) The angle of any graded slope should be gradually
adjusted to the angle of the natural terrain.
Existing development ,~, Proposed development
N < ~ ~ Tract b ,,~oundary
"""'~~ Variable
atural grade~ 4'%~'~'~ ~ Proposed slope extension
Existing drainage device ~ This Natural grade
Combine slopes to more closely
approximate natural grade
Ordinance No. 416
Page 39
(e) Where pad and terrace grading techniques are used, the
pad configuration should be softened with variable,
undulating slopes created to give a ~re pleasing and
natural appearance.
THIS
Toe of slope
'.._.,~/.'/!!.,~..~,... ,../, Var:able slope bank
Street follows contour of land
Undulattng slopes surrounding irregular
pad configurations simulate the natural
hillside environment
NOT THIS
Toe of slope
Ordinance No. 416
Page 40
2. Retaining walls or other support structures should be
designed to minimize their visual impact through techniques
such as terracing, crib ~alls, and appropriate landscaping.
Crib walls with planting may
be an alternate possibility
3. Where retaining structures are. required for hillside roads,
efforts should be made to integrate them with the founda-
tion walls of the adjacent residence and natural materials ,
should be used in conjunction.
Ordinance No. 416
Page 41
G. Draina.ge
1. Where possible, drainage channels should be placed in less
visible locations, and more importantly, should receive a
naturalizing treatment including native rock, colored con-
crete, and landscaping so that the structure appears as an
integral part of the environment. In all cases, an AC or
concrete linear shall be used in addition to a naturalizing
treatment.
THIS
Variable
Use of native rocks to
-made
NOT THIS
Typical brow ditch with
A.C. or concrete liner
Ordinance No. 416
Page 42
2. Natural drainage courses should be preserved and enhanced
to the extent possible. Rather than filling them in,
drainage features should be incorporated as an integral
part of the project design in order to enhance the overall
quality and aesthetics of a site, to provide attractive
open space vistas, and to preserve the natural character of
the area.
Ordinance No. 416
Page 43
H. Trail s.
1. Trails are an integral part of a hillside area and provide
recreation areas for equestrian, hiking, and biking uses.
They can also function as a means to take up grade or to
convey drainage.
In hillside areas, it is not always necessary to provide
full improvements for trails. A more natural experience
may be achieved, and the amount of grading required can be
reduced, by providing minimal improvements in appropriate
areas, such as undevelopable, steep slopes.
Ordinance No. 416
Page 44
17.24.070. Development Standards. Within the framework of previous
design guidelines, the following standards have been prepared to give
more specific direction. These are minimum standards and shall apply
to any use, development, or alteration of land as specified in
Section 17.24.020.
A. Site Desi.~n.
1. 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.
THIS
Building pulls back from
steeper slopes and ravines
the hillside Minor building
protrusions which
are perpendiculer to the
contours are acceptable
· but should be stepped or
% inset in the hillside
S.,.d,.. ,. p.,.,,., .,,hNOT THIS
the contours
Building is Perpendiculer to the contours
Ordinance No. 416
Page 45
2. In steeper terrain (20 percent slope and greater), front
yard setbacks may be reduced to a minimum of 20 feet from
back of curb or back of sidewalk, whichever is more
restrictive, in order to minimize rear yard grading.
B. Driveways.
1. Driveway grades above 15 percent may be permitted up to a
maximum of 20 percent, provided they are aligned with the
natural contours of the land, if determined necessary to
achieve site design, and if all safety considerations have
been met to the satisfaction of the Building and Fire
Officials. Proper design considerations shall be employed,
including such items as vertical curves and parking land-
ings. In any case, parking landings shall be utilized on
all drives over 10 percent grade.
2. Driveways shall not be permitted which exceed 20 percent
slope except that one length, not at the point of access,
of not more than 10 feet may have a slope of 22 percent.
3. On driveways with a slope of 20 percent or greater, a
coarse paving material, or grooves for traction, must be
incorporated into the construction. These driveways shall
not exceed 100 feet in length from bottom of approach to
struc tu re.
4. Retaining walls, not to exceed 4 feet in height, shall be
permitted for soil stabilization adjacent to a driveway;
although within the minimum required street front setback,
individual retaining walls shall not exceed 3 feet, in
height. Otherwise, terraced retaining walls shall be
utilized which are separated by a minimum of 3 feet and
appropriate landscaping.
