Responsible development of the Via Verde area of the city can be ensured through the adoption of a development control mechanism which reflects thorough and comprehensive land use planning. The most suitable development control mechanism is the specific plan, which when adopted, serves both a planning function and a regulatory function.

The purpose of Specific Plan No. 11 is to provide for the classification and development of parcels of land as a coordinated, comprehensive project so as to take advantage of the superior environment which will result from site specific community planning. Specific Plan No. 11 establishes the type, location, intensity and character of development to take place. It functions as a general blueprint of future development, focusing on the physical characteristics of the site and the integration of the same with surrounding urban uses.

Development standards are proposed to achieve the following objectives:

The adoption of Specific Plan No. 11 by the city is authorized by the California Government Code Title 7, Divisional Chapter 3, Articles 8 and 9, Sections 65450 through 65507.

Specific Plan No. 11 applies only to those properties within the city indicated on Exhibit A attached to and located at the end of this chapter.

Unless otherwise specified, all development within Specific Plan No. 11 shall comply with the provisions of this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise defined in this chapter.

Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code.

The approval of development within the specific plan area shall be governed by Section 65450 et seq., of the Government Code.

All construction within the boundaries of this specific plan area shall comply with all provisions of the Uniform Building Code and the various mechanical, electrical and plumbing codes adopted by the city.

Minor modifications to the specific plan which do not give rise to a conflict with the intent of the specific plan as approved, may be approved by the director of community development at his discretion.

A focused environmental impact report which analyzes the "worst case" situation for the accumulative impacts for the physical and economic development, proposed by the specific plan, has been certified by the city council and is referenced by this section.

The area of each planning area is calculated in gross acres exclusive of major perimeter roadways.

Any land use designation not specifically covered by Specific Plan No. 11 shall not be permitted.

If any regulation, condition, program or portion thereof of the specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and the invalidity of such provision shall not affect the validity of the remaining provisions thereof.

The maximum number of allowable dwelling units and their approximate location is established for each residential planning area as specified in the land use development plan, Exhibit A. Such development shall be subject to the development standards stated in this chapter, or in the event of a conflict with any other ordinance of the city, the most restrictive shall apply.

The maximum number of buildable lots and residential units are established on the tentative tract map at the time of approval by the planning commission and city council based on the topographic conditions, minimization of grading, street and lot layout, orientation of structures and the need for open space. The approval shall also establish the general grading conditions and approximate lot dimensions.

Planning area I permits thirty-six dwellings at thirty-three hundredths dwelling units per acre;

Planning area II permits thirty-four dwelling units at one and twenty-six hundredths dwellings per acre;

Planning area III permits forty dwellings at one and four hundredths dwellings per acre;

Planning area IV permits eighty-eight dwellings at one and eighty-four hundredths dwellings per acre; and

Planning area V permits sixty-four dwellings at one and fifty-seven hundredths dwellings per acre.

Detached single-family residential;

Open space;

Public and private trails.

Detached garages;

Accessory dwelling unit, subject to the provisions of Chapter 18.38 of this code;

Fences and walls subject to the provisions of Section 18.518.290;

Community recreation buildings and recreation facilities;

Guard or security gating structures at community entrance locations;

Patios, either attached or detached, and gazebos;

Patios and decks including cantilever design;

Swimming pool and spa;

Pool house with no kitchen facility;

Tennis courts;

Household pets as described and regulated in Chapter 18.20 Residential Zones Generally;

Public utility facilities as approved by the directors of community development and public works;

Other accessory uses of a similar nature which the director of community development finds consistent with the spirit and intent of this specific plan.

Detached Single-Family Residential Estates—Planning Area I.

Detached Single-Family Residential (Planning Areas II, III, IV and V). The maximum total number of single-family detached units permitted in these planning areas shall be two hundred twenty-six, yielding an average gross density of one and forty-six hundredths units per acre. The maximum number of residential buildable lots shall be indicated on the tentative tract map.

It is the objective of Specific Plan No. 11 to meet the intent and objectives of the city relative to residential hillside development; therefore, all development within the one hundred eight and one tenth acre area of planning area I shall conform to the provisions of Chapter 18.32 except that uses, alternate development standards and densities established in this chapter shall prevail.

