Moorpark City Zoning Code
CHAPTER 17
38 HILLSIDE MANAGEMENT
§ 17.38.010 Purpose and intent.
The hillsides within the city constitute a significant natural topographical feature of the community and provide aesthetic relief to the viewscape from virtually every location in the city. The intent and purpose of this chapter is to implement the goals and policies of the general plan and the various elements contained therein as they relate to development and resource management in hillside areas within the city. The provisions contained herein will allow for orderly and sensitive development of hillside areas in conjunction with the preservation of natural open space. The following specific goals and policies of this chapter reflect those contained in the general plan and provide the purpose and intent of this chapter:
A.
To allow for development patterns in hillside areas that minimize erosion and geologic hazards and that provide for the protection of the public health, safety and welfare;
B.
To encourage grading techniques that blend with the natural terrain, minimize earth moving activity, minimize impacts of large cut and fill slopes and provide for the preservation of unique and significant landforms;
C.
To encourage retention of natural drainage patterns and the preservation of significant riparian areas;
D.
To reduce water use in slope replanting and retention by encouraging grading design that minimizes manufactured slopes;
E.
To allow density transfers, where appropriate, to facilitate development in more appropriate locations while retaining significant natural slopes and areas of environmental sensitivity;
F.
To substantially retain the integrity and natural grade elevations of the significant natural ridgelines and prominent landforms that, in aggregate, form the city's skyline backdrop;
G.
To the maximum extent possible, preserve the view from the valley floor and make every effort to maintain the original view of the site.
(Ord. 515 § 10, 2023)
§ 17.38.020 Applicability of this chapter.
This chapter establishes specific development standard submittal requirements, review standards, and processing procedures for projects within hillside areas, as defined herein. Development applications proposed on a parcel or parcels that fall within the definition of a hillside area shall comply with all procedures, standards, and findings contained in this chapter.
(Ord. 515 § 10, 2023)
§ 17.38.030 Exemptions.
Parcels containing only isolated landform features and drainage courses that contain slopes greater than 20% are not considered a hillside area and are exempt from this chapter if one of the following is met:
A.
In the case of multiple isolated landforms on the same property, such isolated landforms shall be physically separate topographic features that are not a component of a significant ridgeline or any other prominent landform;
B.
Properties which contain slopes of 20% or greater which are associated with minor drainage courses not indicated on the United States Geological Survey (U.S.G.S.) maps as intermittent or perennial (blue-line) streams;
C.
Manufactured slopes which were created prior to adoption of this chapter;
D.
Any final, tentative, or parcel map, residential planned development, specific plan, or conditional use permit which was approved prior to adoption of this chapter, or any time extension to a previously approved project, shall be exempt from the provisions of this chapter unless the approving authority finds that the changes to the project constitute a major modification to the original project approval. Modifications considered major include, but are not limited to, the following:
1.
An increase in the number of developable lots,
2.
A reduction in lot size below the minimum lot size established for the zone or below a size previously approved by the planning commission or city council,
3.
An increase to the vertical height or horizontal width of manufactured slopes that alters the plan to a level that may be inconsistent with what was originally approved,
4.
An increase to building bulk or site/lot coverage that alters the plan to a level that may be inconsistent with what was previously approved,
5.
A combination of minor alterations that represents substantial, cumulative changes to the project, or other similar modifications to the previously approved project that significantly changes the design or character of the project;
E.
Construction of a residential dwelling unit, or additions thereto, and accessory building(s) on a legally subdivided, residentially zoned parcel as of the date of adoption of this chapter, which does not involve grading for structures on visually prominent ridgelines or on land with a slope in excess of 20%, or grading in excess of 1,000 cubic yards;
F.
Modification of or addition to an existing single-family dwelling and accessory building including second dwelling units on an existing parcel created prior to the date of adoption of this chapter. This exemption shall not include an increase in the number of units/lots or changes in use;
G.
Construction of additions to commercial/industrial buildings which will not add more than 10% in floor area and an expansion of less than 5,000 square feet, whichever is less;
H.
Grading for agricultural purposes, pursuant to a grading permit reviewed by the planning commission following a duly noticed public hearing;
I.