5. Adjacent to driveways, slopes not greater than 50 percent
(2:1) will be permitted.
6.Driveways shall enter public/private streets maintaining
· adequate 1 ine-of-sight.
7. Within the right-of-way, driveways shall not be located
within 5 feet of any side property line. Exceptions may be
considered based on lot size, percent slope, and use as a
common (joint) driveway.
Ordinance No. 416
Page 46
C. Roadways.
1. Where retaining walls are proven to be absolutely necessary
adjacent to roadways or within street setbacks, they shall
be limited to 3 feet in height in order to avoid obstruc-
tion of motorist's and pedestrian's field of view and to
create an aesthetically pleasing streetscape. Otherwise,
terraced or stepped structures shall be utilized, which are
separated by a minimum of 3 feet and appropriate landscap-
ing.
THIS
Street
Street
Ord inance No. 416
Page 47
D. Architecture.
1. The building envelope for all structures shall be as
fol lows:
(a) Downhill lot - An overall maximum height of 30 feet is
permitted, as measured from finished grade, from the
minimum front setback extending towards the rear of
the lot. The maximum height at the side setbacks
shall be 15 feet extending up towards the center of
the lot at a 45 degree angle to a maximum height of 30
feet as measured from finished grade.
BUILDING ENVELOPE FOR DOWNHILL LOT
' ,r ,
./~,,x,~
~ f~' ''
, "-
Minimum front setblci~
30
Downhill Section
Remr setllmck
Street Elevation
Ordinance No. 416
Page 48
(b) Uphill lot - A maximum height of 15 feet is permitted
at the minimum front setback and shall extend up and
toward the rear of the lot at a 45 degree angle to a
maximum overall height of 30 feet as measured from
finished grade. A maximum height at the side setbacks
shall be 15 feet extending up toward the center of the
lot at a 45 degree angle to a maximum height of 30
feet as measured from finished grade.
BUILDING ENVELOPE FOR UPHILL LOT
~ 15 I 30
" 15
30 ~ Minimum side setback
15~ / Rear setback
~ \\~,~/,,~,~/,~ ,- Street Elevation
Minimum front setback
Uphill Section
(c) Cross Slope lots - A maximum overall height of 30 feet
is permitted, as measured from finished grade, f~om
~he m~n~mm front setback extending to~rd the ~eaF of
~he lot. The maximum height at the side setbacks
shall be ~5 fee~ extending up ~o~rd the cen~ of the
]ot at a 45 degree angle to a mx~mum of 30 feet as
measured f~om f~n~shed grade.
BUILDING ENVELOPE FOR CROSS LOT SLOPE
115' 45 · 30
Minimum side setback
Street Elevation
Ordinance No. 416
Page 49
(d) The foregoing provisions are intended to apply to the
main bulk and overall mass of the building. Architec-
tural enrichn~nts and variations in roof massing are
encouraged. Projections above the height limits for
architectural features may be considered subject to
the provisions contained in Section 17.04.050B.1.f.
2. Terrace the building to follow the slope. Where possible,
use roofs on lower levels for the deck open spaces of upper
levels. Where decks are provided, they shall be a minimum
of 6 feet in width to provide adequate usable area and to
effectively break-up the mass.
THIS NOT THIS
increase building bulk f'~ '! Overhanging decks
· make building ':
seem more
:,:::.,::
Effective bulk with/ ;,~~
or without decks · bulk
Building correctly fits High profile building
into the ground and~ stands out on the~ ~ ~~d~
minimizes the effect ~ hillside
:lls~de
oof decks, low t
level decks, and side of i I Pp
w th on9 pole su ort
building decks
3. Provide architectural treatment to all sides of a struc-
ture. Elen~nts of the architectural treatment used on the
front facade shall be repeated on all sides of a structure
with additional emphasis on those elevations visible from
adjacent properties or public rights-of-way.
4. Excavate underground or utilize below grade rooms to reduce
effective bulk and to provide energy efficient and environ-
mentally desirable spaces. However, the visible area of
the building shall be minimized through a combined use of
regrading and landscaping techniques. For example, the use
of earth berms around the lower part of the house minimizes
larger visual expanses of wall areas and functions as a
natural solar heating and cooling insulator.
