Highland City Zoning Code

Shall not exceed 1,000 square feet in area, or more than 20 feet in height, or project closer than five feet to an interior side, street side, or rear lot line; provided, that the canopies/patio cover is no higher than the main structure.

Shall be entirely open on at least three sides excluding the necessary supporting columns, except that a roof connecting a main building and an accessory building shall be open on two sides. Construction, projections, openings and penetrations of exterior walls of dwellings and accessory structures shall comply with separation requirements and opening protections as set forth in the California Building Code.

A staff review permit, approved by the planning commission, is required before issuing building permits for canopies or patio covers that exceed the maximum size specified above. This permit is a one-time approval and will remain valid for the lifetime of the structure.

Findings. Prior to acting upon an application for a special use permit for a detached carport, private garage, or other detached accessory structure, the reviewing authority shall find that all of the following are true:

A detached accessory structure may be located within an interior side yard or rear yard; provided, that when such a structure is located closer than five feet to an interior side or rear lot line, one-hour fire walls shall be installed on the side or sides located within the setback. In no case shall an accessory structure be located closer than one foot from the property line.

Accessory buildings shall have a maximum height of 20 feet and shall not exceed 1,000 square feet; provided, however, that the accessory building is no higher than the main structure.

Accessory buildings shall be located at least 10 feet from any other building.

A staff review permit, approved by the planning commission, is required before issuing building permits for accessory buildings that exceed the maximum size specified above. This permit is a one-time approval and will remain valid for the lifetime of the structure.

All roof screens must be solid and continuous. Equipment must be covered by continuous grills or louvers.

Roof screens shall be sheathed in a matching or complementary material to the exterior building material and may include metal panels, aluminum, copper, ceramic tile, or other surface as approved by the community development department.

Mechanical plants and distribution networks shall be centrally located and contained within efficient roof-top penthouses.

Lots obtain access from a cul-de-sac exceeding 600 feet in length; or

The development or subdivision lies more than 600 feet from a publicly maintained road, unless these requirements are waived or modified by the city engineer, and except as specified below;

Within the fire safety review area secondary or alternative access shall be provided for all new development whenever:

There is adequate provision for their construction and continuous maintenance;

The access and parking needs of the occupants of the development will be adequately served;

The construction, use, and maintenance of private streets will not be detrimental to the public health, safety and general welfare;

Occupants of the development are better served by private streets;

The type of development proposed is typically served by private streets.

Common area items, including, but not limited to, the roof, plumbing, heating, air-conditioning, and electrical systems, shall be maintained by the sponsor of the conversion or the developer in good condition until one year elapses from the date of the sale of the last individual unit sold.

Additional items to be provided or installed within individual units by the subdivider, including, but not limited to, appliances, fixtures, and facilities and their maintenance for a period of one year from the date of close of escrow of each individual unit.

Adequate provisions for maintenance, repair, and upkeep of common areas.

Provisions, that in the event of destruction, reconstruction shall be in accordance with codes in effect at the time of such reconstruction.

Provisions for dedication of land or establishment of easements for street widening or other public purpose.

Tenants have received a tenant's notice of intent to convert pursuant to the provisions of California Government Code Section 66427.1 (Subdivision Map Act) prior to filing a notice of pending application to convert with the community development director. Such notice shall be given by the applicant, and shall contain information as to tenant's rights under state and local regulations.

A notice of pending application to convert has been filed with the community development director prior to the filing of a tentative subdivision map and conditional use permit application. The notice shall include a copy of the tenant's notice of intent to convert and a building condition and history report prepared by a building inspection service or similar agency acceptable to the building official and fire department. The report shall contain information set forth on forms to be provided by the community development director, including, but not limited to: date of construction, a list of all repairs and renovations to be made, an analysis of building conditions and violations of housing, fire, or building codes, a listing of the proposed improvements to be carried out and an estimated time schedule, the present rent schedule including type and length of tenancy, the estimated prices of the converted units and/or lots, and a copy of the proposed CC and Rs, and a tenant relocation assistance plan indicating the number of tenants interested in purchasing or relocating and detailed plans for assisting in the relocation of tenants. The subdivider shall furnish each prospective buyer with a copy of this report together with the CC and Rs.

