Responsible development of the Via Verde area of the city can be insured 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. 15 is to provide for the 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. 15 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 same with surrounding urban and open space uses.

To utilize current practices of good design, architecture, landscape architecture, civil engineering, grading and hillside land planning to preserve, enhance and promote the existing and future appearance and resources of hillside areas;

To provide alternate approaches in hillside areas to the conventional flat land development practices;

To provide for the planning, design, and development of single-family home sites that provide ample safety with respect to fire hazards, exposure to geological and geotechnic hazards, drainage, erosion, siltation and materials of construction;

To minimize the alteration of visually significant natural landforms, vegetation, landmarks and open space, especially as seen from adjacent existing development and major roadways;

To provide a safe means of ingress/egress for vehicular, emergency and pedestrian traffic to and within hillside areas, with minimum disturbance to the natural terrain;

To provide an enriched residential environment with aesthetic cohesiveness, harmonious massing of structures, and interfacing of open space through the utilization of superior land planning and architectural design.

The adoption of Specific Plan No. 15 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. 15 applies only to that property within the city indicated on Exhibit A attached to the end of this chapter.

Unless otherwise specified, all development within Specific Plan No. 15 shall comply with this code. Terms used in this chapter shall have the same meaning as defined 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 state of California 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 subsection.

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. 15 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 of this chapter.

The maximum number of allowable dwelling units and their respective 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 the 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.

Detached single-family residential dwellings;

Maids' quarters, when the principal residence exceeds four thousand square feet, minimum;

Open space.

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 uses similar to those stated in subsections A and B which the director of community development or their designee finds consistent with the spirit and intent of this specific plan.

Detached garages and carports;

Fences and walls subject to the provisions of Section 18.524.310;

Community recreation buildings and recreation facilities;

Guard or security gating structures at community entrance locations;

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

Model homes, real estate offices and parking compounds associated with the sale of residential homes, subject to approval by the planning division;

Temporary storage compounds for contractors trailers and construction equipment during actual construction only;

Real estate and model complex signs relating to the sale, lease or other disposition of the real property on which the sign is located and which are temporary in nature subject to the regulations of Chapter 18.152;

Such other uses as are permitted pursuant to Chapter 18.196.

All Planning Areas. The number of permitted dwellings are shown on Exhibit A, land use development plan on a planning area by area basis. The maximum number of buildable residential lots along with any nonbuildable lots shall be indicated on the tentative tract map. Each single-family residential structure (dwelling) together with any accessory structures shall be located on an individual residential building site (lot). There shall be no more than one single-family dwelling per residential lot. No lot established by this specific plan may be further subdivided for the purpose of creating a buildable residential lot. No detached maid or guest quarters with kitchen facilities are permitted.

Detached Single-Family Residential—Planning Area I. The maximum number of detached single-family residential lots permitted is twenty, yielding an average gross density of one unit per acre as indicated on Exhibit A, land use development plan.

Detached Single-Family Residential—Planning Area II. The maximum total number of single-family detached units permitted in this planning area shall be forty-two, yielding an average gross density of 1.7 units per acre as shown on Exhibit A, land use development plan.

Open Space—Planning Area III. Planning area III consists of 34.8± acres of permanent open space. No residential lots are permitted. No lot in this planning area may be subsequently subdivided for the purpose of creating a buildable residential lot.

It is the objective of Specific Plan No. 15 to meet the intent and objectives of the city relative to residential hillside development; therefore, all development within the 59.0± acre site 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 unit size, building height, required parking, open space, and slope maintenance, Sections 18.32.110, 18.32.120, 18.32.130, 18.32.160 and 18.32.170, shall be met or exceeded to the extent practical in all planning areas.

Lot Sizes. All residential lot areas shall be as follows:

Lot Width and Depth. Lot width may be reduced to no less than eighty feet at the building location for any lot in areas I and II. Additionally, lot width shall be not less than ninety feet at the building location for Lots 19, 20, 21, 47, 48, 49, 50 and 51 indicated on Tentative Tract Map No. 42984. Lot depth as measured at the building line may be reduced to no less than one hundred feet for all lots and shall exceed one hundred twenty feet in depth for lots in area I.

Minimum front yard setback shall be twenty feet from the front property line. In those lots where physical hardship exists, a lesser minimum setback may be reviewed and approved by the planning commission.

Side Yard Setbacks. The minimum required side yards for detached family residential development shall be five and twelve feet, with the twelve foot side yard being provided on the driveway side of the lot. On corner lots, the side yard adjacent to the street shall be a minimum of ten feet.

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

Planning Areas I, II and III. Grading is permitted under the following guidelines:

Planning Area II. Grading of lots in planning area II shall, as much as possible, consist of daylight cut conditions such that manufactured slopes, cut or fill, are not created excepted in the following conditions:

Planning Area III. Grading of planning area III, open space, shall conform to those conditions in Section 18.524.220.

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

Where grading is warranted as outlined in subsection A, the following technique 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 (CC&Rs) shall be prepared by the developer and submitted to the director of community development 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 developer prior to occupancy of units or buildings proposed for this project. The covenants, conditions and restrictions shall be subject to the following conditions:

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 area. 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 permitted.

Design Concept. The general design concept is to maintain the scenic amenity represented by existing natural landforms and vegetation, with introduced plan materials designed to harmonize with the natural character of the site. The major open space areas will be retained in their natural state, and additional landscaping will be incorporated in specific perimeter areas to eliminate negative visual impacts both on and off the site through selective screening. Locations of key entries, visual screening, and conceptual design shall be required as part of the conceptual landscape plan.

Landscape Plan and Plant Materials List.

Fire Prevention. In order to reduce potential fire hazards, existing fire prone plant materials shall be eliminated along main roads or sprinkled or otherwise irrigated so as to reduce their fire prone characteristics. Landscape material used shall be selected for its fire retardant characteristics. All plant material shall meet with the requirements of the Los Angeles County fire department.

Installation and Maintenance Responsibility.

To provide the city the necessary assurance at the time of adoption of Specific Plan No. 15 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 review authority pursuant to Chapter 18.12 of this title in the subsequent review of building plans as noted in the plan review and plan 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 usable 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 on adjacent lots.