Determined by Appendix F of the General Plan based upon slope density standards described therein.

Density credits derived from application of a slope density formula to a lot or a group of lots may not be transferred to property outside any approved subdivision or parcel map boundary.

Lot area shall correspond to the number (multiplied by one thousand square feet) following the RHS zoning symbol.

Examples:

RHS-20: Minimum lot size of 20,000 square feet (20 * 1,000 s.f.)

RHS-120: Minimum lot size of 120,000 square feet (120 * 1,000 s.f.)

RHS-218: Minimum lot size of 218,000 square feet (218 * 1,000 s.f.)

Minimum lot area shall be in accordance with Appendix F of the General Plan, unless clustered in accordance with Section 18.52.030 (Hillside Subdivisions). The minimum lot area shall be 10,000 square feet for each unit in a clustered subdivision.

Lot size zoning designation shall be assigned at time of subdivision for properties not subdivided pursuant to Government Code Section 64411.7.

a. Each resulting lot shall be at least 40% of the size of the original lot being split.
b. No side or rear setbacks shall be required for an existing structure or for a structure constructed in the same location and to the same dimensions as an existing structure.

70 feet at front setback line.
No minimum lot width for lots served by private driveway and which do not adjoin a public street.

A Hillside Exception shall be obtained to construct structures or improvements on existing vacant legal lots, except where prohibited by Government Code Section 65852.21.

a. Cumulative total of 2,500 cubic yards, cut plus fill.
Includes: grading for building pad, yard areas, driveway and all other areas requiring grading.
Excludes: basements

b. All cut and fill shall be rounded to contour with natural contours and planted with landscaping which meets the requirements in Section 19.40.050 F.

c. In all cases, the following shall apply:

i. Changes in grade elevation shall be limited to the minimum extent necessary to ensure adequate drainage and access as demonstrated by a grading and drainage plan prepared by a registered civil engineer.

ii. Split level designs shall be used to avoid additional changes in grade elevation.

iii. Unless otherwise required by the City Engineer, spoils shall be balanced on site and shall match the existing grading and drainage pattern of the site.

iv. Unless required by the City Engineer, development shall not result in a finished floor more than 36 inches above finished grade.

a. Shall be limited to within 50 feet of the building pad area, unless additional grading is required for emergency access, as determined by the Fire Department, or for utilities, as determined by the applicable service provider or the City Engineer.

Grading quantities shall be divided equally among the participating lots.
E.g., two lots sharing a driveway shall divide the driveway grading quantity in half. The divided share will be charged against the grading quantity allowed for that lot development.

a. Limited to a maximum of 2,500 square feet, excluding driveways.

b. For a two-lot subdivision, limited to a maximum of 1,250 square feet per lot, excluding driveways, except as further limited by subsection (I).

A licensed landscape architect shall review grading plans and shall, in consultation with the applicant and the City Engineer, submit a plan to prevent soil erosion and to screen cut and fill slopes.

Shall be prepared by a licensed landscape architect to:

a. Screen the residential structures to the greatest possible extent from the following prominent intersections.

No more than 50% of the visible wall face surface area shall be visible from the following prominent intersections:

i. Foothill Boulevard and Cristo Rey Drive

ii. Foothill Boulevard and Alpine Way

iii. Bellevue and Carmen Road

iv. Linda Vista Drive and Hyannisport Ave

v. Hyannisport Ave and Bubb Road

vi. Rainbow Ave and Weymoth Drive.

A visual simulation from each of the intersections above shall be provided to indicate compliance.

a. Reintroduce trees on barren slopes which were denuded by prior agricultural activities.

b. Must comply with Chapter 14.15, Landscaping Ordinance and Wildland Urban Interface Fire Area (WUIFA) requirements.

c. At least 50% of the front yard area shall be landscaped (i.e., not hardscaped)

Must be installed prior to final occupancy unless it is not practicable. If not installed, the applicant shall post a bond, cash or other security to cover the cost of installation within an 18-month period from occupancy.

All such landscape areas shall be properly maintained in conformance with the requirements of Chapter 14.15, Landscape Ordinance.

Should be integrated into the site design to the greatest extent possible.

Any watercourse identified in Figure 6-G in the City’s General Plan and its existing riparian vegetation must be shown on all development plans.

The setback shall be measured from the top of bank of the watercourses or from existing riparian vegetation, whichever is greater. The setback from riparian vegetation will be measured from the drip line perimeter.
All new development, including structures, grading and clearing, must be set back as follows.

Shall not disrupt a 15% site line from a prominent ridge as identified in Appendix A. The fifteen percent site line shall be measured from the top of ridge at the closest point from the structure.

a. Shall not further encroach into the site line. For example, the addition may not add height or bulk which may increase the disruption to the fifteen percent ridgeline site line.