The community development department shall prepare and deliver to the applicant a staff report including a staff recommendation for approval or denial, a listing of conditions or requirements recommended as a basis for approval, and supportive reasons or justifications for such recommendations.

Tenants shall be notified by the subdivider in writing of all public hearings in connection with an application for conversion, and all tenants subsequent to the initial notice of intent shall be notified in writing of the pending conversion prior to occupancy.

The structural, electrical, fire, and life safety systems of the applicable structures and/or common structures are in a condition of good repair and maintenance, including such alterations or repairs as are required by the building official prior to the sale of the units.

Residential and/or common structures shall have plumbing in sound condition, insulation of all water heaters, and pipes for circulated hot water where feasible. Individual gas and electrical meters shall be provided (except in such cases where individual metering is clearly inadvisable or impractical), adequate and protected trash areas, and all other requirements as may be imposed as a condition of approval.

Written notice shall have been given to all residential tenants not less than one year from the date of tentative approval.

The conversion is consistent with the general plan;

The vacancy factor of rental housing units in the city exceeds three percent of the total rental housing inventory. Existing rental units may be approved for conversion regardless of the vacancy factor if the planning commission determines that a new rental unit has or will be added to the city's housing inventory for each rental unit removed through conversion; and

The subdivider has complied with all other requirements and conditions as may be imposed by the planning commission.

Streets crossing improved channels shall be provided with culverts of adequate size to permit passage of the channel design flow or such other type of crossing as approved by the appropriate flood control agency and the city engineer.

When a subdivision or other residential, commercial, or industrial development changes, concentrates or increases the natural flow of surface water onto adjacent property, one of the following shall be required:

That the subdivision and/or development of land within the plan area will require construction of the facilities described in the plan.

That the drainage fees are fairly apportioned within the local drainage area on the basis of benefits conferred on property proposed for subdivision or development, or on the need for local drainage facilities created by the proposed subdivision and development of other properties within the adopted drainage area.

If the subdivider or developer elects to have payment made at the time of issuance of a grading or building permit, the recorded final map, parcel map, certificate of compliance evidencing the waiver of the filing of a parcel map, or equivalent document if a subdivision is not involved, shall specifically state that payment of a drainage fee is required to be paid prior to issuance of a grading permit or building permit. In addition, a separate instrument shall be recorded by the subdivider or developer in the office of the county recorder, at the time of the filing of the final map, parcel map, or certificate of compliance evidencing the waiver of the parcel map, or equivalent document if a subdivision is not involved, which gives notice that a drainage fee is required to be paid by any person that owns such parcels prior to issuance of a grading or building permit.

If the drainage fee is paid at the time of the filing of the final map, parcel map, certificate of compliance evidencing the waiver of the parcel map, or equivalent document if a subdivision is not involved, it shall be paid to the city engineer. If the drainage fee is paid at the time of issuance of a grading or building permit, it shall be paid to the building official. All fees that are collected shall therefrom be deposited into a local drainage facilities fund maintained by the city. A separate fund shall be established by the city for each adopted local drainage area. Money in such funds shall be expended for construction or reimbursement for construction, including the acquisition of right-of-way necessary for construction of the drainage facilities serving the drainage area for which the fees are collected, or to reimburse the city for the cost of engineering and administrative services to design, construct and acquire any necessary right-of-way for the facilities.

The operation of searchlights for advertising purposes; and

The illumination of outdoor public recreational facilities, unless a specific recreational activity requiring the lighting is already in progress. All lighting shall be on a time clock or photo-sensor system. Security lighting shall be provided.

Lighting shall be activated by motion sensors.

Lights shall be installed a minimum of eight feet above grade and shall be hard-wired into the electrical power source.

Lights shall be shielded and directed away from surrounding residential uses and shall not blink, oscillate or be of unusually high intensity.

The design of the mobilehome unit shall be similar in character and appearance to other dwellings in the immediate vicinity relative to design features including but not limited to unit size, roof overhangs, roof materials, roof pitch, and exterior materials.

All building setbacks, parking, coverage, height, and sign requirements of the base district shall apply.

Disapproval of a final map, if a final map is required;

Withdrawal of a final map, if a final is required; or

Withdrawal of the application for the development permit by the applicant.