Ordinance No. 416
Page 50
5. Exterior structural supports and undersides of floors and
decks not enclosed by walls will be approved only if it is
proven that no alternative type of construction is feasible
and that fire safety and aesthetic considerations have been
adequately addressed.
6. Architectural design including building orientation and the
placement of doors (including garage doors) and windows
shall be designed to accommodate prevailing southwesterly
winds, as well as the seasonal winds or Santa Anas, which
generally come out of the northeast.
7. Residential developments shall be constructed in such a
manner so as to reduce the potential for spread of brush-
fires through consideration of the following:
(a) In the case of a conflict where more restrictive pro-
visions are contained in the Uniform Building Code or
in the Fire Management Plan, the more restrictive
provisions shall prevail.
(b) Roofs shall be covered with non-combustible materials
such as clay or concrete 'shake, or tile. Open ends
shall be stopped in order to prevent bird nests, or
other combustible material, lodging within the roof
and to preclude entry of flames.
Spark arrestors
///~ill be required
Non combustible
roo;ing material
/
Encase under-floor areas
e
(c) Exterior walls shall be surfaced with non-combustible
or fire resistlye materials. Except as otherwise
provided herein, exterior walls shall extend to the
ground.
Ordinance No. 416
Page 51
(d) Balconies, patio roofs, eaves and other similar over-
hangs shall be of non-combustible construction or
shall be protected by fire-resistant material on the
underside or constructed with heavy timber members and
nominal 2 inch wood or I 1/8 inch plywood decking.
(e) Plastic webbing, split or whole bamboo, reed or straw-
1 ike materials, corrugated plastic or fiberglass
materials, and similar flammable materials will not be
permitted for use on patio covers.
(f) Vents for attics and underfloor areas must be designed
and located to minimize the likelihood of spreading of
fire. Individual vent openings should not exceed 1
square-foot and shall be covered with a mesh metal
screen having openings not exceeding 1/4 inch in any
direction. Eave vents shall be positioned on the
enclosed eaves near the roof edge rather than in or
near the exterior Wall.
(g) Chimneys shall be provided with approved spark
arresters.
8. Exterior lighting shall be located and shielded so as to
not impact the adjacent property owners in terms of glare
and privacy.
E. Fences.
1. Fences will be allowed immediately adjacent to structures
to provide a private outdoor area. These fences shall be
designed as an integral part of the building in order to
minimize the visual impact on surrounding areas.
2. Walls and fences shall integrate materials and colors used
in the structure's facade. Naturally occurring materials,
such as river rock, shall be used whenever possible.
3. Walls and fencing visible from the public right-of-way
shall be designed to incorporate visual interest through
variation in placement, use of planters, differing
materials, and modulation of the wall plane.
F. Landscaping.
1. Native or naturalized plants, or other plant species that
blend naturally with the landscape, shall be utilized in
all areas with required planting.
2. In fire sensitive areas, fire retardant plant materials
shall be utilized.
Ordinance No. 416
Page 52
3. In order to protect slopes from soil erosion and slippage
and to facilitate significant revegetation, a permanent
irrigation system shall be installed on all slopes with
required planting. However, the emphasis shall be toward
using plant materials that will eventually not need to be
irrigated. Water and energy conservation techniques shall
be utilized, including, but not limited to, such items as
drip irrigation and alluvial rockscape.
4. Landscaping shall be used to screen views of downslope
elevations. When the structure height exceeds 20 feet from
finished grade on a downslope side, additional landscaping
will be required, and a landscaping plan shall be submitted
for review with the submittal package.
5. The use of water conservation techniques is encouraged.
To further this end, each development shall provide an
information pamphlet, approved by the City Planner, to each
prospective home buyer.
6. Additional trees may be required to supplement the required
street trees along major arterials, secondary, or collector
streets, as determined necessary by the City Planner or
P1 anning Commission, in order to enhance the natural
character of the area and create a more rural appearance.
7. Common open areas and front and side yards adjacent to a
street shall be adequately landscaped and irrigated. A
minimum of 30 percent of the plant materials shall be large
size (minimum 24 inch box size trees, lO-gallon size
shrubs) in order to create a mature appearance.
8. Slopes with required planting shall be planted with
informal clusters of trees and shrubs to soften and vary
the slope plane. Where slopes are 2:1 and 5 feet or
greater in height, jute netting shall be used to help
stabilize planting and minimize soil erosion.
9. Native vegetation shall be retained and supplemented within
canyons and along natural drainage courses.