Additions to existing structures within the 15% site line of prominent ridgeline If (1) and (2) above are not practicable, alternatives may be considered through the exception process, provided that no discretionary exemption process is allowed for projects seeking approval under Government Code Section 65852.21.

a. Hillside Exception required for all grading, structures, and other development > 500 square feet.

b. If the lots developed or created pursuant to Government Code Sections 64411.7 and 65852.21 have no areas with slopes less than 30% that can accommodate up to two units of 800 square feet each, grading for building pads for structures is limited to 800 square feet.

a. Site plan must identify trail linkages as shown in the General Plan Trail Plan, on and adjacent to the site.

b. If a trail linkage is identified across a property being developed, development shall not take place within that area unless approved through the exception process.

c. For lots adjoining Public Open Spaces, driveways and buildings shall be located as far as feasible from the Public Open Space and designed in a manner to minimize impacts on the Public Open Space.

It is not the responsibility of City Government to ensure the privacy protection of the building permit applicant or owners of surrounding properties that may be affected by the structure under construction. However, the Director of Community Development may confer with the building permit applicant to discuss alternate means of preventing privacy intrusion and preserving views.

1. Maximum Allowable Development

a. Except as otherwise provided herein, a ministerially approved housing development project approved pursuant to this Section shall not exceed 800 square feet per unit.

b. Notwithstanding Paragraph (a), a ministerially approved housing development approved pursuant to this Section may have a floor area as calculated in subsection (c) below, if it complies with the requirements of this Section; provided, however, that if the housing development is on a parcel created by a ministerial lot split under Chapter 18.20.170, the maximum allowable floor area for the original lot shall be allocated to each resulting lot equal to the proportionate size of each resulting lot to the original lot.

c. For projects not subject to ministerial approval under Paragraph (a) or (b), maximum allowable development shall be the lesser of:

i. 6,500 square feet; or

ii. For lots with a net lot area of less than 10,000 square feet, 45% of the net lot area times the slope adjustment factor pursuant to Section 19.40.060(A)(2)*; or
*Formula = (0.45 x Net lot area) x (Slope adjustment factor)

iii. For lots with a net lot area of greater than or equal to 10,000 square feet, 4,500 square feet plus 59.59 square feet for every 1,000 square feet over 10,000 square of net lot area, times the slope adjustment factor pursuant to Section 19.40.060(A)(2)**

**Formula = ((4,500 + ((Net Lot Area - 10000)/1000)) (59.59)) x (Slope Adjustment Factor)

2. Adjustment Factor based on Average Slope of Net Lot Area

b. Average slope between 10% and 30%

A reduction in allowable floor area by one and one-half percent (1.5%) for each percent of slope over 10%.
Slope adjustment factor =
(1-(1.5 x (average slope of net lot area - 0.1))

3. Additional Regulations for Lots Within Clustered Subdivisions where Land is Reserved for Common Open Space

1. Front-yard

a. Slope < 20%

Driveway and garage must be designed to enable vehicles to park off-street

b. Slope > 20%

2. Side-yard

a. Interior Side

b. Street Side on Corner Lot

c. Lots developed pursuant to Government Code Section 65852.21

3. Rear-yard

a. Lots developed pursuant to Government Code Section 65852.21

1. Front Yard

2. Side Yard

3. Rear Yard

1. Second Story Downhill Facing Wall Plane Offset

1. Average of 7 feet 6 inches for 75% of the second story downhill facing wall plane shall be setback and
2. Not less than a five feet offset.
3. The remaining 25% may not extend past (cantilever over) the first story wall plane.

1. Offset may be measured from the outside perimeter of first-story roofed porches.
2. Roof of the porch must match, in pitch and style, the roof of the main structure.
3. Porch must be at least 5 feet in width and extend the length of the wall on which it is located to be a qualifying offset feature.

2. Maximum Exposed Wall Height on Downhill Elevation

3. Maximum Height of Retaining Walls Facing Downhill

1. For ministerial projects, the maximum height of retaining walls facing downhill slopes shall be five feet, unless placed behind a dwelling unit or other similar structure and shall not be visible from the public right of way, prominent intersections listed in Section 19.40.050(F)(1), nor face an adjacent property. In all cases, retaining walls shall be screened with landscaping.
2. For discretionary projects, the maximum height of retaining walls facing downhill slopes may be variable but every effort shall be made to stagger retaining walls to maintain heights at five feet or less. Retaining walls shall be screened with landscaping. Retaining walls taller than five feet visible from the public right of way, prominent intersections listed in Section 19.40.050(F)(1), or to adjacent properties shall additionally be faced with architectural materials such as stucco, stone, etc.

1. Extension of a Legal Non-conforming Wall Plane for structures not located within a prominent ridgeline site line

1. Where a building legally constructed according to existing first floor yard and setback regulations at the time of construction encroaches upon present required first floor setbacks, one encroaching side of the existing structure may be extended along existing building lines.
2. Only one such extension shall be permitted for the life of the building.
3. Encroachments into a required yard which are the result of the granting of a variance may not be further extended.
4. Further encroachment into a required setback is not allowed. I.e., a non-conforming setback may not be further reduced.
5. In no case shall any wall plane of a first-story addition be placed closer than three feet to any property line.

