San Dimas City Zoning Code
CHAPTER 18
542 SPECIFIC PLAN NO. 25
§ 18.542.010 Purpose and intent.
A.
Responsible development of the Northern Foothills of the city can be ensured through the adoption of a development control mechanism that 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.
B.
The purpose of Specific Plan No. 25 is to provide for managing environmental values and future development within the northern foothills area in order to protect the area's natural environment and existing resources and to ensure that the design of future hillside developments preserves sensitive resources in place, considers the natural hillside topography and maximizes view opportunities to, as well as from, the developments. Overall, the strategy encourages fitting projects into their hillside setting rather than altering the hillside to fit the project. Thus, although individual property rights within the northern foothills area must be recognized, the priority between development and natural resource values should be balanced.
C.
Specific Plan No. 25 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 integration of the same with surrounding uses.
D.
Development standards are proposed to achieve the following objectives:
1.
To minimize alterations to the natural terrain, not only to preserve natural environmental features, but also to protect residents' health and safety within nearby developed areas;
2.
To provide an enriched low density residential environment with aesthetic cohesiveness, harmonious massing of structures, and interfacing of open space through the utilization of superior land planning and design;
3.
To minimize the impact of new development into the surrounding viewshed, especially as seen from public intersection viewpoints in the city;
4.
To utilize current practices of good design, architecture, landscape architecture, civil engineering, and hillside land planning to preserve, enhance and promote the existing and future appearance and resources of hillside areas;
5.
To protect public health and safety from the potential damaging effect of hillside alteration and to minimize conventional flat land development practices, except in clustered developments;
6.
To provide for the planning, design and development of single-family residences that provide ample safety with respect to fire hazards, exposure to geological and geotechnical hazards, drainage and erosion;
7.
To maximize preservation of the area's natural environment, recognize the opportunities and constraints that the land itself imposes, and accommodate such development as can be designed to minimize impacts on the natural environment and protect the public health and safety;
8.
To provide a safe means of ingress/egress for vehicular, equestrian and pedestrian traffic to and within the northern foothills with a minimum disturbance to the natural terrain;
9.
To preserve natural landforms in order to recognize and live within the limits placed by natural environmental constraints;
10.
To facilitate development within the northern foothills which is rural in character and which contributes to the open space character of the area.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.020 Authority and scope.
The adoption of Specific Plan No. 25 by the city is authorized by the California Government Code Title 7, Divisional Chapter 3, Articles 8 and 9, Sections 65450 through 65507.
(Ord. 1106 § 1, 1999)
§ 18.542.030 Location.
Specific Plan No. 25 only applies to that property within the city indicated on Exhibit A attached to and located at the end of this chapter.
(Ord. 1106 § 1, 1999)
§ 18.542.040 General notes and conditions.
A.
Unless otherwise specified, all uses and development within Specific Plan No. 25 shall comply with the provisions of this code. Terms used in this chapter shall have the same meaning as defined in this code unless otherwise defined in this chapter.
B.
Any details or issues not specifically covered in the specific plan shall be subject to the regulations of this code.
C.
The approval of uses and development within the specific plan area shall be governed by Section 65450 et seq., of the Government Code.
D.
All construction within the boundaries of this specific plan area shall comply with all provisions of the building code and the various mechanical, electrical and plumbing codes adopted by the city.
E.
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 planning at his or her discretion.
F.
A program environmental impact report which analyzes the "worst case" scenario for possible build-out and public improvements and for the cumulative impacts, which may occur by subsequent implementation of the specific plan, has been certified by the city council and is referenced by this section. This environmental impact report will be utilized as a master CEQA clearance document for future focused studies, if determined necessary by the city, which will tier off of the program environmental impact report in accordance with Section 15152 of CEQA Guidelines, as amended.
G.
Any land use not specifically authorized by Specific Plan No. 25 shall not be permitted.
H.
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 section shall not affect the validity of the remaining provisions thereof.
(Ord. 1106 § 1, 1999)
§ 18.542.050 Definitions.
means the average slope in a given geographical area as determined according to the following formula:
S = 2.29 x 10-3 I L / A |
S = Average slope percent |
A = Total acreage of the area being measured |
L = Length of each of the contours, in feet (with appropriate scale), within the area being measured |
I = Contour intervals, in feet |
means the vertical change in elevation over a given horizontal distance prior to grading or any alteration.
means a contour grading method which creates artificial slopes with curves and varying slope ratios in the horizontal and vertical planes designed to simulate the appearance of surrounding natural terrain.
means a way of life characterized by living in an area with few people; a natural, peaceful, quiet setting; allowance for a sense of solitude; and, unhindered views of stars in the night sky. Rural areas are unencumbered by typical urban/suburban facilities, including: curbs, gutters and sidewalks; street lighting except where needed for safety purposes; formal, manicured landscaping; and commercial facilities.
mean four or more lots, not less than one-half acre in size, sharing a common road or driveway access.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.100 Development feasibility areas.
In Planning Area Two areas identified for potential development consistent with the goals and objectives of Specific Plan No. 25 are depicted on Exhibit B attached to and located at the end of this chapter.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.105 Planning areas.