10. The choice of plant materials and planting techniques shall
take into account prevailing southwesterly winds, as well
as the seasonal winds or Santa Anas which generally tend to
blow out of the northeast.
Ordinance No. 416
Page 53
G. Gradinq.
1. Grading shall be phased so that prompt revegetation or
construction will control erosion. Where possible, only
those areas which will be built on, resurfaced, or land-
scaped shall be disturbed. Top soil shall be stockpiled
during rough grading and used on cut and fill slopes.
2. Grading operations shall be planned to avoid the rainy
season, October 15 to April 15. Grading permits shall only
be issued when a plan for erosion control and silt reten-
tion has been approved by the City Planner and Building
Official, without regard to time of year.
3. No excavation or other earth disturbance shall be permitted
on any hillside area prior to the issuance of a grading
permit, with the exception of drill holes and exploratory
trenches for the collection of geologic and soil data.
These trenches are to be properly backfi 11 ed and in
addition, erosion treatment provided where slopes exceed 20
percent.
4. To encourage maintenance of slopes for erosion control and
aesthetics, property lines shall be located 2 feet back
from the top o f sl ope.
All property lines must be 2'
from the top of slope, never
at the toe
Ordinance No. 416
Page 54
5. No point on any structure subject to the provisions of this
Section shall be closer to a visually prominent ridgeline
than 150 feet measured horizontally on a topographic map or
50 feet measured vertically on a cross section, whichever
is more restrictive.
6. Lot padding is limited to the boundaries of the structure 's
foundation and a usable rear yard area (residential only)
of 15 feet adjacent to and between the structure and top or
toe of slope. If it is physically unfeasible to design a
reasonable usable yard area due to conflict with other
grading standards, then other forms of usable open space
should be considered such as: decks, patios, balconies, or
other similar forms of built structures designed to fit the
natural topography.
7. No finished slopes greater than 50 percent (2:1) may be
created except beneath the enclosed envelope of a structure
where the maximum created slope is limited to 67 percent
(1-1/2:1) or less.
8. Slopes within City-maintained landscape easements shall not
exceed a maximum grade of 3:1 or 33 1/3 percent.
9. Fill shall not exceed a depth of 5 feet at any point except
where the Planning Commission determines that unusual topo-
graphy, soil conditions, previous grading, or other unusual
circumstances, indicate that such grading would be reason-
able and necessary.
10. Retaining walls are limited to:
(a) One upslope (from the structure) not to exceed 4 feet
in height. Otherwise, terraced retaining structures
shall be utilized which are separated by a minimum of
3 feet and appropriate landscaping.
THIS NOT THIS
]4'+
Ordinance No. 416
Page 55
(b) One downslope from the structure not to exceed 3 1/2
feet in height. Where an additional retained portion
is necessary due to unusual or extreme conditions,
(such as lot configuration, steep slope, or road
design) then the use of terraced retaining structures
shall be considered on an individual lot basis.
Terraced walls shall not exceed 3 feet in height and
shall be separated by a minimum of 3 feet and appro-
priate landscaping. Terracing is not to be used as a
typical solution within a development.
(c) On lots sloping with the street, and other configura-
tions not discussed above, one retaining wall, not to
exceed 3 1/2 feet in height may be used in a side yard
where necessary (also see roadway).
(d) Walls which are an integral part of the structure may
exceed 8 feet in height; however, their visual impact
shall be mitigated through contour grading and land-
scape techniques.
11. Cut or fill slopes shall not exceed 8 feet in height at
perimeters of the site or elsewhere without the use of
walls, terracing and other mitigating measures, such as
contour grading or landscape buffering, and then only as
approved by the Planning Commission after conclusive demon-
stration that such cut or fill heights will not adversely
affect adjacent properties, views, landforms, or other
significant considerations not speci fical ly discussed here,
and that they are absolutely required to accomplish land
development under extreme or unusual circumstances .and
conditions.
H. Drainage.
1. Debris basins and energy dissipating devices shall be
provided, where necessary, to reduce erosion when grading
is undertaken in the hillside areas. Natural drainage
courses shall be protected from grading activity. In
.instances where crossing is required, a natural crossing
and bank protection shall be preferred over steel and
concrete systems. Where brow ditches are required, they
shall be naturalized with plant materials and native rocks.