2. Architectural Features

1. May extend into a required yard a distance not exceeding three feet.
2. No architectural feature, or combination thereof, whether a portion of a principal or accessory structure, may extend closer than three feet to any property line.
3. Second story decks or balconies may not further encroach into a required setback than allowed in Subsection D.

1. As allowed by Chapter 19.100, Accessory Buildings/Structures
2. Lots created and developed with two units pursuant to Government Code Sections 64411.7 and 65852.21 may not develop an Accessory Dwelling Unit or Junior Accessory Dwelling Unit.
3. Air conditioning units and similar mechanical equipment such as generators, sump pumps, heating, and ventilation equipment shall be ground-mounted and screened from public view or underground, and shall meet accessory structure setbacks and adhere to the requirements of Chapter 10.48 of the Municipal Code.

1. Building and Roof Forms

2. Colors

3. Outdoor Lighting

4. Garages

All projects shall strive to attain, except that ministerially approved projects shall attain, the following standards:

1. No more than 50% of the façade visible from the right of way shall comprise the garage.
2. A two car garage face shall not exceed 24 feet in width and a one car garage face shall not exceed 12 feet in width.
3. Garages visible from the right of way shall be setback a minimum of two feet from the livable areas of the home except if only the garage and/or the entrance to the home, and no other livable portions of the home, are accessible from the street level.
4. Third car spaces shall be provided in tandem or shall be provided in a detached accessory structure.
5. All garage doors shall be recessed a minimum of six (6) inches from the surrounding building wall and shall include trim of at least one and a half (1.5) inches in depth.
6. Where the garage door faces the side yard, but the garage itself is visible from the street, the garage shall incorporate a window on the street front facade so that it appears to be a habitable portion of the house. The window style must be the same as the windows on the habitable dwelling unit(s).
7. Garage doors for no more than two car spaces shall be visible from the public right of way.

5. Entry Features

All projects shall strive to attain, except that ministerially approved projects shall attain, the following standards:

1. Only one entry feature shall be permitted per structure and only one entry feature shall be visible from the public street.
2. Duplexes shall have entrances to each unit on different building frontages.
3. Entry features shall be limited to 14 feet in height from the natural grade to the top of wall plate.

6. Uncovered/ exterior staircases

7. Basements

8. Architectural Features

9. Gable and Dutch Gable Ends

10. Accent Materials

1. Stone veneer or accent materials used as a wainscot on a street facing façade shall be wrapped around to the side façade and end at a logical terminus, such as a fence line or a chimney.
2. Stone veneer or any other siding material wrapped on columns shall terminate at the floor or ground, as applicable.

11. Private Open Space

12. Refuse, recycling, and other containers

1. A minimum of an 8 foot by 3 foot space per unit, not visible from the street, shall be provided in an interior yard, behind a fence.
2. This area shall not be concurrent with any emergency access pathway required by the Fire Department.

1. Applicability

A geological report prepared by a certified engineering geologist and a soils report prepared by a registered civil engineer qualified in soils mechanics by the State shall be submitted prior to issuance of permits for construction of any building or structure which:

1. Is located on property in an RHS zoning district which has been designated by the General Plan to be within a geological hazard area; and
2. Where an addition, alteration or repair of an existing building or structure include at least one of the following:
   1. The improvements include increasing the occupancy capacity of the dwelling such as adding a bedroom or Accessory Dwelling unit, or
   2. The cost of the completed addition, alteration or repairs will, during any period of twelve months, exceed twenty-five percent of the value of the existing improvements as determined by the Building Official based on current per foot value of the proposed structure to the existing structure’s value on a parcel of property. For the purposes of this section, the value of existing improvements shall be deemed to be the estimated cost to rebuild the improvements in kind, which value shall be determined by the Building Official.

2. Content of Reports

These reports shall contain, in addition to the requirements of Chapter 16.12 of this code, the following:

1. All pertinent data, interpretations and evaluations, based upon the most current professionally recognized soils and geologic data;
2. The significance of the interpretations and evaluations with respect to the actual development or implementation of the intended land use through identification of any significant geologic problems, critically expansive soils or other unstable soil conditions which if not corrected may lead to structural damage or aggravation of these geologic problems both on-and off-site;
3. Recommendations for corrective measures deemed necessary to prevent or significantly mitigate potential damages to the proposed project and adjacent properties or to otherwise insure safe development of the property;
4. Recommendations for additional investigations that should be made to insure safe development of the property;
5. Any other information deemed appropriate by the City Engineer.

3. Incorporation of Recommend-ations

1. Pavement Width and Design

2. Reciprocal Ingress/Egress Easement and Reciprocal Maintenance Agreement

The property owner for a lot served by a private road or common driveway shall, prior to issuance of building permits, record an appropriate deed restriction guaranteeing the following, to adjoining property owners who utilize the private road or common driveway for the primary access to their lot(s):

1. Reciprocal ingress/egress easement, and
2. Participation in a reciprocal maintenance agreement.