Full street improvements and utility connections including, but not limited to, curbs, gutters, relocation or undergrounding of existing public utility facilities, street paving, traffic control devices, street trees, and sidewalks to the dedicated land.

Block wall fencing along the property lines of the subdivision which are contiguous to the park.

Improve the drainage through the park site.

Minimal physical improvements, not including recreational facilities, building or equipment, which the community development director determines are necessary for acceptance of the land for park and recreational purposes.

Access to the park and recreational facilities from an existing or proposed public street, unless the community development director determines that such access is unnecessary for maintenance of the park areas or use of the park by the residents of the area.

Grading and drainage improvements, and irrigation and planting improvements as required by this title. All land to be dedicated and improvements to be made shall be approved by the city prior to the approval or disapproval of a subdivision by the city.

No grading, drainage, irrigation, planting, street or utility improvements required under this subsection shall be eligible for a credit against the land to be dedicated or fees paid under the provisions of this chapter.

Whenever a fee is to be paid in lieu of the dedication of land, the following provisions shall apply:

Land which has been dedicated and accepted by the city may be sold by the city if the subdivider or developer has not begun substantial construction on the subdivision or development within two years after recordation of the final map, or equivalent final project approval if a subdivision is not involved, and the city determines that another site would be more suitable for park or recreational facilities. The proceeds from the sale of the dedicated land must be used for the purchase or improvement of the more suitable site.

All fees collected pursuant to this subsection shall be committed by the city to develop park or recreation facilities to serve residents of the subdivision or other residential development if a subdivision is not involved. Such commitment shall be made within five years after receipt of the fees or five years after the issuance of building permits on one-half of the lots created by the subdivision, or other residential development if a subdivision is not involved, whichever occurs later. If the fees are not so committed, the fees received shall be distributed to the then record owners of the land from which fees were collected in the same proportion that the size of their lot bears to the total area of all lots in the original area for which fees were collected.

The commitment required by Section 66477(f) of the Government Code for using fees collected by the city pursuant to this subsection shall be the applicable annual budget of the city of Highland unless the city adopts a separate schedule.

Purpose and scope of investigation.

Geologic setting.

Site description and conditions. Include information on geologic units, graded and filled area, vegetation, existing structures, and other factors that may affect the choice of investigative methods and the interpretation of data.

Methods of investigation:

Trenching and other extensive excavations to permit detailed and direct observation of continuously exposed geologic units and features that must be carefully logged.

Borings and test pits to permit collection of data on geologic units and ground water at specific locations. Data points must be sufficient in number and adequately spaced to permit valid correlations and interpretations.

Seismic refraction;

Magnetic intensity;

Other methods as appropriate (e.g., electrical resistivity, seismic reflection, ground-penetrating radar, gravity).

Aerial reconnaissance overflights;

Geodetic and strain measurements, microseismicity monitoring, or other monitoring techniques;

Radiometric analysis (14C, K-Ar), stratigraphic correlation (fossils, mineralogy), soil profile development, paleo-magnetism (magnetostratigraphy), or other age-dating techniques to identify the age of faulted or unfaulted units or surfaces.

Location and existence (or absence) of hazardous faults on or adjacent to the site;

Type of faults and nature of anticipated offset;

Probability of or relative potential for future surface displacement;

Degree of confidence in and limitations of data and conclusions.

Setback distances from hazardous faults, if appropriate;

Need for additional studies;

Risk evaluation relative to the proposed development.

References shall include:

Illustrations – These are essential to the understanding of the report and to reduce the length of text. They shall include:

Authentication shall include: signature and registration number of investigating geologist.

To the extent practical, roof-mounted solar collectors shall be placed in the location least visible from a public right-of-way without significantly reducing the operating efficiency of the collectors. Wall-mounted and ground-mounted solar collectors shall be screened from public view at street level.

When feasible, collectors shall be integrated into the design of the building. Structural support for the collectors shall be screened in a manner that is compatible with the design of the building.

Appurtenant equipment, including plumbing and related fixtures, shall be installed in an attic or basement, where feasible.

Large accessory fixtures which must be exposed (e.g., storage tanks) shall be screened where possible through architectural features that harmonize with other design elements of the structure.

Storage tanks shall not be located in any required front or side yards except as permitted by HMC § 16.40.030(A)(4), and they shall be screened from view from any public right-of-way.