Lot line adjustments, lot mergers or condominium conversions involving existing structures, issued pursuant to local ordinance;
J.
Fire breaks and fire roads required by the Ventura County fire department;
K.
Recreation trails for pedestrian or equestrian purposes constructed by or pursuant to the requirements of the city;
L.
The replacement or reconstruction of structures which are destroyed or damaged by fire or earthquake or other natural disaster;
M.
Properties having development agreements that exempt them from the provisions of this chapter.
(Ord. 515 § 10, 2023)
§ 17.38.040 Definitions.
Words and phrases in this chapter have the meanings set forth in this section.
"Contour grading"
means a grading technique which utilizes curvilinear, horizontal, and vertical undulations in order to simulate the characteristics of natural topography.
"Daylight grading"
means a grading technique which designates an existing natural contour as the transition line between a manufactured pad for development and the adjacent natural slope face and which eliminates the need for fill slopes along the exposed edges of the development pad.
"Density transfer"
means an increase in density on one portion of property to a level that may exceed the underlying general plan designation of that portion of the property while maintaining a gross density over the entire property that is consistent with the underlying general plan designation.
"Hillside area"
means any property containing slope areas of 20% or greater. The steepness of a slope is defined as the relationship (the ratio) between the changes in elevation (rise) and the horizontal distance (run) over which that change in elevation occurs. The percent of steepness of any given slope is determined by dividing the rise by the run on the natural slope of land, multiplied by 100.
"Horizontal and vertical building envelopes"
means the maximum width and height of a structure based on minimum setback requirements and maximum building height limitations for the zone within which the project is located. These envelopes may be utilized to evaluate visual impacts when specific architectural plans are not provided for subdivision review.
"Isolated landform"
means a parcel which has an isolated topographical feature having a slope of greater than 20% which has a horizontal run of less than 200 feet and a vertical rise of less than 50 feet.
"Manufactured slope"
means a slope created by grading that consists of cut and/or fill material.
"Mass grading"
means a grading technique in which all lots, building pads and streets are generally graded over the entire area resulting in the disruption of the majority of the on-site natural grade and vegetation and, often resulting in, but not required to result in, a successive pad/terrace configuration.
"Open space"
means land that has been left in its natural state and has not been developed with primary or accessory structures.
Prominent Landform or Ridgeline.
A visually "prominent landform or ridgeline" means any landform visible from the valley floor which forms a part of the skyline or is seen as a distinct edge against a backdrop of land at least 500 feet horizontally behind it (see Ridgeline Map).
"Slope face"
means the slopes located directly below, or leading up to, the crest of a significant ridgeline or prominent landform.
"Slope steepness"
means the relationship (the ratio) between the change in elevation (rise) and the horizontal distance (run) over which that change in elevation occurs. The percent of steepness of any given slope is determined by dividing the rise by the run on the natural slope of land, multiplied by 100.
"Subdivision development plan"
means specific development plans for an unapproved tentative map, including, but not limited to: plot plans, building elevations, grading plans and landscape plans applicable to individual lots within a tentative map.
"Valley floor"
means that area of the city as shown on Exhibit A of this ordinance. Exhibit A is not codified but is kept on file in the office of the city clerk.
(Ord. 515 § 10, 2023)
§ 17.38.050 Processing procedures and submittal requirements.
A.
At the time an applicant applies for a tentative map, conditional use permit, site plan review or other discretionary approval of a project in a hillside area, the applicant shall submit the items and information listed in subsection C of this section to the department of community development.
The list is not all inclusive and additional information or studies may be required for review of the project pursuant to the California Environmental Quality Act (CEQA) and other local, state or federal laws. The director of community development may modify, add, or eliminate one or several of the submittal requirements listed in subsection C of this section. The director will notify the applicant of such a change during the preapplication submittal conference.
B.
In the event it is uncertain whether or not a parcel or parcels of land fall within a hillside area, as defined in this chapter, the applicant shall submit a slope map and related topographic information to determine the applicability of this chapter to the project area. This information shall be submitted at the time of application for the discretionary project. The decision of the applicability of this chapter to a parcel or parcels of land shall be made by the director of community development prior to the determination of completeness of the application for the discretionary project.