A.
The incorporation of the planning area concept into this specific plan creates the opportunity to apply the maximum allowable density and some development standards differently to unique parts of this specific plan. This is beneficial due to varying opportunities for clustered development, access and utilities. The two planning areas are depicted as set forth on Exhibit A located in Section 18.542.630.
B.
Planning Area One (PA1) consists of three hundred ten plus or minus acres at the southwesterly portion of the specific plan.
C.
Planning Area Two (PA2) consists of nearly seven hundred acres comprising the remainder of the specific plan.
(Ord. 1201 § 1, 2011; Ord. 1236 § 1, 2016)
§ 18.542.110 Maximum allowable density.
A.
The maximum allowable density for Planning Area One shall be 0.225 dwelling units per acre, not to exceed sixty-five dwelling units.
B.
The maximum allowable density for Planning Area Two shall be as shown in the following table:
Table 18.542.110 Maximum Allowable Density | ||
|---|---|---|
Natural Slope | Development Feasibility Zone | |
Within | Outside | |
0 > 25% | 1 du/ 5 acres | 1 du/20 acres |
25 > 35% | 1 du/10 acres | 1 du/20 acres |
35 > 50% | 1 du/20 acres | 1 du/40 acres |
50% or more | 1 du/40 acres | 1 du/80 acres |
C.
Achievement of the maximum development intensity cited above is not guaranteed; the actual yield of any development is to be determined based upon:
1.
Site-specific physical characteristics;
2.
The need for mitigation or avoidance of impacts to biological habitats;
3.
The environmental sensitivity of proposed site design, grading and type of construction;
4.
Available on-site and off-site access and circulation; and
5.
The ability of the proposed project to avoid impacts on other properties.
D.
Individual developments within Specific Plan No. 25 must be consistent with the general policies and actions contained in the General Plan. It is specifically acknowledged that a project that meets applicable development policies might not achieve the maximum development intensity for the site.
E.
Within the Specific Plan No. 25 area, there are existing lots of record that exceed the maximum development densities cited above. For these parcels, one single-family dwelling unit may be permitted without compliance with maximum allowable density and minimum lot size but subject to all other regulations and requirements of this specific plan.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011; Ord. 1236 § 2, 2016)
§ 18.542.120 Permitted land uses.
Primary uses in Planning Areas One and Two of Specific Plan No. 25 are as follows:
A.
Detached single-family residential;
B.
Grazing;
C.
Public parks and open space;
D.
Public and private trails;
E.
Public and/or quasi-public utility transmission, communication and/or service facilities, provided that the proposed facility shall be located a minimum of three hundred feet from the nearest residence and not exceed twenty-five feet in height.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.130 Conditional uses.
Conditional uses in Planning Areas One and Two of Specific Plan No. 25 are as follows:
A.
Wireless communications facilities, in accordance with Section 18.150.070(B).
B.
Equestrian facilities, including horse boarding.
C.
Uses which promote environmental preservation, including nature preserves, ponds, and related low activity uses, provided that such uses shall be located on a parcel not less than twenty acres in size.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.140 Accessory uses.
Accessory uses in Planning Areas One and Two of Specific Plan No. 25 are as follows:
A.
Home occupations, in accordance with the provisions of Section 18.184.010;
C.
Animal keeping, in accordance with the standards set forth in Sections 18.28.020(C), 18.28.050 and 18.28.060, as applicable;
D.
Horsekeeping, in accordance with the provisions of Section 18.542.380;
E.
Public utility facilities, as approved by the director of planning;
F.
Other uses similar to those stated which the director of community development finds consistent with the spirit and intent of this specific plan.
§ 18.542.150 Temporary uses.
Temporary uses in Planning Areas One and Two of Specific Plan No. 25 are such uses as are permitted pursuant to Section 18.196.050.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.200 Intent.
This article is intended to provide standards for development of all residential and open space land uses within the specific plan area. Any development standards which are applied differently between Planning Areas One and Two are specifically identified. Where no distinction is made the development standards are applied the same throughout the specific plan.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.210 Lot size.
The minimum lot size shall be as set forth in this section. The establishment of minimum lot sizes within Specific Plan No. 25 is intended to set minimum lot size only. The density of new development, whether it is within a clustered or a nonclustered project, shall not be permitted to exceed the maximum density allowed by the San Dimas General Plan. A clustered development consists of a minimum of four lots grouped together sharing a common access and being similar in lot size.
B.
The minimum lot size in Planning Area Two shall be as follows:
Average natural slope < twenty percent: |
Two acres in a nonclustered land division; |
One acre in a clustered land division. |
Average natural slope twenty to forty-eight percent: |
Within Development Feasibility Zones: |
Five acres in a nonclustered land division; |
One acre in a clustered land division. |
Outside of Development Feasibility Zones: |
Twenty acres in a nonclustered land division; |
Two acres in a clustered land division. |
Average natural slope > forty-eight percent: |
Forty acres in a nonclustered land division; |
Two acres within a clustered land division. |
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.220 Open space and no build areas.
A.