Exterior collector surfaces shall have a matte finish, and shall be color-coordinated to harmonize with roof materials or other dominant colors of the structure.

Any pool or spa facilities other than those intended for a single-family detached residence shall be provided with a solar cover or solar water heating system.

Design of lot size and configuration to permit orientation of structures in an east-west alignment for southern exposure.

Design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.

The land to be divided is not zoned for commercial, industrial, or multiple-residential use;

No parcel under one acre in size is created or only two additional parcels are being created;

The access easement is recorded and not less than 20 feet in width; and

The access easement owned by the subdivider is not an exclusive easement or specifically written to prohibit further division of the land.

Any plant may be used in the landscape, providing the ETWU does not exceed the MAWA and that the plants meet the specifications set forth in subsections (E)(1)(b), (c) and (d) of this section.

Plants having similar water needs shall be grouped together in distinct hydrozones.

Plants shall be selected appropriately based upon their adaptability to the climate, geologic, and topographical conditions of the site. Protection and preservation of existing native species and natural areas is encouraged. The planting of appropriate trees is encouraged.

Minimize the Use of Turf. Turf areas shall be used wisely in response to functional needs and shall not exceed the MAWA. Where turf is installed, the use of warm-season turf is strongly encouraged.

Fire prevention needs shall be addressed in areas that are fire-prone.

Invasive species of plants should be avoided especially near parks, buffers, greenbelts, water bodies, and open spaces because of their potential to cause harm in sensitive areas.

Encourage the appropriate use of mulch within developed landscapes to retain moisture.

Recirculating water systems shall be used for decorative water features.

Where available, recycled water shall be used as the source for water features (excluding swimming pools and spas).

The surface area of a water feature will be included in the maximum applied water allowance (MAWA) calculation with the evaporation rate equivalent to that of a high water use plant.

A SMART irrigation controller, or other equivalent technology which automatically adjusts the frequency and/or duration of irrigation events in response to changing weather conditions, shall be required. The planting areas shall be grouped and irrigated in relation to hydrozones based on similarity of water requirements (i.e., turf separate from shrub and groundcover, full sun exposure areas separate from shade areas; top of slope separate from toe of slope);

Anti-drain check valves shall be installed to prevent low-head drainage in sprinkler heads;

A pressure regulator when the static water pressure exceeds the maximum recommended operating pressure of the irrigation system; and

A rain sensor with an automatic rain shutoff feature shall be required.

Determination of soil texture, indicating the available water holding capacity;

An approximate soil infiltration rate (either) measured or derived from soil texture/infiltration rate tables. A range of infiltration rates shall be noted where appropriate;

Measure of pH and total soluble salts; and

Recommended amendments.

The conceptual landscape plan shall include:

Landscape Construction Plans. All applications subject to the requirements of this section shall include landscape construction plans that comply with the design standards and specifications contained in this section. The construction plans shall be in compliance with the conceptual landscape plan.

A description of any existing plant material to be retained or removed.

A plan showing the planting areas and hydrozones, plant spacing, plant location and size, natural features, water features and all paved areas.

A legend listing the common and botanical plant names and total quantities by container size and species.

A description of the seed mixes with application rates and relevant germination specifications.

Soil management plan, including the soil test results and recommendations.

The grading plan shall be submitted for reference.

An introduction and statement of site conditions as described above, or a landscape concept plan.

Identification of the party(ies) responsible for implementation of the water management plan.

The anticipated water requirements in inches per year, and water budget for the various hydrozones identified in the landscape concept plan to include calculations demonstrating an overall water budget that requires no more irrigation than the 0.7 of the ET adjustment factor.

A description of the water delivery systems, including the type of irrigation system to be used, water conservation methods to be applied, and precipitation rates for each hydrozone.

Seasonal irrigation water schedules or procedures for programming of proposed SMART controllers.

A maintenance plan for the ongoing operation and maintenance of the irrigation system.

All applications for model homes shall include the nature of public information documents and signage that will be placed at model homes describing water conservation principles used in the landscaping for the model home.

The landscaping has been installed in conformance with the approved landscape construction plans;

The SMART irrigation controller has been set according to the irrigation schedule;

The irrigation system has been adjusted to maximize irrigation efficiency and eliminate overspray and runoff; and

A copy of the irrigation schedule has been given to the property owner.