C.
Application submittals for development projects in hillside areas may include, but are not limited to, the requirements listed below. Additional information or studies may be required if deemed necessary under California Environmental Quality Act (CEQA) review procedures and other local, state, or federal laws.
1.
Slope Map and Analysis. The topographic exhibits and analysis shall be prepared as set forth below and shall include the following items:
Slope Map. The slope map shall be prepared by a California registered civil engineer, licensed land surveyor, or other qualified professional. Such map shall provide the following information:
a.
The map shall be based on contour intervals no greater than 10 feet except where steep terrain warrants contour intervals greater than 10 feet;
b.
Slope bands in the ranges of 0—20 percent, 20—35 percent, 35—50 percent, and over 50 percent shall be identified in clearly distinguishable graphic representations (i.e., shading, pattern, numerical highlighting within clearly defined slope category boundaries, etc.) on the slope map;
c.
Individual contours shall be clearly indicated on the slope map, or such map shall be augmented by a clear mylar overlay, of the same scale as the slope map, which clearly indicates individual contours. The slope and topographic overlay maps shall extend 200 feet off site in order to incorporate the topography of all abutting properties as it relates to the proposed site;
d.
The slope analysis shall specifically identify and calculate the slope percentages for each individual topographic feature. Horizontal runs used to calculate slopes shall be limited to each individual feature;
e.
Total land area within each category shall be indicated on a table to be provided on a legend on the map.
2.
Grading Plan.
a.
A preliminary grading plan, prepared by a California registered civil engineer, land surveyor, or equivalent qualified professional shall indicate the height and width of all manufactured slopes, proposed drainage patterns, methods of storm water detention/retention, and identification of areas to remain in a natural state. Off-site contour intervals shall be shown for adjacent unimproved areas within 100 feet of the project's boundaries. When an adjacent property is improved, the plan shall show: pad elevations, street grades, wall sections, and any approved or existing improvements immediately adjacent to the subject property shall also be shown;
b.
One colored copy of such preliminary grading plan showing all cut and fill areas.
3.
Cross Sections/Preliminary Cut and Fill. No less than two cross sections which completely traverse the property at appropriately spaced intervals in locations where topographic variation is greater. Such exhibits shall be prepared by a California registered civil engineer, licensed land surveyor, or equivalent qualified professional. The cross sections shall clearly depict the vertical variation between natural and finished grade.
4.
Visual Impact Analysis. The purpose of these exhibits is to replicate how the project will appear if it were to be constructed as conceptually proposed. The exhibit shall include, but not be limited to, panoramic photographs of the project site with an overlay of scaled rendering(s) of the conceptual project designed to depict project appearance when viewed from the valley floor within the city.
5.
Building Envelopes. Horizontal and vertical building envelopes or plot plans/building elevations may be required for subdivisions where visual impacts are being evaluated.
6.
Pedestrian Circulation/Trails Plan. For projects in which hillside street sections as specified in Section 17.38.120 of this chapter are proposed, the necessity for sidewalks or alternative pedestrian circulation systems shall be considered during project review. A pedestrian circulation and trail plan may be required if alternatives to standard sidewalks are proposed.
7.
Required Technical Reports. In any area proposed for development which falls under the jurisdiction of this chapter, certain technical reports shall be required. Such reports will be used to determine the suitability of the subject site for development and suggest special construction and design measures necessary to mitigate identified problems which may endanger the public health, safety or welfare. These reports shall be submitted at the time that the application is submitted.
a.
Soils Engineering Report. A soils engineering report shall be submitted with each application for development under the requirements of this chapter. The soils engineering report shall contain, but not be limited to, data regarding the nature, distribution and strengths of existing soils, the potential for liquefaction, degree of seismic hazard, conclusions and recommendations for grading procedures consistent with these regulations, design criteria for any identified corrective measures and opinions and recommendations covering the adequacy of sites to be developed;
b.
Geologic Report.
i.