2. Building and grading permits shall not be issued for con-
struction on any site without an approved location for
disposal of run-off waters, including, but not limited to,
such facilities as a drainage channel, public street or
alley, or private drainage easement, which are not ade-
quately protected from off-site drainage.
Ordinance No. 416
Page 56
3. The use of cross lot drainage shall be minimized. In
situations where this is not possible using conventional
design, optional techniques including, but not limited to,
single loaded streets and reduced densities shall be
considered. Extensive use of cross lot drainage shall be
subject to Planning Commission review and may be considered
only after demonstration that this method will not
adversely affect the proposed lots or adjacent properties,
and that it is absolutely required in order to minimize the
amount of grading which would result with conventional
drainage practices.
4. Where cross lot drainage is utilized, the following shall
apply:
{a} Project interiors - One lot may drain across one other
lot if an easement is provided within either an
improved, open V-swale gutter which has a naturalized
appearance, or within a closed drainage pipe which
shall be a minimum 12 inches in diameter. In both
cases, an integral wall shall be constructed. This
drainage shall be conveyed to either a public street
or to a drainage easement. If drainage is conveyed to
a private easement, it shall be maintained by a home-
owners' association; otherwise, the drainage shall be
conveyed to a public easement such as a public alley,
paseo, or trail. The easement width shall be deter-
mined on an individual basis and shall be dependent on
appropriate hydrologic studies and access require-
ment s.
Both wall and drainage device to be constructed
with the subdivision and not left for individual
homeowners to complete
Width as determined by
appropriate hydrologic studies
"'" '" "" ': I ~t .~'~ I ~
· o:L"'/Y:te open channel with
naturalized appearance or
underground pipe both with
integral wall
Ordinance No. 416
Page 57
(b) Project boundaries - On-site drainage shall be
conveyed in an improved open V-swale gutter, which has
a naturalized appearance, or within an underground
pipe in either a private drainage easement, which is
to be maintained by a homeowners' association, or it
shall be conveyed in a public easement such as a
public alley, paseo, or trail The easement width
shall be determined on an individual basis and shall
be dependent on appropriate hydrologic studies and
access requirements.
.=
~ Residential lots
Width as determined
Open channel should
have a natural appropriate by
appearance hydrologic studies Either public or private
landscaped pedestrian
paaeo/trail/alley easement
Ordinance No. 416
Page 58
Easement width
A A
W +
W1 W2 W3
Wl =as required for maintainance and access (12' rain)
W2 =as required to convey drainage
W3 =slope width
W =Total easement width
I. Public Safety.
The following Public Safety concerns should be addressed:
1. Require adequate water supply and pressure for all proposed
development in accordance with the Fire Division's
Standards;
2. A permanent fuel modification area may be required around
development projects, or portions thereof, that are adja-
cent or exposed to hazardous fire areas for the purpose of
fire protection. The recommended width of the fuel modifi-
cation area shall be based on applicable building and fire
codes and a Fire Hazard Analysis Study developed by the
Fire Division.
The width of the fuel modification area shall be determined
based upon:
(a) The natural ungraded slope of the land within the
project and in the areas adjacent to the project; and,
(b) Fuel loading; and,
(c) Access to the project and access directly to the fuel
modified area; and,
Ordinance No. 416
Page 59
3. Adequate provisions shall be made for the continual
maintenance of such areas, and where feasible, such areas
shall be designated as common open space rather than
private open space.
4. Fuel modification areas shall also incorporate soil erosion
and sediment control measures to alleviate permanent
scarring and accelerated erosion.
5. The Fire Chief may require brush, vegetation, or debris to
be removed and cleared within 10 feet on each side of every
roadway and access drive, and may enter upon private
property to do so. This section shall not apply to single
specimens of trees, ornamental shrubbery, or cultivated
ground cover such as green grass, ivy, succulents, or
similar plants used as ground covers, provided they do not
form a means of readily transmitting fire. As used in this
section, "roadway" means that portion of a highway or
private street improved or ordinarily used for vehicular
travel.
6. If the Fire Chief determines in any specific case that
difficult terrain, danger of erosion, or other unusual
circumstances make strict compliance with the clearance of
vegetation undesirable or impractical, he may suspend
enforcement thereof and require reasonable alternative
measures designed to advance the purposes of this article.
