La Verne City Zoning Code
CHAPTER 18
68 H-D-O-Z HILLSIDE DEVELOPMENT OVERLAY ZONE
§ 18.68.010 Purpose and scope.
The H-D-O-Z hillside development overlay zone provides supplemental standards for the development of hillside areas of the city. It applies to new development in all areas identified as "hillside" on the Land Use Map (see Exhibit 18.68.010). These standards concern fire protection, siting, circulation, grading and drainage, architecture, walls, fences, natural land forms, views, native vegetation, wildlife and landscaping. They are to be applied in light of the policies of the General Plan. The city council has found and determined that environmental constraints and hazards affect development, especially the fire hazard in the hillside areas which is extreme and unusual because of topography, brush and climate, and that these special local conditions make special development and construction techniques essential for the protection of the public health, safety and welfare. The city council has further found and determined that special hillside provisions are needed for the protection of significant vegetation, riparian areas, wildlife, natural landforms, off-site views and the aesthetically pleasing appearance of the natural and built environment of the hillsides.
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(Ord. 853 § 2, 1993)
§ 18.68.020 Fire hazard standards.
All development in the hillside areas shall be subject to review and approval by the fire chief for compliance with those aspects of the hillside development overlay zone designed to reduce fire hazards.
(Ord. 853 § 2, 1993)
§ 18.68.030 Access requirements.
Roads must provide access for fire suppression equipment and for the evacuation of residents in the event of fire:
A.
There should be at least two access roads in and out of each subdivision. All access roads shall be provided before construction with any combustible material begins. The fire chief may require secondary access roads if the lack of such will unduly hinder public evacuation and the deployment of firefighting and other emergency equipment in the event of a fire or other emergency. A looped or other separate access road that comes back to a single access location, or choke point, is not acceptable and is considered to be a dead-end road. Where a subdivision of land is served by an existing dead-end access road that exceeds allowable dead-end lengths, two access roads shall be provided for the proposed subdivision. Grades shall not exceed twelve percent, provided that short sections of fifteen-percent grades may be permitted when the fire chief determines that they will not unduly interfere with fire suppression or evacuation. Grades shall not exceed ten percent for a distance of twenty-five feet on either side of a fire hydrant.
B.
Traffic roadways shall be at least twenty feet wide and passable in all weather. Where the operation of a fire department aerial apparatus is required, fire access roads shall have a minimum unobstructed width of twenty-eight feet clear to the sky.
C.
Cul-de-sac streets/dead-end roads shall end in turnarounds approved by the fire chief to accommodate the needs of fire apparatus. Cul-de-sac streets/dead-end roads shall not exceed seven hundred feet in length when serving land zoned for residential uses having a density of more than four dwelling units per acre, or one thousand feet in length when serving land zoned for residential uses having a density of four or fewer dwelling units per acre. Length is measured cumulatively, including all other dead-end roads providing access to the proposed cul-de-sac. Where residential unit densities per acre vary, the shortest allowable length will apply. If it is determined that a longer cul-de-sac is essential for the property to be developed, the fire chief may impose additional requirements to ensure protection of life and property, including, but not limited to additional fire hydrants, increased turnaround ability, increased sprinkler density and coverage, and additional means of access/egress.
D.
Vertical curves and dips in the roadway shall have a radius of not less than fifty feet.
E.
Every road shall be marked at each intersection, and every parcel or home identified by a name or number clearly visible from a public road.
F.
Hillside roads shall be designed to minimize scarring and disturbance of natural contours.
(Ord. 853 § 2, 1993; Ord. 1070 § 2, 2016)
§ 18.68.040 Water supply.
Fire flow and hydrant locations shall be provided so that adequate water is available in the event of fire. Planned water supplies, piping and hydrants must be installed and in working order prior to construction involving combustible materials. All development proposals must demonstrate conclusively that the development can be served with adequate water capacity. Development is prohibited beyond the elevation of one thousand seven hundred eighty feet unless served by private water systems.
(Ord. 853 § 2, 1993)
§ 18.68.045 Response time.