This section shall apply to all existing landscapes that were installed before January 1, 2010, and are over one acre in size.

All landscape irrigation audits shall be conducted by a certified landscape irrigation auditor.

All irrigation audits shall be reviewed by the city's landscape architect.

The property owner shall be required to implement the recommendations of the landscape water audit within a timeline determined by the community development director or their designee.

The property owner shall conduct and come into compliance with the irrigation audit and irrigation water use analysis they are required to perform within one year from the date of notice to proceed from the city.

Roads must provide access to fire suppression equipment and for evacuation of residents in the event of fire. Perimeter roads, rather than interior roads are encouraged for emergency access.

There shall be at least two routes in and out of each subdivision. They shall be provided and improved prior to construction with any combustible material. Grades shall not exceed 12 percent. However, short sections not exceeding 500 feet of up to 14 percent may be permitted by the county fire warden. Grades shall not exceed 10 percent for a distance of 25 feet on either side of a fire hydrant.

Roadways shall be a minimum of 40 feet wide curb to curb (collector street) or a minimum 36 feet wide, curb to curb (local street) as required by city engineer and county fire warden and shall be passable in all weather.

Cul-de-sac streets shall end in turnarounds with a radius of 40 feet or more. In areas of extreme fire hazard, the maximum cul-de-sac length shall be 350 feet except as approved by the county fire warden. In areas of moderate fire hazard, they shall not exceed 600 feet in length.

Vertical curves and dips in the roadway shall have a length of not less than 50 feet.

Roadways shall conform to the natural landform.

Split roadways shall be utilized to the extent possible. Landscaped medians shall be installed on all split roadways.

Sidewalks shall be required adjacent to the curb on both sides of street or on one side only if approved by the planning commission in order to minimize scarring of hillsides. Sidewalk widths shall be a minimum of four feet with fire hydrants, street lights, etc., to be located outside of sidewalk.

Driveways shall not be permitted which exceed 12 percent slope, unless approved by the city engineer and county fire warden, except that one length, not at the point of access, of not more than 20 feet may have a slope not exceeding 16 percent if approved by the city engineer. Proper design considerations shall be employed, including such items as vertical curves and parking landings. Parking landings shall be required on all drives over 10 percent grade.

Driveways with a slope of 10 percent or greater shall be scored to provide greater traction.

Driveways shall conform, where feasible, to the natural landform.

Driveways that serve more than one parcel (gang drives) are encouraged as a method of reducing unnecessary grading, paving, and site disturbance. However, this is not to be construed as an advocation of flag lots.

Drives shall enter public/private street maintaining adequate line-of-sight.

Within the right-of-way, driveways shall not be located within five feet of any side property line. Exceptions may be granted based on lot size, slope percent or if the drive is used as a common (gang drive) drive.

One lot may drain across one other lot if a private reciprocal 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 ultimately be conveyed to either a public street or to a public drainage easement. If drainage is conveyed to a private easement, all drainage facilities shall be maintained by a homeowner's association. If the drainage is conveyed to a public easement such as a public alley, street, storm drain or trail, the facility shall be maintained by the homeowners association up to the boundary of the public easement. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.

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.

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.

Contours shall be shown for existing and natural land conditions and the proposed project. Existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted as above except with a solid line. Contours shall be shown according to the following schedule:

A conceptual drainage and flood control facilities map describing planned drainage improvements.

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 in these guidelines. For the slope map, the applicant shall use a base topographical map of the subject site prepared and signed by a registered civil engineer, licensed land surveyor or registered landscape architect which shall have a scale of not less than one inch to 100 feet and a contour interval of not more than two feet; provided, that the contour interval may be five feet when the slope is more than 20 percent. This base topographical map shall include all adjoining properties within 150 feet of the site boundaries. Delineate slope bands in the range of zero to five percent, five to 10 percent, 10 to 15 percent, 15 to 20 percent, 20 to 25 percent, 25 to 30 percent, and 30 percent and 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 10 percent grade differential shall be clearly marked on the plan, and an additional copy of the map shall be submitted with the slope percentage categories depicted in contrasting colors.

Provide a sufficient number of slope profiles to clearly illustrate the extent of the proposed grading. A minimum of three slope profiles shall be included with the slope analysis. The slope profiles shall:

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 contained in this application procedure section.