7. In the event that abatement is not performed as required in
Subsection 5 of this section, the Executive Body may
instruct the Chief to give notice to the owner of the
property upon which said condition exists to correct such
prohibited condition; and if the owner fails to correct
such condition, the Executive Body may cause the same to be
done and make the expense of such correction a lien on the
property upon which said conditions exist.
8. Restrict structures and facilities from geologically
hazardous areas.
9. Require special construction features in the design of
structures where site investigations confirm potential
geologic hazards.
10. The Friant Escondido and Ramona/Arlington soil associations
are not suitable for on-site wastewater disposal.
Development not on public sewers within areas generally
defined as being either of these associations shall be
permitted only after site specific investigations have been
conducted that demonstrate the soils are suitable and the
disposal of wastewater will not degrade the subsurface
water quality.
Ordinance No. 416
Page 60
11. The Tujunga-Delhi soil association may have soil bearing
capabilities that could limit some development. Structures
proposed on this soil type should be permitted only after a
site specific investigation has been performed that
indicates the soils can adequately support the weight of
the structure.
12. For all development within the Alquist-Priolo or City-
adopted "Special Study Zone", a statement shall be included
on every deed, for each lot or parcel, which informs the
prospective owner of the potential for seismic activity and
the potential hazard.
17.24.080. Density. Slope density regulations which correlate
intensity of development to steepness of terrain will be used to
minimize grading, removal of vegetation, land instability, and fire
hazards. The total allowable residential dwelling units shall be
calculated based on the total (buildable) land area within each slope
category multiplied by the capacity factor for each to the slope
c a tego ry.
A. Calculation of density. The maximum number of units that may be
permitted in a proposed development shall be determined by
multiplying that area of land in each "slope category" by the
"capacity factor" shown in the following table, taking the
products of these calculations converted to square feet, and
dividing this figure by the required site area unit in square
feet prescribed in the underlying zoning district (except the
Hillside Residential District where there is no minimum lot size
required). In the Hillside Residential District, the allowable
amount of buildable area resulting from the Capacity FaCtor
calculation will constitute the adjusted net buildable area.
B. Land Capability Schedule.
Adusted Net
*Buildable Area Capacity Buildable Area
Slope Category in square feet Factor (square feet)
Under 10 percent X 1.00 =
10-14.9 percent X 0.75 =
15-19.9 percent X 0.50 =
20-24.9 percent X 0.25 =
25-29.9 percent X 0.025 =
30+ percent X 0.0 =
Divided Permitted
by minimum number of
lot size units
Ordinance No. 416
Page 61
requirement
of under-
lying zoning
district except
in Hill-side
Residential
* Buildable area is a contiguous area of the lot which is less
than 30 percent in natural slope, or in the area determined,
through environmental studies and investigation, as buildable.
C. ..Exceptions. The following land areas, meeting any or all of the
following criteria, shall not be included in the calculation of
total allowable dwelling units:
1. All land areas, regardless of slope, which will be subject
to inundation during a lO0-year storm after development has
occurred.
2. All land which is in a geologic hazard zone, as defined in
the safety element of the General Plan of the City of
Rancho Cucamonga, and for which no feasible mitigation
measures are proposed.
3. All land area which lies within a federally recognized blue
line stream, or contains significant riparian or stream bed
environs.
17.24.090. Transfer of Dwellinq Unit Allocations.
A. Purpose. The purpose of "transfer of dwelling unit allocations"
is to provide a procedure whereby the potential development of
an area which stands to suffer adverse environmental impacts can
be credited and then transferred to another more appropriate
area in order to preserve the character and identity of the
former area.
B. Definitions.
DONOR PARCEL - Parcel from which development cred its are
transferred.
RECEIVER PARCEL - Parcel to which development credits are
transferred.
DEVELOPMENT CREDIT - A development credit is a potential
entitlement to construct one dwelling in a designated cluster
area which can only be exercised when the development credit has
been transferred pursuant to the provisions of this section from
a donor to a receiver parcel and other requirements of law are
ful fil 1 ed.
Ordinance No. 416
Page 62
The allocation of dwelling units may be transferred from one
parcel (donor) to another parcel (receiver) within a project
site, or, from a project site (donor) to adjacent properties
(receiver), if conditions are applicable, when the development
of the subject site would cause adverse impacts. The develop-
ment per donor site/parcel shall be calculated according to the
"Calculation of Density" table and the result transferred to a
predetermined receiver site/parcel.