A geology report shall be submitted with each application for development under the requirements of this chapter. Such a report shall include, but not be limited to, the surface and subsurface geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, opinions and recommendations covering the adequacy of sites to be developed and design criteria to mitigate any identified geologic hazards consistent with this chapter,
ii.
The investigation and report shall be completed by a professional geologist registered with the state of California who is certified in the practice of engineering geology;
c.
Hydrologic Report.
i.
A hydrologic report shall be submitted with each application for development under the requirements of this chapter. Such a report shall include, but not be limited to, the hydrologic conditions on the site, the location of any above or below ground springs, the location of all wells, possible on-site flood inundation, downstream flood hazards, identification of natural drainage courses, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, opinions and recommendations covering the adequacy of the sites to be developed and design criteria to mitigate any identified hydrologic hazards consistent with these regulations. This report shall also account for runoff and debris from tributary areas and shall provide consideration for each lot or dwelling unit site in a development. Runoff and debris volumes shall be computed using the county of Ventura flood control district criteria,
ii.
The investigation and report shall be completed by a registered civil engineer certified in the science of hydrology and hydrologic investigation;
d.
A drainage plan, including text, maps, and diagrams, shall be submitted to the city as part of any formal application for development under these regulations.
The city engineer in consultation with the director of community development, or their designees, shall review the submitted information for completeness, adequacy and conformance with the above and other applicable standards. |
8.
Biological (Flora and Fauna) Analysis. A biological resources report shall map the habitat areas of the property. Potential presence within the project area of any sensitive habitat and any unique, rare or endangered plant or animal species shall be determined and mapped.
9.
Construction Schedule, Parking Plan and Hauling Plan. A construction schedule, construction parking plan and hauling plan to be used and submitted to the community development department for review and approval for importing and exporting material.
10.
Plot Plan. A plot plan showing the location of all proposed and existing structures. Structures and pad elevations within 300 feet of the proposed development shall be included on the plot plan.
D.
Standards for Exhibits. Completeness and accuracy of the above specified plans, studies and other submittal requirements will be determined by the director of community development, city engineer, or their designees in accordance with Section 65944 of the California Government Code. All studies shall be in conformance with the current city guidelines for each individual study or report.
(Ord. 515 § 10, 2023)
§ 17.38.060 Density transfers.
A.
Permissible densities on steeper portions of a property may be transferred to portions of the property.
B.
Density Transfer Review Criteria. A transfer of density shall be found suitable for a particular site only if the proposed density transfer complies with the following standards:
1.
Design of the density transfer minimizes impacts on adjacent areas.
2.
The physical location is suitable for a higher density project. If available, natural physical features shall be utilized to visually and physically separate higher density housing from nearby areas that are developed at lower densities.
3.
On sites where physical separation utilizing natural features is not feasible, buffering techniques shall be utilized to ensure that density transfer does not result in negative impacts upon existing neighborhoods of a lower density or rural development pattern. Appropriate buffering techniques may include, but are not limited to:
a.
Incorporation of larger lot sizes/patterns which are consistent with immediately adjacent neighborhoods;
b.
Utilization of architectural styling, fence details, landscape and lot patterns, or similar features that are compatible with those found in adjacent areas;
c.
Establishment of buffer areas of appropriate size to ensure that transition of densities is gradual in order to minimize incompatible mixing of development types associated with various intensities of development.
4.
The site receiving the density transfer requires less grading, and is less steeply sloped, ecologically sensitive, and less prominent.
(Ord. 515 § 10, 2023)
§ 17.38.070 Prominent landform and ridgeline standards.
A.
Purpose of Section. To assure that the physical characteristics of the prominent landforms or ridgelines in the city are retained as a skyline backdrop, and that any development on physical features encompassing these landforms will integrate with, rather than significantly modify, existing topography. The goal of this section is to encourage site planning techniques that ensure integration of development with physical features such as natural bowls, broad plateaus, valleys and similar natural landforms. Implementation of this section will ensure that the natural form and elevations of the city's backdrop will be retained.
B.
Requirements. All applications for development proposed in hillside areas shall be subject to the standards and procedures set forth as follows:
1.