A geologic and soils report, prepared by a qualified soils engineering firm and in sufficient detail to substantiate and support the design concepts presented in the application as submitted. Additional environmental studies and investigations, such as, but not limited to, hydrologic, seismic, access and circulation, and biota research may also be required in order to help in the determination of the buildable area of a site.

A statement of conditions for ultimate ownership and maintenance of all parts of the development including streets, infrastructure, landscaping, structures and open spaces.

In the event that no fine grading is proposed, e.g., custom lot subdivision or master developer subdivision, a statement to that effect shall be filed with a conceptual plan which shows possible future house plotting, lot grading, driveway design, and septic system location for a typical, midblock, corner and cul-de-sac lot, to be prepared on a topographic map drawn at the same scale as the conceptual grading plan.

The following items may be required if determined necessary by the community development director or planning commission to aid in the analysis of the proposed project to illustrate existing or proposed conditions or both:

Any application under these guidelines shall be required to get approval of the planning commission except for those single-family residences with an average slope of less than 15 percent which shall be reviewed by the community development director.

Applicant shall pay any applicable hillside development review fees as required by the city.

Building and Structure Placement. The building and structure placement shall be compatible with and shall not detract from the visual setting or obstruct significant views.

Setbacks. Intensive land development proposals, including, but not limited to, residential facilities, commercial activities and mobilehome parks, shall be designed to blend into the natural landscape and maximize visual attributes of the natural vegetation and terrain. The design of said development proposals shall also provide for maintenance of a natural open space parallel to the right-of-way. This represents the visible land area outside the highway right-of-way which may be described as the "view from the road."

Access Drives. Right-of-way access drives shall be minimized. Developments involving concentrations of commercial activities shall be designed to function as an integral unit with common parking and right-of-way access drives when feasible.

Landscaping. The removal of native vegetation, especially timber, shall be minimized and replacement vegetation and landscaping shall be compatible with the local environment and, where practicable, capable of surviving with a minimum of maintenance and supplemental water. Landscaping and plantings shall not obstruct significant views, either when installed or when they reach mature growth.

Roads, Pedestrian Walkways, Parking and Storage Areas. Large scale development shall restrict the number of access points by providing common access roads. Parking and outside storage areas shall be screened from view, to the maximum extent feasible, from either the scenic highway or the adjacent scenic or recreational resource by existing topography, by the placement of buildings and structures, or by landscaping and plantings pursuant to subsection (C)(1)(d) of this section.

Above Ground Utilities. Utilities shall be constructed and routed underground except in those situations where natural features prevent the underground routing or where safety considerations necessitate above ground construction and routing. Above ground utilities shall be constructed and routed to minimize detrimental effects on the visual setting of the designated area. Where it is practical, above ground utilities shall be screened from view from either the scenic highway or the adjacent scenic or recreational resource by existing topography, or by placement of buildings and structures.

Grading. The alteration of the natural topography of the site shall be minimized and shall, to the extent feasible and practical, avoid detrimental effects to the visual setting of the designated area and the existing natural drainage system. Alterations of the natural topography shall be screened from view from either the scenic highway or the adjacent scenic or recreational resource by landscaping and plantings pursuant to subsection (C)(1)(d) of this section.

Storage Areas. Outside storage areas associated with commercial activities shall be completely screened from view of the right-of-way with landscaping and plantings pursuant to subsection (C)(1)(d) of this section.

A topographic map of the proposed project area and all adjoining properties within 150 feet at a scale of not less than one inch to 200 feet. The contour interval shall not be more than two feet except that the contour interval may be five feet if the general natural, ungraded slope is more than 10 percent. Contour lines are to be obtained by aerial or field survey, done under the supervision of a licensed land surveyor or registered engineer.

The natural, ungraded slope categories to be computed are zero percent to less than 15 percent, 15 percent to less than 30 percent, 30 percent to less than 40 percent, and 40 percent or greater.

The area, in acres, shall be tabulated for each category.

A topographic map of the proposed project area and all adjoining properties within 150 feet at a scale of not less than one inch to 200 feet. The contour interval shall not be more than two feet except that the contour interval may be five feet if the natural ungraded slope is more than 10 percent. Contour lines to be obtained by aerial or field survey, done under the supervision of a licensed land surveyor or registered engineer.