Development located further than an acceptable response time, as determined by the fire chief, from any existing fire station shall be prohibited unless and until provisions are made for adequate fire protection as determined by the fire chief. For the purposes of this section, "response time" means the estimated period of time between receipt of a fire alarm and initial action at the scene of the fire.
(Ord. 853 § 2, 1993)
§ 18.68.050 Perimeter protection.
Structures shall be separated from highly flammable vegetation by a fuel modification zone:
A.
The perimeter protection shall be one hundred feet in areas of moderate fire hazard, two hundred feet in areas of high fire hazard and three hundred feet in areas of extreme fire hazard. (See Exhibit 18.68.050.)
B.
The perimeter protection plan shall be reviewed and approved by the fire chief and by the community development director or designee. It shall be maintained, irrigated as necessary, and except for existing specimen plants and native trees, be landscaped with low-growing, fire-retardant vegetation. Fuel modification zones may include parking, irrigated greenbelts, trails, agricultural crops, (e.g., avocado groves, strawberries) or other uses which achieve the same perimeter protection from fire.
C.
Fuel modification zones shall not include land identified as a constraint area because of ecological, aesthetic or similar significance, unless the city council finds that inclusion of up to fifty feet creates a better designed project.
D.
The fuel modification zone shall separate structures from highly flammable vegetation on individual sites as well as in clustered developments. In extreme or high fire hazard areas, the fire chief may require a wider fuel modification zone. Where topography or vegetation make it appropriate, the fire chief may authorize a narrower fuel modification zone.
E.
In order to permit access and maintenance, a minimum twelve-foot-wide passable way from the public street to the fuel break is required.
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(Ord. 853 § 2, 1993)
§ 18.68.060 Fire-resistant design and materials guidelines.
A.
Roofing. Roofs shall be of noncombustible class "A" materials such as clay or concrete shake, cinder, metal or tile. Open ends of roofs, such as tile roofs, must be capped with noncombustible material to prevent bird nests or other combustible material lodging within the roof.
B.
Glass. The size and number of glazed openings on the side of the house facing the downhill side or other unique fire hazard area shall be held to a minimum and shall be glazed with extra-strength glass (thick, safety tempered and/or double-paned). Glass areas shall not exceed fifty percent of any wall.
C.
Construction. The type of construction is a determining factor in the spread of brush fires through residential developments. Therefore, all structures in hillside areas shall be constructed in the following manner:
1.
Exterior walls shall be built of fire-resistive materials commonly used to provide one-hour fire protection. All exterior wood shall have a nominal dimension of at least one inch. Wood siding must be limited to small areas and applied over five-eighths inch type X drywall or masonry wall. In addition, fire-retardant exterior walls shall extend from ground level to the roofline.
2.
Cantilever balconies and other similar overhangs shall be constructed to provide one-hour material fire protection from outside fire.
3.
Structures supported to any degree by stilts are prohibited except when the applicant can demonstrate that they are warranted by special circumstances and are approved by the community development director. Where they are permitted, they shall all have all underfloor areas encased to the ground with materials meeting the standards for exterior vertical walls of the fire hazard severity zone. These walls shall be landscaped with fire-resistant materials and receive design treatment that breaks up their mass.
4.
Due to the high fire hazard, patio covers made of plastic webbing, split or whole bamboo, reed or straw-like materials, corrugated plastic or fiberglass material and similar flammable materials shall not be permitted.
5.
Eaves must be closed since open eaves will trap super-heated air from an oncoming fire and often cause a fire to start at that point.
6.
Vents shall be designed and located to minimize the likelihood of spreading the fire. Individual vent openings shall not face downhill canyons or other unique fire hazards within two hundred feet. Attic vents under the roof shall be positioned on the enclosed eaves near the roof edge rather than toward the exterior wall.
7.
Chimneys shall be provided with a securely attached spark arrester consisting of twelve-gauge welded or woven wire mesh screen with one-half-inch openings. Spark arresters must be mounted in a vertical or near-vertical position and visible from the ground.
(Ord. 853 § 2, 1993)
§ 18.68.070 Siting guidelines.
A.
All property lines shall be at the top of a slope.
B.
Sites must be planned to preserve or enhance vistas, particularly those seen from public places.
C.
Structures shall be sited so that roof lines run parallel to the slope rather than intersecting it.