These areas of the site in which development does not occur will be controlled and protected by the designation of open space or no build areas. The intent of these areas is to preserve the open space character of the areas minimizing the introduction of visible man-made structures, preserving and enhancing the natural aesthetics of the area, while also maintaining the health, safety and welfare of the residents and protection of property. Open space areas have been designated on Homeowners Association Lots, and no build areas have been designated on some of the residential lots that have undisturbed land formations and natural vegetation. The no build areas consist of two subareas; No build area – Natural, and No build area – Modified, further described as follows:
1.
No build area – Natural. No build areas that have not been disturbed as part of the original grading process of the tract map. These areas shall remain natural and shall not be disturbed and/or graded unless as specified within this section of the Code. No build area – Natural shall apply to Lot Nos. 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 30, 31, 32, and 33, of Tract 70583-01, Lot Nos. 15 & 16, of Tract 70583-02, and Lot Nos. 6, 8, 9, 10 of Tract 70583-03. Lot Nos. 7, 8, and 20 of Tract 70583-02 are designated as No build – Natural and No build – Modified.
2.
No build area – Modified. Areas of the No build area that have been partially modified as part of the originally approved grading plans for Tract 70583. No additional modification may be allowed to the No build area – Natural area that were not disturbed unless as allowed by subsection (A)(1) above. No build area – Modified shall apply to Lot Nos. 7, 8, and 20 of Tract 70583-02.
B.
The following uses/structures are allowed within the open space and the No build areas:
1.
Open space – Grading is not permitted in this area except for the following uses:
a.
Fuel modification and limited access for fire control and emergency vehicles;
b.
Recreational access for riding, hiking or other similar open space uses;
c.
Protection of property from the effects of storm runoff, erosion, unstable soils or geologic conditions;
d.
Road access for surrounding circulation;
e.
Service access for utilities and flood control facilities;
f.
Landscape restoration;
g.
Underground utilities and water tanks.
C.
No build area – Grading, uses and accessory structures are not permitted in these areas except for the following uses:
2.
No build area – Modified:
a.
Arbors;
b.
Trellis;
c.
Pergolas;
d.
Solid patios;
e.
Outdoor kitchen/BBQ facilities;
f.
Gazebos;
g.
Garden sheds;
h.
Sheds;
i.
Pool house with bathroom (pool house cannot be habitable/not fully enclosed);
j.
Swimming pools and pool slides;
k.
Outdoor showers;
l.
Exterior fireplaces (attached or detached);
m.
Walls, fences, and retaining walls;
n.
Sports courts;
o.
Water features;
p.
Pool equipment;
q.
Landscaping;
r.
Irrigation and associated meters;
t.
And any other such uses that the Director of Community Development deems to be similar in nature and use.
D.
Introduced plant material is encouraged to be restricted to native species and/or those plant types presently existing on-site.
(Ord. 1106 § 1, 1999; Ord. 1294 § 1, 2022)
§ 18.542.230 Grading.
Grading of the site shall conform to the standards set forth in this section. Construction grading shall not be issued unless the grading plans have first been reviewed and approved by the director of community development and city engineer, according to the terms of the applicable city approvals.
A.
Lots in this specific plan are predominantly located along the major change in topography and are highly visible to the surrounding community. The lots are located in an area of great landform sensitivity. The drainage of runoff will follow its natural course.
B.
Housing shall be sited to take maximum advantage of any natural flat areas of the site for the location of the dwelling unit and any accessory structures in order to insure adherence to the grading standards applied in this subsection.
C.
Prior to the issuance of a grading permit, the developer shall submit a tree removal plan for review and approval pursuant to Chapter 18.162 of this title.
D.
Grading is permitted in Planning Area One under the following guidelines.
1.
Grading for the single-family detached lots is permitted under the following guidelines:
a.
Slopes are to be contoured and blended to harmonize with natural slopes, where feasible;
b.
Significant landform features as determined by the planning division, such as prominent trees, ridgelines and the like shall be preserved, where feasible;
c.
Maximum vertical height of cuts and fills exposed or retained by walls from toe to top should not exceed twelve feet whenever possible;
d.
The maximum steepness of exposed cuts and fills shall not exceed 2:1, and preferably 3:1 for fills;
e.
Berms and/or back-cut grading shall be utilized to screen improvements on prominent lots from off-site visibility;
f.
No grading of building pads shall be permitted prior to precise plan approval.
2.
Grading is not permitted in the open space area or designated "no build" areas except as permitted per Code Section 18.542.220.
3.
Grading for access roadways and driveways shall conform to the following:
a.
Tall retaining walls are required for access roads and are permitted subject to precise plan approval;
b.
Retaining walls shall be designed to use mechanically stabilized earth or similar materials to blend as much as possible into the area;
c.
Where conventional retaining walls are utilized, exterior surfaces shall use materials to achieve a natural finished appearance;
d.
Landscaping shall be incorporated into retaining wall design to soften their appearance where possible.
4.
Where grading is warranted as specified in this subsection, the following techniques shall be employed:
E.
Grading is permitted in Planning Area Two under the following guidelines.
1.