Parameters for Requirement of a Visual Impact Study. A visual impact study will be required for projects located on the crest or slope face of a prominent landform or ridgeline that are physical components of the topographic features and which form an integral part of the city's natural skyline backdrop.
2.
Review Standards. The criteria listed below shall be utilized in evaluating projects located on the crest of the slope face of a prominent landform or ridgeline forming the city's skyline backdrop.
a.
All development proposed on prominent landforms or ridgelines, as defined herein, shall be designed to substantially retain the natural contour elevations of these features as viewed from vantage points on the valley floor within the city.
b.
Grading to substantially reshape prominent landforms and ridgelines that form a component of the city's skyline backdrop shall be minimized wherever possible and shall be subject to the provisions of subsection (B)(2)(c) of this section.
c.
Dwellings constructed near the crest of the prominent landform or ridgeline shall utilize architectural, grading, and landscape elements that serve to integrate the structure with the landform upon which it is constructed. In determining whether a project complies with this requirement, a project must be found consistent with the following criteria:
i.
On steep natural grades, foundations and floor plans shall be designed with multilevels to change elevations with natural contours.
ii.
Roof planes shall vary rather than be angled in one direction. The main building mass, including gabled sections of roof structures, shall face away from lower lying areas.
iii.
Roof lines shall provide architectural relief in such a way as to complement the natural contours of the land.
iv.
Building colors shall emphasize blending with the surrounding natural terrain.
v.
Utilize daylight grading techniques, where appropriate, to reduce disruption of natural topography and vegetation.
vi.
Structural setbacks from the edge of natural slopes shall reduce visual prominence of structures.
vii.
Berming and tree massing near the landform crest shall be utilized to blend in with the natural landforms and to screen view of the structure from lower lying areas.
(Ord. 515 § 10, 2023)
§ 17.38.080 Slope categories.
The overall number of units allowed on a property shall be based on the summation of the total number of units allowed by the general plan with density transfers permissible for development in slope areas which exceed 20%. Where density transfers are not feasible, additional open space may be dedicated anywhere within the project boundaries to compensate for the development of steeper slopes as outlined below:
Slope Categories | Open Space Dedication |
|---|---|
20% to 35% | 35% open space1 |
35% to 50% slope | 50+% open space1 |
50% or more slope | Density transfer required, except as delineated otherwise in § 17.38.090 |
Note: | |
|---|---|
1 | The open space required shall be dedicated from the land which contains the slopes in question. The open space required by this section is in addition to any minimum percentage already required by the city's general plan. |
(Ord. 515 § 10, 2023)
§ 17.38.090 Slopes greater than fifty percent standards.
No construction or grading shall be permitted in areas containing slopes of 50% or greater except under the following circumstances:
A.
Development is proposed on isolated peninsula-shaped fingers of 50% slope within an otherwise developable area of lesser slopes;
B.
The grading involves the filling of small ravines or drainage courses not shown on the U.S.G.S. maps as intermittent or perennial streams which contain ancillary slopes of 50% or greater if said ravine or drainage course is not deemed a significant biological area (as determined by the environmental study for the project) and if measures to convey surface water are proposed to the satisfaction of the city engineer; or
C.
The grading involves the construction of roads if the 50% slope area is an isolated landform as defined in Section 17.38.040 of this chapter, or if no other reasonable alternatives are available and all hillside street design criteria are met as specified in Section 17.38.130 of this chapter.
(Ord. 515 § 10, 2023)
§ 17.38.100 Grading standards.
A.
Purpose. The standards contained in this section are established to ensure that grading techniques are utilized which reduce erosion potential, minimize visual impacts, promote use of development patterns and street designs that follow natural contours, and minimize length and width of manufactured slopes. These regulations are meant to complement Chapter 70 of the Uniform Building Code.
B.
Grading Standards. Except as otherwise permitted pursuant to this chapter, no project in a hillside area shall be permitted unless the project, or the project as modified with conditions, complies with the following standards:
1.
The maximum height for manufactured slopes shall be 30 feet except as specified in this chapter. Any manufactured slope in excess of 15 feet vertical shall have variable gradients.