D.
Applications shall show pad elevations and topographic lines on site plans. As a means of minimizing the visual impact of structures along the ridgeline, where residential development is adjacent to a ridgeline or in moderate slope areas:
1.
The natural ridgeline shall be used as a backdrop; no new roof line shall be permitted to project above a backdrop ridgeline;
2.
Landscape plant materials shall be used as a supplement and/or substitute for a backdrop;
3.
Proposed structures shall be sited for maximum concealment of any manufactured cut or fill slope.
(Ord. 853 § 2, 1993)
§ 18.68.080 Grading guidelines.
The following guidelines are intended to minimize scarring and deformation of the natural landscape, identify unusually hazardous areas and prevent the construction of unsafe homes in areas which are unusually hazardous. All geotechnical studies and grading plans shall satisfy the requirements of the development review committee.
A.
Geotechnical Study Requirements.
1.
All proposed development within a geologic hazard special study zone must undergo independent engineering study concerning the potential impact of soil instability, liquefaction, landslide and seismic potential. This study shall consider effects of proposed development on adjacent upslope and downslope parcels as well as on the site itself.
2.
All portions of the hillside study area shall be subject to a review of slope stability conditions during a geotechnical investigation of a project's feasibility. The level of detail required in each review will vary with the local geologic conditions.
3.
Construction shall not be permitted where it would be hazardous for geological reasons. All development in a geologic special studies zone shall be set back fifty feet from each side of a mapped active fault trace.
4.
A groundwater study shall be required to determine location of underground springs, streams and high water table conditions. The report shall be prepared by a licensed and/or certified consultant, pursuant to the provisions of law. The report shall include an analysis of historical conditions, current conditions and proposed mitigation measures to address any water issues on site. The consultant shall be selected by and at the sole discretion of the city, and the decision-making body shall attest to the adequacy of the report before taking action on the project.
B.
General Grading Requirements. In addition to those standards imposed by other ordinances of the city, grading in the hillside development overlay zone will be subject to the following standards:
1.
Grading shall not exceed the minimum necessary to accommodate structures properly, as determined by the community development director or designee.
2.
Grading in canyons and on significant ridge-lines, knolls, saddles or other significant topographic feature visible from off-site shall be prohibited.
3.
Grading and siting practices shall reflect the natural topography of the land.
4.
Development shall be limited to those flat or gently sloping plains and mesas which can accommodate development without incurring visual, topographic, geologic or ecological damage.
5.
Development on slopes of twenty-five percent or greater shall be prohibited except that the city council may permit roads required by the general plan which pass through areas of twenty-five percent slope, and in those instances where the applicant can prove conclusively that denial of such development will preclude any and all reasonable use of the property. The burden shall be on the applicant to demonstrate that no reasonable alternative exists to such development.
6.
Conventional mass grading practices in areas exceeding ten percent slope shall be prohibited. Instead, grading practices shall be employed which utilize landform grading and contour grading technology. For the purposes of this chapter, landform grading refers to techniques which mimic or replicate the natural shapes, contours and vegetative patterns of surrounding natural hillsides through use of irregular, asymmetrical and custom-designed contours.
7.
Creation of level area (i.e., pads) by grading shall be minimized.
8.
Structures shall be built to fit to the natural topography. Backcut grading behind minor ridges sufficient to conceal the full height of residential development shall be employed. (See Exhibit 18.68.080.)
9.
Where level areas are available between zero and ten percent slope, grading shall provide variety in the steepness of slopes and their configuration.
10.
Grading on hillside areas or close to ridgelines shall incorporate the breaking of hard edges left by cut and fill operations to provide a more rounded appearance that closely resembles the natural contours of the land.
11.
Grading within residential subdivisions shall be finished so that it is responsive to the original configuration of the land as well as adjacent contours.
12.
All graded slopes (cut or fill), including roadsides, shall undergo permanent revegetation in a timely manner to minimize change of erosion and siltation. Backdrop landscaping shall be provided, with heavy complements of drought and fire resistant trees and shrubs sufficient to reduce erosion and present a natural, undisturbed appearance.
13.