Grading shall be restricted to portions of a site with less than a thirty-five percent natural slope, except for the following, where limited grading may be permitted:
2.
All graded slopes are to be contoured and blended to harmonize with natural slopes except where the use of contour grading techniques result in significantly greater exposed graded slopes.
3.
The extent of visible exposed cut or fill banks shall be limited to twelve feet except where the use of a specific grading technique minimizes the visual impact or aids in visual screening.
4.
Significant landmark features as determined by the planning division, such as prominent trees and areas of special natural beauty, shall be preserved.
5.
Where manufactured slopes greater than five feet in height are created, adequate provision shall be made to maintain such slope. A deed restriction shall be recorded acknowledging existence of such slope and the landowner shall indemnify the city from any damages associated with slope failure.
6.
Except within bedrock, where manufactured slopes in excess of five vertical feet cannot feasibly
 |
be avoided, they shall be landform graded. Grading plans shall identify which slopes are to be landform graded and which are to be conventionally graded (see figures above).
7.
No grading of finished building pads shall be permitted prior to precise plan approval.
8.
Any retaining wall which may be permitted shall comply with the following:
a.
The use of retaining walls and structures is encouraged when it significantly reduces site grading;
b.
Except where employed to facilitate construction of a single story residential dwelling, retaining structures shall be located and restricted to twelve vertical feet in height so that they do not become a dominating visual feature (see figure below);
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c.
When taller retaining structures are built to accommodate a single-family dwelling unit, the retaining structure shall be located behind the dwelling so as to be screened from view by the house;
d.
Where retaining walls face or will be visible from public streets, they should be faced with materials that help blend the wall into the natural character of the terrain;
e.
Large retaining walls in a uniform plane should be avoided. Break retaining walls into elements and terraces, and use landscaping to screen them from view.
§ 18.542.240 Erosion-Slope maintenance.
A.
Erosion. All manufactured slopes shall be planted or otherwise protected from the effects of storm runoff erosion and shall be benched or terraced as required to provide for adequate stability. Planting shall be designed to blend the slopes with the surrounding terrain and development. Irrigation facilities shall be required only where necessary to provide for proper maintenance of the planted areas.
B.
Slope Maintenance. All slopes shall be maintained in accordance with the following provisions:
1.
An agreement 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 agreement 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 agreement shall be approved by the city and recorded by the development prior to occupancy of units or buildings proposed for this project.
2.
The agreement shall be subject to the following conditions:
a.
The agreement shall be prepared and reviewed at the developer's sole cost and expense;
b.
The agreement shall be in the form and content approved by the director of planning and city attorney, and shall include such provisions as are required by this approval and as the officials deem necessary to protect the interest of the city and its residents;
c.
The agreement shall provide for the effective establishment, operation, management, use, repair and maintenance of all open space and "no building" areas;
d.
The agreement shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance;
e.
The agreement shall provide that if the property is not maintained in the conditions required by the agreement then the city, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the agreement or the city's ordinances. The property shall be subject to a lien in favor of the city to secure any such expense not promptly reimbursed;
f.
In addition, the agreement shall contain the following special conditions:
i.
All improvements located within the slope areas, such as landscaping and sprinklers, shall be maintained in a safe condition and a state of good repair,
ii.
Failure to maintain such improvements located on slope areas is unlawful and a public nuisance endangering the health, safety and general welfare of the public and a detriment to the surrounding community.
(Ord. 1106 § 1, 1999)
§ 18.542.250 Building height.
The minimum building height shall be as set forth in this section. Building height shall be measured from the average of the lowest point and highest point of contact with the ground to the highest portion of the structure.
A.
Building height shall not exceed one story and a maximum of twenty-five feet, not including architectural projections for non-habitable areas, except as follows:
1.
Within Planning Area One.
a.
No building or structure erected in this zone shall have a height greater than thirty-five feet or two-stories, whichever is less. This section applies to the original sixteen lots designated as two-story and the remaining forty-nine lots within Tracts 70583-01, -02, and -03.
2.
Within Planning Area Two, on a parcel where a minimum of four parcels are allowed, not more than one parcel may be approved for a two-story structure. Such structures shall not exceed thirty-five feet in overall height. A visual analysis shall be required to demonstrate that the additional height will not increase visual intrusiveness. Any other parcels created in the future shall include a deed restriction prohibiting two-story structures.
B.
On sloping lots building height shall be determined as follows:
1.
Downhill Lot. An overall maximum height of twenty feet, except for approved two-story designated lots, is permitted, as measured from finished grade, from the minimum front setback extending towards the rear of the lot. The maximum height at the side setbacks shall be fifteen feet, except for approved two-story designated lots, extending towards the center of the lot at a forty-five degree angle to a maximum height of twenty feet as measured from finished grade, except for approved two-story designated lots (see figures below).
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2.
Uphill Lot. A maximum height of fifteen feet, except for approved two-story designated lots, is permitted at the minimum front setback, and shall extend up and toward the rear of the lot at a forty-five degree angle to a maximum overall height of twenty feet, as measured from finished grade, except for approved two-story designated lots. The maximum height at the side setbacks shall be fifteen feet extending towards the center of the lot at a forty-five degree angle to a maximum height of twenty feet, as measured from finished grade, except for approved two-story designated lots (see figures below).