2.
Manufactured fill slopes adjacent to primary and secondary arterials shall be no steeper than 3:1 within landscape assessment areas and public rights-of-way and shall not exceed 30 feet in height.
3.
When a proposed subdivision contains average net lot sizes exceeding 20,000 square feet, lot grading shall be limited to building pad and related functional yard area which may not exceed 100% of the size of the pad area. Flat pad grading of the entire lot is prohibited. The grading plan submitted for project review shall clearly delineate graded and natural portions of proposed lots.
4.
Grading on the perimeter of the site shall not be designed with perimeter downslopes to property lines unless a homeowner's association, slope maintenance district, or similar entity is established for maintenance of such downslopes. For interior slopes between lots, manufactured building pads shall be designed with upslopes to property lines.
5.
Subdivision development plans shall indicate a minimum setback of 15 feet from the rear dwelling wall or retaining wall to the toe of slope and a 20 foot setback from the rear dwelling wall to the top of a manufactured slope or retaining wall.
6.
Manufactured slopes greater than 10 feet in height shall be rounded at the top and at the toe of slope to simulate natural topography. The approving authority may exempt side slopes from this provision if the height of slope does not exceed 15% of the width of the lot and has a slope of less than 10 feet in height.
7.
Manufactured slopes in excess of 200 feet in length and greater than 10 feet in height shall be designed with horizontal curvature that simulates the horizontal surface variations of natural contours.
8.
Dwellings proposed on ungraded lots with natural grades of 20% and greater shall follow natural contours, utilizing such techniques as stepped foundations and split-level floor plans.
9.
For projects on property defined in this chapter as a hillside area, and where it can be clearly established that reduced setbacks will enhance preservation of natural terrain and reduced grading, front setbacks may be reduced by the approving authority to 10 feet as applied to the main portion of the dwelling. Garage setbacks shall normally be 20 feet except for a side-loaded garage where a minimum driveway depth of 20 feet from the right-of-way edge shall be provided.
10.
Any continuous manufactured slope within a subdivision with a slope steepness of 3:1 or steeper, a vertical height of 10 feet or greater where so allowed under this chapter, and which abuts five or more lots, shall require the creation of a homeowners association or other maintenance entity with provision for the collection of fees or assessments designated specifically to pay costs associated with the maintenance of all slopes falling under this category. The slope maintenance entity, rather than individual property owners, will be responsible for maintenance of such slopes. The tentative tract map shall be designed in such a manner that provides access to the slopes by assessable easements and which avoids the necessity of gaining access to the slopes through individual lots. No fences shall be permitted between lots within the slope easement areas. Slope easement areas may be included as lot area for purposes of calculating lot size. Habitable structures shall not be permitted within common slope easement areas.
(Ord. 515 § 10, 2023)
§ 17.38.110 Landform grading standards.
A.
General. Landform grading, as a design concept, utilizes grading techniques that stress the preservation of significant topographic features, the selective placement of development, variations in slope gradients, transitional slopes, and the sculpture-like shaping of manufactured slopes in a manner that replicates the shapes and characteristics of natural landforms.
B.
Authorization for Landform Grading. The height and slope steepness limitations and other applicable standards for manufactured slopes (as delineated herein) may be modified by the approving authority, if the proposed project is found to incorporate the following design elements:
1.
Variation to slope gradients utilizing compound slopes and state of the art grading techniques with maximum slope steepness to be determined by the city engineer as specified in the Uniform Building Code. An example of this technique would be slope transitions varying from 4:1 to 1:1 punctuated by slopes of varying steepness;
2.
Variation to pad sizes and shapes that correspond to variable topography;
3.
The artful utilization of contour and daylight grading to achieve a subtle transition between natural landforms and man-made slopes;
4.
Use of drainage and landscape elements such as clustering of trees and shrubs typical of concentration found in nature, incorporation of rock elements into man-made culverts and downdrains. The culverts and downdrains shall have coloring which blends with the surrounding area to reduce visibility.
C.