Created slopes within the residential areas or any subdivision shall have more variety and texture in their appearance than engineered and uniform slopes. Not only shall these planes be undulating in appearance, but they should also have slopes that vary in gradient.
14.
Fill shall not exceed an average depth of five feet nor cuts an average height of eight feet within any building pad, lot or slope in the hillside development area.
15.
Created slopes, either cut or fill, that are adjacent to roadways shall be graded in such a way that an undulating appearance in the graded plan is provided for a more pleasing roadscape.
17.
Development specifically designed to fit the terrain of individual sites is encouraged.
18.
The city shall require an analysis and may require a model of the land forms and vegetation of sites proposed for development in order to determine a satisfactory pattern of natural contour grading and restoration of natural vegetation patterns. Surrounding property that reasonably belongs in the same natural and visual system shall be included in the analysis. The result shall be a development that does not appear to have altered the area in which it is built and which fits into the existing natural environment as much as possible.
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(Ord. 853 § 2, 1993)
§ 18.68.085 Constraints analysis.
A.
Hillside densities shall be computed using "net" densities. Net density is the number of dwelling units permitted per usable net acre. Net acreage is the acreage that remains after subtracting the land area dedicated for public streets and easements and subtracting the land area containing development constraints. An analysis of all constraints and factors which have a bearing upon the development must be prepared for all proposed developments to the satisfaction of the community development director or designee. Constraints shall be defined to include:
1.
Significant topographic, geographic, geologic or hydrologic features such as ridgelines, knolls, water courses, saddles of hills, liquefaction zones and other similar features determined by the community development department to be important to the physical and environmental character of the property;
2.
Significant environmental features of the site including but not limited to riparian habitat, significant ecological areas, slopes visible from the valley floor, fault zones including the Alquist-Priolo special studies zones; significant and heritage trees as defined by city ordinance;
3.
Fuel modification zones required by city ordinance;
4.
Areas of slope twenty-five percent or greater;
5.
Subsurface or surface utility easements and rights-of-way not held by the responsible agency to be suitable for construction of residential structures.
B.
Exemptions include general plan required roads; land dedications provided for construction of travel lanes adjoining the property, and department of water and power and metropolitan water district easements.
(Ord. 853 § 2, 1993)
§ 18.68.090 Circulation.
The following special provisions shall apply to streets in the hillside development overlay zone:
A.
Collector streets, the main circulation streets, shall have a right-of-way of between eighty feet and one hundred feet. A typical street may include two twelve-foot traffic lanes and two twelve-foot parking lanes with the remaining right-of-way for parkways, sidewalks or trails.
B.
Local service streets, not designed to encourage through traffic, shall have a fifty-foot-wide right-of-way. This will normally include two twelve-foot traffic lanes and one parking lane. Local streets which are cul-de-sacs shall terminate in turnarounds with a minimum radius of thirty-two feet.
C.
Roadways shall conform to the natural land form. In order to reduce the need for extensive grading, split roadways, as well as undivided roadways, shall be located upslope from proposed residential units.
D.
Parking areas shall be screened from public ways, including roads, sidewalks and trails, and divided with landscaping, low walls, berms or other unobtrusive buffers.
E.
The line of sight for safe access shall be considered when locating intersections and access points.
F.
Backward entry driveways onto collector streets are prohibited. Whenever possible, direct access from driveways onto collector streets shall be limited.
G.
Hiking, equestrian and/or bicycle systems shall be provided. They shall be coordinated and linked to parks and county trail systems. Wood signs shall be provided identifying trail heads.
H.
Esperanza Drive, Wheeler Avenue, Golden Hills Road and San Dimas Canyon Road are designated scenic corridors. They shall be posted and provided with formal landscaping to reinforce edge characteristics. Informal landscaping clusters shall be provided on other hillside streets and at important intersections, watercourse crossings, and trail crossings. (See Exhibit 18.68.090.)
I.
Low-profile street lights shall be provided and utilities shall be installed underground.
J.
In portions of the hillsides identified in a constraints analysis as having special significance such as ecologically important areas and steep slopes, the development review committee may determine that street widths narrower than those specified in subsections A and B of this section may be permitted in order to minimize grading and disturbance of the environment. In no case shall any street outside a constraint area be narrower than city standards.