3.
Cross Slope Lots. A maximum height of twenty feet, except for approved two-story designated lots, is permitted, as measured from finished grade, from the minimum front setback extending towards the rear of the lot. The maximum height at the side setbacks shall be fifteen feet, except for approved two-story designated lots, extending towards the center of the lot at a forty-five degree angle to a maximum height of twenty feet as measured from finished grade, except for approved two-story designated lots (see figure below).
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(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011; Ord. 1221 § 1, 2013; Ord. 1294 § 1, 2022)
§ 18.542.260 Setbacks.
A.
Setbacks for Planning Area One shall be as follows:
1.
Front Yard Setbacks. Front yard setbacks shall be a minimum of twenty feet but a lesser minimum setback may be reviewed and approved by director of community development or designee if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
2.
Side Yard Setbacks. Side yard setbacks shall be a minimum of twenty-five feet combined but a lesser minimum setback may be reviewed and approved by the director of community development or designee if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
3.
Setbacks for Accessory Structures. Setbacks for accessory structures shall be as established by the director of community development or designee, but no less than twenty feet to the side or rear yard property line but a lesser minimum setback may be reviewed and approved by the director of community development if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
B.
Setbacks for Planning Area Two shall be as follows:
1.
Front Yard Setbacks. Front yard setbacks shall be a minimum of fifty feet but a lesser minimum setback may be reviewed and approved by director of community development or designee if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
2.
Side Yard Setbacks. Side yard setbacks shall be a minimum of forty feet but a lesser minimum setback may be reviewed and approved by the director of community development or designee if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
3.
Setbacks for Accessory Structures. Setbacks for accessory structures shall be as established by the director of community development or designee, but no less than forty feet to the side or rear yard property line but a lesser minimum setback may be reviewed and approved by the director of community development or designee if warranted by topographic conditions or to otherwise comply with the intent of standards set forth in this specific plan.
§ 18.542.270 Lot and site design.
All site plans shall be in compliance with the following standards:
A.
The visual intrusiveness of new development shall be minimized.
B.
Site design shall utilize varying setbacks, structure heights, innovative building techniques, and retaining walls to blend structures into the terrain.
C.
Lot and site design shall consider building separation to facilitate privacy between residential structures.
D.
Site design shall allow for different lot shapes and sizes, as well as the provision of split development pads, with the prime determinant being the natural terrain.
E.
Flag lots shall be allowed in areas where it is demonstrated that the end result is the preservation of natural topography by minimizing grading.
F.
Structures shall be sited in a manner that will fit into the hillside's contour, except in an approved clustered development, and relate to the form of the terrain; retain outward views while maintaining the natural character of the hillside; preserve vistas of natural hillside areas and ridgelines from public places and streets; preserve existing views; and, allow new dwellings access to views similar to those enjoyed from existing dwellings (see figures below).
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G.
Clustered development is encouraged as a means of preserving the natural appearance of the hillside and maximizing the amount of open space. Under this concept, dwelling units are grouped in the more level portions of the site, while steeper areas are preserved in a natural state as "no building" areas.
1.
Clustered development must preserve open space in its natural state. Adequate legal provisions shall be made to ensure the preservation of open space areas in perpetuity.
2.
When viewed from outside the northern foothills area from the south, southwest and southeast, clustered subdivisions are to have no greater visual impacts than would a non-clustered development, except for required reduction in lot size and closer proximity of home sites.
H.
Primary and secondary ridgelines are identified on Exhibit C attached and part of this chapter and are subject to the following standards.
1.
Primary ridgelines shall be protected from any construction activities including, but not limited to roads, structures, water tanks, antennae, utilities, and other structures or facilities so as to maintain a natural skyline (see figure below). Where the only feasible location for a structure is on a primary ridgeline, the structure shall be sited and designed to minimize any visual intrusiveness.
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2.
New parcels which have as their only feasible building site a primary ridgeline shall not be created. Where the only feasible building site within an existing parcel is on a primary ridgeline, the structure shall be sited at the lowest possible elevation on the site, and along the least visible portion of the ridge upon which a structure can feasibly be constructed.
3.
Where development is proposed to occur adjacent to a primary ridgeline (a ridge which is visible against the sky as viewed from a public street), it should be set back a sufficient distance so as to be located below the ridgeline. The intent of this requirement is to maintain a natural skyline (see figure below).
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4.
Planting shall be used along re-contoured secondary (non-skyline) ridges to recreate a natural silhouette, and to act as a backdrop for structures.
Trees shall be planted to create a continuous linear silhouette since gaps in the planting will not give the desired effect (see figure below). Subject to preserving views out; not more than fifty percent.
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(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.280 Parking/driveways.
In addition to the standards established by Chapter 18.156, the following standards will apply:
A.
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 street areas. Driveways shall be located and designed to minimize disturbance to natural terrain.
B.