Processing Procedures—Determination of Compliance with Landform Grading. Conformance with landform grading techniques shall be determined during project review. It will be the responsibility of the applicant to provide the city with exhibits necessary to establish compliance with general design characteristics of landform grading techniques.
(Ord. 515 § 10, 2023)
§ 17.38.120 Hillside street standards.
A.
Streets within any project proposed in a hillside area as defined in this chapter shall be designed and constructed in accordance with the standards listed below:
1.
Hillside street standards shall reflect a rural, rather than an urban character. Streets in hillside areas shall, where feasible, be aligned parallel to the natural contours of the land;
2.
Bridges and oversized culverts, if recommended as a biological mitigation measure, shall be required when streets cross drainage ways and ravines serve as significant wildlife corridors;
3.
Development of streets oriented along the top of a significant ridgeline shall be prohibited;
4.
Standard street sections shall be as follows in hillside areas where streets are proposed on grades of 12% or greater. Said street sections shall include the following:
a.
Four-lane arterials in hillside areas: Right-of-way width may be reduced to 80 feet and curb to curb width reduced to 60 feet,
b.
Rural collectors in hillside areas: Right-of-way width may be reduced to 70 feet and curb to curb width reduced to 40 feet,
c.
Local collectors in hillside areas: Right-of-way width may be reduced to 50 feet and curb to curb width reduced to 36 feet,
d.
Cul-de-sacs in hillside areas: Right-of-way width may be reduced to 30 feet and curb to curb width to 24 feet. The cul-de-sac radius for hillside streets may be reduced to 32 feet;
5.
Split-level, one-way streets in areas of steep terrain (greater than 20% slope) when deemed acceptable by the approving authority;
6.
Street grades shall not exceed the following except if modified by the approving authority:
Primary arterials | 10% |
Secondary arterials | 12% |
Local streets | 15%, except for limited distance that may exceed 15% if approved by the city engineer and the Ventura County fire department |
7.
In order to encourage a rural feeling in residentially zoned parcels of two units per acre or less, the elimination of sidewalks and formal parkways will be allowed if the city engineer determines that this modification will not be detrimental to the public health, safety or welfare or that adequate alternative pedestrian circulation has been provided;
8.
Special Streets. Special streets, such as one-way streets, split-level streets and dead-end streets may be allowed by the approving authority when their use is justified by detailed engineering studies submitted by the applicant and are found to be necessary for the full achievement of the findings of this chapter;
9.
Rolled curbs and gutters shall be required in order to enhance the rural lifestyles if their water carrying capacity is not compromised.
B.
Modifications to these standards may be made by the approving authority if it can be found that such modifications are consistent with the circulation element of the general plan and further the purpose and intent of this chapter by reducing grading and overall visual impacts while retaining acceptable traffic safety and street design characteristics.
(Ord. 515 § 10, 2023)
§ 17.38.130 Landscape and erosion control standards.
The grading plan shall preserve natural terrain and vegetation to the maximum extent feasible, by utilizing creative design concepts, as permitted by standards established in this chapter. However, it is recognized that grading will involve considerable surface disruption and removal of natural vegetation. Where this occurs, and manufactured slopes are created, the following standards and submittal requirements shall apply:
A.
Submittal Requirements.
1.
With Formal Application. Conceptual landscape plans indicating both temporary and permanent slope plantings shall be prepared by a California registered landscape architect and submitted to the department of community development. Such plan shall outline all proposed planting in graded areas, means of irrigation, proposed timing of landscape installation and the manner in which landscaping will be maintained. A precise landscape plan shall be submitted prior to the issuance of a grading permit;
2.
Prior to Grading Permit Issuance. A manufactured slope revegetation report which analyzes existing soil conditions, proposed soil amendments, and plant suitability shall be submitted to the city for review and approval by the director of community development.
B.
Concrete Drainage Ditches. All concrete drainage ditches shall be colored concrete of Omaha Tan by Davis Concrete or an equivalent color.
(Ord. 515 § 10, 2023)
§ 17.38.140 Slope maintenance standards.
A.
Performance Bond. A performance bond for an amount to be established by the public works department shall be posted with the city in order to ensure that the ultimate establishment of all revegetation is completed. Said bond is to be posted prior to obtaining a grading permit.