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(Ord. 853 § 2, 1993)
§ 18.68.095 Master planning.
A.
Multiple adjoining parcels under separate ownership will benefit from master circulation, drainage, grading and utility planning and a coordinated approach to the problems of terrain, fire hazard and flood control.
B.
At a minimum, development proposals, whether specific plans, planned unit developments or conventional subdivision plans, must show the following:
1.
That concept plans for circulation, grading and drainage patterns show proper coordination, alignment in terms of size, placement and carrying capacities, and that the plans show connections with surrounding parcels;
2.
That written documentation establishes that plans have been reviewed by surrounding property owners;
3.
That a funding mechanism has been established to provide for drainage, debris basin improvements and other similar protections;
4.
That off-site improvements required as a result of development have been provided.
C.
The planning commission shall be satisfied that the quality of the proposed development is of a suitable density, character and design, and is consistent with adjoining parcels.
D.
Specific plans shall be encouraged. Proposed developments over ten acres shall be required to prepare a specific plan.
(Ord. 853 § 2, 1993)
§ 18.68.100 Retaining walls.
Retaining walls may be used in the hillside development overlay zone only in the following manner with the intent of protecting and preserving the rugged hillsides of north La Verne. Properly designed retaining walls can help reduce grading, preserve natural features and allow a fuller use of property while minimizing the amount of exposed wall area.
A.
Retaining wall height shall be measured from the lowest grade point on the side of the wall with the greatest exposure. (See Exhibit 18.68.100.)
B.
In no case shall retaining walls exceed six feet in height except as provided in Section 18.68.100(E).
C.
Where additional wall height is necessary due to steeper slopes, terraced retaining walls may be used, with a maximum of two walls. The retaining walls shall be separated with five feet clear and unobstructed planting area. (See Exhibit 18.68.100(C).)
D.
In cases where a retaining wall would be placed with a privacy wall on top, exposing more than nine feet of wall surface, the retaining wall shall be terraced and separated with five feet clear and unobstructed planting area. The sum of the heights of the retaining walls and privacy wall shall not exceed twelve feet. (See Exhibit 18.68.100(D).)
E.
Retaining wall heights may exceed the maximum standard only upon approval of the community development director of designee. This approval shall be determined by the city engineer based on (1) pre-existing conditions posing an immediate threat to health and safety, or (2) the extent to which the additional height helps to reduce grading and preserve natural features.
F.
1.
Retaining walls shall be designed and landscaped to be attractive and unobtrusive. Landscaping that utilizes native drought resistant plants (refer to Section 18.68.140), vine pockets, hedgerows or berming shall be employed to soften the appearance and minimize the exposed surface. (See Exhibit 18.68.100(F).)
2.
Retaining walls shall be varied in plane, texture and materials. Retaining walls in excess of one hundred feet in length shall employ architectural treatments such as pilasters, wall caps or similar treatments in addition to landscaping to provide visual relief.
G.
Crib walls are prohibited except when the applicant can demonstrate to the planning commission that findings for a variance pursuant to Section 18.108.040 of this code can be made.
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(Ord. 882 § 2, 1996)
§ 18.68.110 Drainage standards.
On-site catchbasins or siltation basins, as well as energy-absorbing devices, must be provided to prevent 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 are preferred over steel and concrete systems. Where brow ditches are required, they shall be naturalized with plant materials and native rocks.
(Ord. 853 § 2, 1993)
§ 18.68.120 Architecture and urban design.
The architecture of structures in the hillside areas shall be consistent with the overall natural environmental qualities of the site; architecture should meld itself to the topography rather than dominate it. The following hillside architecture and urban design guidelines shall be employed in addition to those applicable throughout the city. The development review committee shall determine that architecture and urban design are satisfactory. (See Exhibit 18.68.120A.)
A.
Residential units shall be asymmetrically massed, with the horizontal proportions far greater than the vertical proportions.
B.
Massing and proportions shall be consistent with the topography.
C.
Project design shall incorporate outdoor features associated with California's climate and geography such as outdoor patios.
D.
Solar passive design shall be incorporated into all hillside projects in accordance with the provisions of Chapter 18.106 of this code. Attention shall be paid to orientation, passive solar technology and methods to create shade.