Contours of the finished graded slope shall be shown at intervals similar to that on the topographic base map.

Street grades, slope ratios, flow lines, pad elevations, maximum elevation of top and minimum elevation of toe of finished slopes over five feet in vertical height, the maximum heights of those slopes and approximate total cubic yards of cut and fill shall be shown on the preliminary grading plan.

Compliance with Appendix J of the current edition of the California Building Code, as adopted by the city of Highland, is required.

In the event no such grading is required, a statement to that effect shall be placed on the required topographic map described in subsection (B)(3)(a) of this section and this map shall delineate the boundary of an adequately sized building pad, driveway and septic system (if proposed) for each parcel proposed.

Where structures are proposed or within 200 feet of slopes that are greater than 30 percent prior to grading and where such slopes are at least 30 feet in height, the vegetation on such slopes shall be treated in such a manner that it becomes a fuel modified area. Such fuel modified area shall be maintained for either the entire slope, or 100 feet, or to the property line, whichever distance is less.

Where grading is utilized which does not conform to the natural slope and the graded area is adjacent to natural ungraded slopes which are greater than 30 percent and which are greater than 30 feet in height, structures shall be set back at least 30 feet from the edge(s) of the graded area adjacent to such natural ungraded slopes.

Two points of nonemergency access are physically infeasible.

Provisions have been made to reasonably ensure that the emergency access will be maintained.

Based on the review and consideration of the fire authority's recommendation, the emergency access route will provide adequate vehicular ingress and egress during emergencies.

The natural ungraded slope of the land within the project and in the areas adjacent to the project;

Fuel loading;

Access to the project and access directly to the fuel modified area;

The on-site availability of water that can be used for firefighting purposes;

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; and

Fuel modification areas shall also incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.

Standards. Development projects shall provide for adequate vehicular access for firefighting vehicles to the development perimeter of the project along the portion of the development perimeter that is adjacent to either an existing or proposed fuel modified area or a fire hazard area. Provisions shall be made and shall be required, where necessary, through conditions of development project approval for the continual maintenance of the areas intended to provide such access. Perimeter access shall be provided, either through one of the following two measures or through the alternate measures cited in this section:

Standard. Cul-de-sacs shall not exceed 350 feet in length, except that they may be extended as allowed by this subsection.

Exception for Parcels of Less Than Five Acres in Area. Cul-de-sacs may exceed 350 feet in length but shall not exceed 600 feet in length, if:

Exception for Parcels Greater Than Five Acres in Area. Cul-de-sacs may exceed 600 feet in length if all parcels that take access from the cul-de-sac are five acres or greater in area and:

Intent of Standard. The intent of limiting cul-de-sac lengths is to limit the exposure of development and human activity to hazardous fire areas where one rather than two points of access are provided, especially when such cul-de-sacs are directly exposed to fire hazard areas. The provision of only one point of access increases exposure to fire and inhibits the fighting of wildland fires due to the following factors:

Alternate Measures. Pursuant to subsection E of this section and dependent upon site-specific conditions, one of the following measures or combinations thereof may be used to mitigate the effect of creating cul-de-sacs up to 600 feet in length with parcels less than five acres in area:

If alternative measures are proposed, the fire department shall determine, with specific consideration of the effect of the proposed alternative measures, whether the proposed development project has adequate provisions for fuel modification and management, including the ongoing maintenance of fuel modified areas.

If the fire department makes a positive determination pursuant to subsection (E)(3)(a) of this section, then alternate measures may be substituted for the established standards and requirements if the community development director, in consultation with the fire authority, finds and justifies all of the following:

The applicant's name, address and telephone number.

Address of the property for which the request is being made.

The current actual use of the property.

The basis for the claim that the individual is considered disabled under the Acts.

The zoning code provision, regulation or policy from which reasonable accommodation is being requested.

Why the reasonable accommodation is necessary to make the specific property accessible to the individual.

Whether the housing, which is the subject of the request, will be used by an individual disabled under the Acts.

Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.

Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the city.

Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning.

Potential impact on surrounding uses.

Physical attributes of the property and structures.

Alternative reasonable accommodations which may provide an equivalent level of benefit.