A minimum of two off-street parking spaces within a fully enclosed garage shall be provided for each dwelling unit. In addition, four off-street parking spaces for guests shall be provided for each dwelling unit. Off-street guest parking may be reduced where it is found that sufficient on-street parking is available or excessive grading would be necessary to create the off-street guest parking.
C.
Driveways shall have a minimum width of sixteen feet, unless modified to preserve natural terrain pursuant to the plan disposition procedure.
D.
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. Driveways which serve more than one lot, as well as diagonal driveways running along contour lines, are encouraged as a means of reducing unnecessary grading, paving and site disturbance. These arrangements shall be encouraged (see figure below).
 Driveways can reduce grading |
(Ord. 1106 § 1, 1999)
§ 18.542.290 Access and circulation.
Plans delineating access to the subject site and areawide circulation shall be required and shall be in compliance with the following standards.
A.
Street Design Standards. Street designs shall comply with the following standards:
1.
Roadways within Specific Plan No. 25 shall provide for minimum safe passage of two cars along a paved road section, except in limited circumstances and as approved by the planning director and city engineer.
2.
Street widths shall conform to the following minimum street sections. On-street parking shall be prohibited unless deemed safe or unless parking turn-outs are provided.
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3.
Streets shall follow the natural contours of the hillside to minimize cut and fill, where feasible (see figures below).
4.
Streets may be split into two, parallel one-way streets, thereby effectively functioning as a two-way street with a median, in steeper areas to minimize grading and blend with the terrain (see figures below).
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5.
Cul-de-sacs or loop roads are encouraged where necessary to fit the terrain.
6.
On-street parking and sidewalks may be eliminated, subject to city approval, to reduce required grading.
B.
Roadway Curve and Grade Standards. Roadway grades and curves should accommodate safety and emergency vehicles.
1.
Existing roadway grade standards shall be applied to all proposed subdivisions and parcel maps. However, the planning director and city engineer may grant exceptions to existing roadway standards for grades and curves where, in their judgment, existing or future access cannot reasonably meet such standards. These exceptions are to be limited to providing access to a single-family dwelling on an existing lot of record along roadways which will ultimately serve a maximum of four dwellings, based on the maximum allowable density in the General Plan, and where not providing such an exception would effectively preclude access to an existing lot of record.
2.
Where the planning director and city engineer grant an exception to roadway grade standards, owners whose land is served by such a roadway will be required to provide adequate assurance that the roadway will be kept properly maintained at all times. In addition, such landowners will be required to record a deed restriction which prohibits further subdivision of the property without meeting roadway grade standards and provides an acknowledgment of this special circumstance. Such owners will also be required to indemnify the city or any other service provider against any liability regarding emergency or nonemergency vehicle access.
C.
Circulation Standards. Roadway improvements to provide access to parcels shall not adversely affect other properties through extensive grading, flood control facilities, or any other type of construction and/or requisite support infrastructure.
D.
Reductions in Minimum Roadway Standards. In conjunction with the review of a development proposal, consideration may be given to reducing certain specified roadway standards pursuant to the following:
1.
Within the upper elevations of the northern foothills area, a further reduction in required roadway width may be permitted for private roadways which will ultimately serve a maximum of four dwellings, based on the maximum allowable density permitted by the General Plan, and where not providing such a reduction would effectively preclude access to an existing lot of record. For such roadways, roadway standards may permit a curb-to-curb width which does not allow for passage of two vehicles (minimum sixteen feet, measured edge-to-edge) for a distance of up to one hundred fifty feet in any one segment.
a.
Where such a reduction in roadway width is permitted, owners whose land is served by such a roadway shall be required to provide adequate assurance that the roadway will be kept properly maintained at all times. In addition, such landowners will be required to record a deed restriction which prohibits further subdivision of the property without meeting roadway width requirements, and provides an acknowledgment of this special circumstance. Such owners will also be required to indemnify the city or any other service provider against any liability regarding emergency or nonemergency vehicle access.
2.
An exception to current city roadway requirements for street paving may be permitted along private roadways which will ultimately serve a maximum of four dwellings, based on the maximum density allowable in the General Plan. Such limited use roadways should be permitted to be hard packed (e.g., decomposed granite) as approved by the planning director and city engineer, provided that adequate maintenance is guaranteed to ensure that the roadway will be regularly graded and kept clear of ruts and debris.
a.
Where such an unpaved roadway is permitted, owners whose land is served by such a roadway shall be required to provide adequate assurance that the roadway will be kept properly maintained at all times. In addition, such landowners will be required to record a deed restriction which prohibits further subdivision of the property without providing required paving, and provides an acknowledgment of this special circumstance. Such owners will also be required to indemnify the city or any other service provider against any liability regarding emergency or nonemergency vehicle access.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.300 Storm drainage.
The provision of adequate flood control and/or erosion control measures for public and private roadways shall occur in a manner consistent with the rural character of the northern foothills.
A.
The design of storm drainage facilities shall ensure the acceptance and disposal of storm runoff without damage to streets or to adjacent properties. The use of special structures to accept design storm runoff shall be incorporated into the street design where appropriate. All storm drainage facilities shall be subject to the approval of the planning director and the city engineer.
B.