E.
Architecture consistent with southern California traditions shall be encouraged including modern interpretations of arts and crafts movement, California bungalow, stick, period revival, mission revival and Spanish colonial revival styles, provided that:
F.
Architectural design shall respond to topographic, climatic and other natural limitations revealed in the constraints analysis.
G.
Use of natural materials such as creed rock, clinker brick and terra cotta tile shall be encouraged.
H.
Hillside architecture shall not dominate the environment; its forms and colors should blend into the natural surroundings. The exterior finishes, textures and colors of hillside structures shall be restrained through the encouragement of earth-tone colors and discouragement of reflective materials or finishes. Preference shall be given to the use of earth-tone color and materials for roofs due to their visual impact.
I.
Hillside subdivisions shall incorporate uphill and downhill product types which reflect the differences in units above and below street level. (See Exhibit 18.68.120B.)
J.
Low-rise lighting fixtures shall be used whenever possible. They shall be deflected away from residential properties.
K.
Utility vaults shall be placed underground unless the development review committee determines that above-ground installation is necessary for proper maintenance or safety reasons. Location of above-ground installations shall be reviewed and approved for compatibility with the site design; aboveground installations shall be concealed by a low decorative wall and landscaping.
L.
For a lower, more horizontal profile, units shall be encouraged to be designed so that rooflines run parallel to the slope rather than intersecting it.
M.
Consideration shall be given to clustering of units to promote open space.
N.
A view analysis shall be provided for all development projects in order to determine how best to protect existing views of and from the site.
O.
General architectural standards found in the community design chapter of the General Plan and Chapter 18.16 of this code shall also apply to development in the hillsides.
P.
Water-conserving features are encouraged.
Q.
The maximum height from the lowest point of a structure to the uppermost part shall be thirty feet.
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(Ord. 853 § 2, 1993)
§ 18.68.130 Landscaping-Generally.
A.
Landscaping next to and within structures and complexes must also be designed to minimize fire hazard since wildfires often cause burning embers to fly several hundred feet and into the interior of development and developed areas. Landscape material shall be fire retardant and low growing. Fences shall be made of noncombustible material.
B.
Preservation of the wide variety of plant communities and associated wildlife in the hillsides shall be encouraged.
(Ord. 853 § 2, 1993)
§ 18.68.140 Landscaping-Standards.
A.
The following landscape standards are applicable throughout the hillside development area:
1.
Retention of Vegetation.
a.
Whenever possible, well-adapted, fire-resistant indigenous vegetation shall be retained. The following species of trees and shrubs shall be protected, preserved and enhanced in accordance with the provisions of Chapter 18.78 of this code:
Existing Native Plants to Protect | |
|---|---|
Botanical Name | Common Name |
Quercus agrifolia | Coast live oak |
Quercus dumosa | Scrub oak |
Quercus engelmanii | Englemann oak |
Plantanus racemosa | California sycamore |
Juglans californica | Southern California black walnut |
Rhus ovata | Sugar bush |
Rhamnus californica | California coffeeberry |
Ceanothus species | Ceanothus |
Heteromeles arbutifolia | Toyon |
Fremontodendron californicum | Common flannel bush |
Existing Ornamental Plants to Protect | |
|---|---|
Botanical Name | Common Name |
Eucalyptus species | Gums |
Arbutus undeo | Strawberry tree |
Ginkgo biloba | Maidenhair tree |
Cinnamomum camphora | Camphor tree |
Prunus illicifolia | Hollyleaf cherry |
Xylosma congestum | Shiny xylosma |
Cedrus deodara | Deodar cedar |
Citrus species | Citrus |
Olea europaea | Olive tree |
i.
Significant trees and shrubs as defined in this section shall be conserved during subdivision, development or other site works or construction activities. Also protected are heritage trees as specified in Chapter 18.78 of this code.
ii.
No development in hillside areas shall be permitted until the city has reviewed and approved a tree preservation plan which preserves the maximum number of healthy native trees possible. Of particular interest are California coast live oaks (Quercus agrifolia). The plan shall contain a minimum five-year maintenance program.
iii.