The transfer of development credits is subject to a Development
Agreement (DA) and/or any other appropriate legal agreement, as
well as a Specific Plan and General Plan Amendment (GPA). The
application shall designate both the donor and receiver parcels
as part of the subject property. The Development Agreement, or
any other appropriate agreement, shall be used to ensure t'~e
appropriate legal direction for completion of specific condi-
tions and encourages public and private partnership. A Specific
Plan and General Plan Amendment shall be used to determine the
compatibility of the proposed land use to surrounding land use
designations and the appropriate distribution of land uses
within the plan boundaries and allows the designation of the
donor parcel as open space, exhausting its development credits.
In addition, a Specific Plan requires large-scale master plann-
ing and discourages incremental, piecemeal development.
The transfer of development credits may be authorized when the
Planning Commission finds that the receiver parcel has suffi-
cient area to accommodate development otherwise permitted under
City Development Districts plus the development credits to be
transferred, and that such total development meets all of the
applicable requirements of the City's General Plan and all
provisions of this section.
C. Provisions.
1. When development credits are transferred, all such credits
are thereafter depleted with regard to the donor parcel.
Excess development credits of that donor parcel which are
not initially transferred to a receiver parcel may be
subsequently transferred to another receiver parcel in
accordance with the provisions of this section.
2. The number of development credits which may be transferred
shall not exceed the number of dwelling units determined
for the donor parcel through applying established slope
density standards and through preliminary site review to
determine the actual number of units which could be
developed on the donor parcel, subject to provisions
contained within this section.
Ordinance No. 416
Page 63
3. Approval of development credit transfers must be based on
findings that this procedure is consistent with the General
Plan and provides for the long-term maintenance of the
property as open space. Analysis of the eventual mainte-
nance of the open space shall be based upon the City's
estimated annual cost for maintenance and liability for the
land and for provisions thereof.
4. The donor parcel, after development cred its have been
depleted, shall be kept essentially in a natural condi-
tion. However, the City may, pursuant to a Conditional Use
Permit, authorize the following uses if it deems they are
compatible with maintaining the natural condition of the
property and are consistent with the General Plan:
(a) Watershed, and/or trails.
(b) The growing of crops and fruits.
(c) Low intensity recreation.
(d) Other similar uses.
(e) Accessory uses necessary to support the foregoing
uses.
5. Land from which development .credits have been transferred
shall be recorded as open space through the process of a
Specific Plan and a General Plan Amendment to ensure that
such land remains as open space in perpetuity.
6. A parcel from which development credits have been trans-
ferred shall not be considered as "common open space"
unless such parcel is transferred in fee to the receiver
parcel.
7. The maximum number of dwelling units permitted on a parcel
receiving development credits shall not exceed the sum
total determined by applying the established slope density
standard to the receiving parcel and adding the number of
development credits transferred as outlined in Section
17.24.090. C .2.
SECTION 7: The City Council declares that, should any provision,
section, paragraph, sentence or word of this Ordinance be rendered or declared
invalid by any final court action in a court of competent jurisdiction, or by
reason of any preemptive legislation, the remaining provisions, sections,
paragraphs, sentences, and words of this Ordinance shall remain in full force
and effect.
SECTION 8: The Mayor shall sign this Ordinance and the City Clerk
shall cause the same to be published within fifteen (15) days after its
passage at least once in The Daily Report, a newspaper of general circulation
published in the City of Ontario, California, and circulated in the City of
Rancho Cucamonga, California.
Ordinance No. 416
Page 64
PASSED, APPROVED, and ADOPTED this 7th day of February, 1990.
AYES: Alexander, Brown, Buquet, Stout, Wright
NOES: None
ABSENT: None ~)~./j~ ,~'~_~. ~'~ ~.
Dennis L. Stout, Mayor
ATTEST:
D~b'~ 'J. A'd2~T City Clerk
I, DEBRA J. ADAMS, CITY CLERK of the City of Rancho Cucamonga,
California, do hereby certify that the foregoing Ordinance was introduced at a
regular meeting of the Council of the City of Rancho Cucamonga held on the
17th day of January, 1990, and was finally passed at a regular meeting of the
City Council of the City of Rancho Cucamonga held on the 7th day of February,
1990.
Executed this 8th day of February, 1990 at Rancho Cucamonga,
Cal i fornia.
D'~bra J. A~s, City Clerk