B.
Erosion Control Standards. The grading plans submitted to the city shall provide erosion control measures which meet the specifications of the city engineering design standards and Uniform Building Code.
(Ord. 515 § 10, 2023)
§ 17.38.150 Drainage standards.
All proposed drainage facilities shall respect the natural (before development), hydrologic characteristics of the subject terrain, preserve major drainage channels in their natural state, and be designed in such a manner as to preserve the public health, safety or welfare. The provisions of the following standards shall apply to all land subject to these regulations and shall be in addition to the provisions of the adopted version of the Uniform Building Code, the Ventura County Land Development Manual or other standards the city may adopt in the future.
A.
To the maximum feasible extent, all natural drainage courses serving major drainage areas and containing significant perennial vegetation which may constitute a significant wildlife habitat should remain in their natural state. Alterations to the above drainage courses may be allowed by the approving authority if the application of this section will result in upstream or downstream flooding hazards for which there is no other feasible means of mitigation.
B.
In the event that off-site drainage facilities will be required to handle increased runoff from any development subject to these regulations, interim drainage facilities which provide for no increase in peak runoff from a 10 year storm shall be constructed and maintained until such time as the permanent facilities are completed.
C.
The overall drainage system shall be completed and made operational at the earliest possible time during construction or shall otherwise be provided for in a manner acceptable to the city engineer. If a development is to be phased, all downstream (including interim facilities within the project area or required interim off-site drainage facilities) elements of the approved drainage facilities shall be completed or otherwise provided for in a manner acceptable to the city before the completion of upstream phases.
(Ord. 515 § 10, 2023)
§ 17.38.160 Hillside development findings.
No project in a hillside development area shall be approved by the approving authority unless it is found to conform to all of the following findings based on standards set forth in this chapter:
A.
That the grading, and design standards contained in this chapter have been complied with in the overall design of the project;
B.
That the project design and site layout retains and utilizes natural contours of the site to the maximum extent feasible;
C.
That the project design incorporates drought tolerant landscape materials, water conserving irrigation techniques and erosion control measures in a manner that eliminates both short- and long-term erosion hazards while providing for aesthetic and effective revegetation of these slope areas;
D.
That development is sited in a manner that substantially retains the visual qualities and natural elevations of the significant ridgelines and prominent landforms forming the city's skyline backdrop, as defined in this chapter, and preserves those portions of the ridgelines visible from the valley floor of the city;
E.
That grading has been kept to an absolute minimum in order to maintain the natural character of the hillsides and that unavoidable grading complements natural landforms;
F.
That significant natural landmarks and other outstanding features have been retained in their natural state;
G.
That mass grading of large pads and excessive terracing has been avoided in residential zones and minimized in commercial and industrial zones;
H.
That proposed residential development plans have been utilized such as varying setbacks and heights for buildings, building techniques, building forms, and materials which ensure the compatibility of structures with the surrounding terrain and that proposed commercial and industrial development plans have been utilized varying setbacks and heights for buildings, building techniques, building forms, materials and colors which ensure the compatibility of structures with the surrounding terrain;
I.
That street and circulation design respects the natural contours of the land, minimizes grading requirements, and minimizes the percentage of land devoted to streets;
J.
That land graded for road right-of-way purposes through slopes not otherwise permitted to be graded herein does not include or permit construction of an increase in the number of existing or proposed building pads other than those permitted within that parcel. Such road grading shall not increase an existing or proposed building pad site;
K.
That altered slopes will be relandscaped with plants which are compatible with the project's soils, terrain and microclimate, which reduce the risk of fire;
L.
That any grading on slopes greater than 20% is restricted and encourages the preservation of visual horizon lines and significant hillsides as prominent visual features;
M.
That the overall density and intensity of development decreases as the slope increases.
(Ord. 515 § 10, 2023)
§ 17.38.170 Variances to hillside management ordinance.
No variance from the provisions of this chapter shall be allowed unless it is approved pursuant to provisions contained in the city zoning ordinance.
(Ord. 515 § 10, 2023)