Where tree preservation is not possible, the city may require relocation of trees to other developments or other portions of the same development. Such relocations shall be bonded to provide for same-size replacement if needed. This is not an exemption from subsection (A)(1)(a)(i) of this section.
iv.
The city shall require replacement of protected species at a 4:1 ratio; the city may require a mixture of sizes and ages to create a natural appearance.
v.
Where natural riparian systems have been damaged from previous development, the city may require remedial landscaping, grading and drainage improvement to restore its character and appearance. Existing riparian and wilderness habitats shall be protected.
vi.
The city landscape architect shall determine areas of significant vegetation when reviewing initial development applications.
b.
New Plants.
i.
Introduced landscaping within the residential areas of any subdivision shall contain variety, texture, color and blend with the natural landscape. A minimal use of ornamental vegetation is encouraged in order to preserve the integrity of the natural vegetation of the hillside.
ii.
Screening along arterial and collector roads should make maximum use of berming and landscaping. Shade, screening, erosion control or appearance, for example, should determine what types of plants are selected. Thickness, height, color, seasonal characteristics and ultimate growth should also be considered.
iii.
The amount of landscaping provided must be in proportion to the whole development, be integrated with building design, and soften the effects of buildings, pavement and grading.
B.
In addition, the following standards and guidelines shall apply:
1.
Landscape design shall imitate natural patterns as much as possible; e.g., denser vegetation should be planted in and along drainage courses and where water would naturally collect.
2.
Xeriscape landscaping and other methods of conserving water shall be strongly encouraged.
3.
Backdrop landscaping with heavy complements of trees, native or drought resistant shrubs sufficient to reduce erosion and present a natural, undisturbed appearance shall be provided.
4.
Trees shall be planted wherever a hillside street adjoins a canyon, ravine or similar feature visible from adjoining parcels. Trees shall be planted to provide a canopy at street level and a dense screen when viewed from below.
5.
Street trees shall be provided on collector streets at the rate of one fifteen-gallon tree (minimum) for each twenty lineal feet of street. Trees may be clustered, and when larger trees are provided, the number may be reduced. Trees may be clustered to give a natural appearance. Species shall be varied where trees are not in formal rows.
(Ord. 853 § 2, 1993)
§ 18.68.150 Walls and fences.
A.
Walls and fences facing public roadways shall be no greater than five feet in height. Walls and fences to the sides and the rear of property shall be at the property line, in order to prevent the creation of abandoned areas. This rule shall not apply to interior division fences used for such purposes as swimming pool security or animal enclosures which do not create "dead spaces" adjacent to adjoining properties.
B.
Walls shall be designed to provide an interesting streetscape.
1.
Walls shall be varied in plane and texture, utilizing different materials and colors.
2.
Landscaped greenbelts, vine pockets and other landscape techniques to soften the appearance of walls and fences shall be employed.
3.
Curvilinear wall alignments and meandering sidewalks shall be encouraged along project peripheries.
C.
Walls shall be a minimum of five feet from the city right-of-way line. Walls within the required front yard setback shall not exceed three feet in height.
(Ord. 853 § 2, 1993)
§ 18.68.160 Community amenities.
A.
All proposed developments shall provide appropriate community amenities to the satisfaction of the development review committee. Amenities include, but are not limited to, the following: community buildings; parks/open space; greenbelts; equestrian, hiking or biking trails; scenic view turnouts; paths connecting schools, parks and other destinations; corrals and other equestrian facilities; nature trails along water courses. The following shall be taken into consideration when determining appropriate community amenities to be provided by a project:
1.
The size of the project and the number of dwelling units;
2.
The nature of the project, (for example, developments that provide for horses might be required to provide corrals and equestrian trails);
3.
The location of the project (for example, if it is near a trail system, enhancement and extension of the trail system);
4.
The need to a particular facility (for example, a development proposal may find that circumstances warrant funding a public park).
B.
A plan for long-term maintenance of community amenities established in connection with a development shall be included in the development proposal.
C.
Completion, enhancement and coordination of trail systems and parks shall be given top priority. Connections among recreational and school sites shall be included in development plans whenever feasible.
(Ord. 853 § 2, 1993)