Require the provision of concrete curbs and gutters to the portions of the northern foothills only where they are needed to prevent erosion, as determined by the planning director and the city engineer. Within the northern foothills, rolled curbs are to be the preferred road edge along paved roads where such curbing will be adequate to contain drainage and prevent erosion.
(Ord. 1106 § 1, 1999)
§ 18.542.310 Landscaping.
A.
Design Concept. The general design concept is to maintain the scenic amenity represented by existing natural landforms and vegetation, with introduced plant 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.
B.
Landscape Plan. Prior to the issuance of building permits, a landscape plan for all developer-installed areas shall be submitted to the director of planning for review and approval. The landscape plan shall clearly indicate general location, size and species of plant materials.
C.
The interface between new development and natural open space shall be designed to provide a gradual transition from manufactured areas into natural areas. By extending fingers of planting into existing and sculptured slopes, the new landscape should blend in with the natural vegetation.
1.
Planting along the slope side of development shall be designed to allow controlled views out, yet partially screen and soften the architecture. In general, fifty percent screening of new structures with plant materials should be accomplished.
2.
Trees and shrubs are to be arranged in informal, randomly spaced masses, and shall be placed selectively to reduce the scale of long, steep slopes (see figure below).
3.
It is intended that the transition between manufactured areas and natural areas occur sufficiently beyond residential structures so as to permit the development to meet applicable fire department brush clearance requirements.
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D.
Fire Prevention. In order to reduce potential fire hazards, existing fire-prone plant materials shall be eliminated along main roads. Landscape material used shall be selected for its fire-retardant characteristics. For fire prevention purposes, a fuel modification zone shall be provided between natural open space and development. This zone should generally consist of at least one hundred feet, and have a fire-resistive groundcover. Larger trees and shrubs must be pruned.
E.
Installation and Maintenance Responsibility.
1.
Installation. All cut and fill slopes in excess of three feet in vertical height shall be planted and irrigated with a temporary or permanent sprinkler system as appropriate to promote growth of plants and groundcover to prevent erosion. In developing a site, the developer shall plant and maintain all slopes until the property is occupied. The developer shall provide suitable guarantees, satisfactory to the city for planting and maintenance as required by this chapter.
2.
All manufactured slopes shall be planted or otherwise protected from the effects of storm runoff erosion and shall be benched or terraced as required to provide for adequate stability. Planting shall be designed to blend the slope with the surrounding terrain and development. Irrigation facilities shall be required where necessary and possible to provide for proper maintenance of the planted areas.
3.
Maintenance. To ensure continued maintenance of plant materials, an automatic irrigation system may be required. Sprinkler systems shall be designed to provide uniform water coverage. In no event shall the rate of precipitation or duration of sprinkling be permitted to create an oversaturated condition or cause an erosion problem.
4.
Monitoring. A minimum five-year revegetation monitoring and maintenance program is to be required for all new development requiring slope bank and/or habitat vegetation. The revegetation monitoring program shall include monthly inspection for months one through twelve, quarterly inspection for months twelve through thirty-six, and semi-annual inspection for months thirty-six through sixty. Inspections shall be performed by a qualified botanist subject to city approval.
(Ord. 1106 § 1, 1999)
§ 18.542.320 Utilities.
Overhead utilities may be permitted and shall comply with the following standards.
A.
Overhead utilities (e.g., electrical, telephone, etc.) should only be permitted within the right-of-way of roadways connecting development areas; to serve development of a single dwelling unit on an existing lot of record; and within the rights-of-way of roadways where all lots are five acres in size or greater.
B.
In cases where aboveground utilities are permitted within the right-of-way of a roadway, connections to individual dwellings shall be underground. Utilities shall continue to be underground within subdivisions and parcel maps along roadways serving parcels smaller than five acres, as currently required. Where overhead utilities are permitted, their adverse visual impact on surrounding properties is to be mitigated through sensitive placement.
C.
Clear cutting of vegetation for an overhead utility corridor shall not be permitted.
D.
Plans shall indicate location of utilities and utility easements serving or intending to serve the proposed structures. The approvals may require or otherwise facilitate the appropriate sizing of utilities to serve other parcels in the area and the provision of access to those utilities by the same parcels.
(Ord. 1106 § 1, 1999)
§ 18.542.330 Water supply.
Municipal water or on-site wells and water storage shall be available for each development, including construction of a single-family house on a lot of record. The use of on-site wells and water storage will be considered where adequate flow and storage capacity for daily, peak day, peak hour, and minimum fire protection needs can be provided. Where such on-site well and water storage is permitted, the owner whose land is so served will be required to provide adequate assurance that the well and storage facility will be kept properly maintained at all times. In addition, such landowners will be required to record a deed restriction which prohibits further subdivision of the property, and provides an acknowledgment of this special circumstance. Such owners will also be required to indemnify the city or any other service provider against any liability regarding water service and availability of fire flow.
(Ord. 1106 § 1, 1999)
§ 18.542.340 Sewage disposal.
Municipal sewage collection or on-site sewage disposal shall be available for each development, including construction of a single-family house on a lot of record. On-site sewage disposal, if provided, shall comply with applicable health regulations.