Additionally, the standards contained in Chapter 18.32 regarding grading, unit size, building height, required parking, open space, and slope maintenance, Sections 18.32.080, 18.32.160 and 18.32.170, shall be met to the extent practical in all other planning areas.

Planning area I lot sizes and dimensions shall meet or exceed the standards of Chapter 18.32 as follows:

Planning areas II through V lot sizes and dimensions shall meet or exceed the standards of Chapter 18.24 as follows:

The intent and purpose of this section is to ensure that any onsite grading appears natural and blends into and follows the existing contours present on site to the greatest extent possible.

Grading of the site shall conform to the standards set forth in this section. Construction grading permits shall not be issued unless the grading plans have first been reviewed and approved by the director of community development and city engineer.

General. The site is divisible into five distinct areas and appropriate grading standards have been outlined in this section for each area on an individual basis. These areas are delineated on Exhibit A.

Planning Area I—Single-Family Detached—Estate Lots.

Planning Areas II, III, IV and V—Single-Family Detached Residential.

Grading is not permitted in these areas except for the following uses:

Where grading is warranted as in subsection A of this section, the following techniques shall be employed:

No structures, appurtenances, or walls may be constructed in this area except for those conditions listed in subsections A and B of this section.

Introduced plant material is encouraged to be restricted to native species and/or those plant types presently existing on site.

A declaration of covenants, conditions and restrictions shall be prepared by the developer and submitted to the planning director and city attorney for review prior to the issuance of building permits. The covenants, conditions and restrictions shall be signed and acknowledged by all parties having record title interest in the property to be developed, shall make the city a party thereto and shall be enforceable by the city. The covenants, conditions and restrictions shall be approved by the city and recorded by the development prior to occupancy of units or buildings proposed for this project. The covenants, conditions and restrictions shall be subject to the following conditions:

In planning area I, the maximum building height shall be as follows:

No building or structure in planning areas II through V shall exceed two stories, as defined by the Uniform Building Code, or thirty-five feet in height, whichever is less.

Front Yard Setbacks.

Side Yard Setbacks.

Setbacks for Accessory Structures.

General. Driveways and drives shall be designed to a grade and alignment that will provide the maximum of safety and convenience for vehicular, emergency and pedestrian use and in a manner which will not interfere with drainage or public use of the sidewalks and/or street areas. Driveways shall be located and designed to minimize disturbance to natural terrain.

A minimum of two off-street parking spaces within a fully enclosed garage shall be provided for each dwelling unit. In addition, two off-street parking spaces for guests shall be provided for each dwelling unit.

Driveways shall have a minimum width of sixteen feet, except turn-in driveways which shall have a minimum width of twelve feet unless modified to preserve natural terrain pursuant to the plan disposition procedure.

The occasional use of common driveways serving two or more residences can drastically reduce the potential monotonous repetition of driveways as well as reduce grading and the on-site costs of development. This arrangement shall be encouraged.

Planning Area I. All fencing to be installed shall meet the standards set forth in Section 18.24.040(G) of this code, except for front yard fences which may be up to six feet in height. No fencing shall be permitted within the open space easement areas within this specific plan, as set forth in Exhibit B.

Planning Areas II, III, IV, V. All fencing to be installed shall meet the standards set forth in Section 18.24.040(G) of this code. Fencing is typically located at the top of slope or the toe of slope of downslope properties. No fencing shall be permitted within the open space easement areas within this specific plan, as set forth in Exhibit C.

To provide the city with the necessary assurances at the time of adoption of Specific Plan No. 11 that the community will develop in accordance with the quality and character proposed in this chapter;

To provide policy guidance to builders, home residents, engineers, architects, landscape architects, and other design professionals in order to maintain design continuity throughout the development and within the home area;

To provide guidance to the development plan review board, planning commission and the city council in the subsequent review of building plans as noted in plan review and disposition procedures.

The creation of a human scale of buildings such that the structures do not appear to be monumental in size or visual scale;

The promotion of controlled variety by the use of such techniques as breaking up long wall surfaces and roof lines into staggered masses, employing natural or highly textured materials on buildings or walls and employing balconies to provide useable outdoor space as well as visual relief;

Variation in roof forms by the mixing of single with two-story elements, occasional turning on end, the addition of architectural details, or the use of differing heights of roof peaks;

Avoidance of conflicting or "hodge-podge" effects in style or materials.