(Ord. 1106 § 1, 1999)
§ 18.542.350 Lighting.
Lighting plans shall be submitted for all projects and sources of lighting shall comply with the following standards.
A.
Lighting within the northern foothills shall be limited to the minimum lighting necessary to facilitate safety.
B.
Street lighting shall be limited to intersections and other locations needed to maintain safe access (e.g., sharp curves).
C.
Exterior lighting for buildings shall be of a low profile and intensity.
(Ord. 1106 § 1, 1999)
§ 18.542.360 Signs.
All signs shall be subject to the requirements set forth in Chapter 18.152.
(Ord. 1106 § 1, 1999)
§ 18.542.370 Fencing.
A conceptual fencing plan shall be submitted which indicates the general areas where fences are permitted. The purpose of this plan is to prohibit the arbitrary placement of fences on the visible slopes of the hillside areas. Prior to the issuance of grading or building permits, a fencing plan shall be submitted to the planning division for review and approval. The fencing plan shall clearly indicate the location, height, and type of materials and color selection to be utilized for fencing. Areas prohibited from fencing shall be indicated on the plan.
(Ord. 1106 § 1, 1999; Ord. 1324, 6/10/2025)
§ 18.542.380 Horsekeeping.
A.
Horses in Planning Area One may be quartered on designated lots, as determined in conjunction with a tentative tract map, and maintained subject to the following standards:
1.
On each lot or parcel there shall be permitted not more than two horses for each one acre of lot area provided that the number of horses shall not exceed a maximum of five horses unless a conditional use permit is obtained.
2.
The horses, including ponies, but excluding foals under twelve months, may be maintained under this section for breeding purposes or for the personal use of the family residing on the lot or parcel.
a.
A registered horse breeder may maintain an additional two horses for breeding purposes provided a permit for such purposes has been issued. A permit may be issued to the owner of the stallion for a period of one year subject to the following conditions:
i.
The breeder shall maintain the horses on a lot or parcel of one acre or more in size;
ii.
The city shall issue the permit only after the favorable recommendations of the homeowners association, the equestrian committee appointed by the city council to review the application for the permit and the planning staff. In the absence of the equestrian committee, and upon the recommendation of the homeowners association and planning staff, the application for the permit shall be heard by the planning commission for approval or denial.
3.
The horses shall be maintained in open corrals containing at least two hundred eighty-eight square feet, e.g., twelve feet by twenty-four feet per horse, or in a stable or enclosed box stalls containing at least one hundred forty-four square feet, e.g., twelve feet by twelve feet per horse. The corral must be no closer than thirty-five feet from any residence located on the same lot or parcel, and at least eighty feet from any residence located on an adjacent lot or parcel. Corrals shall conform to building setbacks from any public or private streets.
4.
The corral areas shall consist of fences of at least five feet in height and of such construction so as to confine the horses.
a.
The corral shall be constructed in such a manner that manure and refuse shall be contained, stored and/or treated in the area of the corral.
b.
Manure shall be removed daily from the corral and stored in a covered manure storage area that is located away from the drainage courses. Manure storage areas will be graded and constructed to minimize contact with runoff, stored on an impervious surface and shall be covered by a roof to minimize contact with precipitation. Manure shall be removed weekly.
5.
The property owner shall be responsible for the cleanup of any waste material that the property owner fails to contain and process on the lot. The property owner may be subject to fines or penalties by the State Water Quality Control Board in the event that waste is discharged into the public storm drainage system or the public sewer system.
6.
In conjunction with the corrals, box stalls or a stable shall be constructed that shall provide a weatherproof roof of at least sixty-four square feet per horse.
a.
The design of stables or box stalls and material used in their construction shall conform with the architectural style of the residence and include a sprinkler system and rain gutters directing runoff away from having contact with manure and refuse.
b.
The design shall prevent manure and refuse from entering into the stormwater system and allow for the removal of bedding materials.
c.
Within the stable or box stall where horses are kept, bedding will be provided to capture as much urine as possible, which will be disposed of in a trash storage area that is covered and elevated to protect urine from rainfall and potential surface runoff.
d.
The property owner shall ensure that chemicals and other contaminants handled on-site are not disposed of in any manure, litter or stormwater storage or treatment systems unless specifically designed to treat such chemicals and other contaminants.
7.
All feed, tack or other items used in the feeding, use and maintenance of the horse(s) or corral shall be screened from the sight of neighboring lots, either in an enclosed structure or in an area with sufficient fencing and landscape to prevent them being viewed by the neighboring lots.
8.
Nothing in this chapter shall permit the keeping of horses for any commercial purposes, such as boarding of horses or the keeping of horses not principally for the use of the members of the resident family.
9.
The corral and stable areas shall be sprinkled or otherwise treated to a degree so as to prevent the emanation of dust, and in addition, all accumulation of manure, mud or refuse shall be eliminated so as to prevent the breeding of flies.
B.
Horses in Planning Area Two may be quartered and maintained subject to the following standards:
1.
On each lot or parcel there shall be permitted not more than five horses for each one acre of lot area provided that the number of horses shall not exceed a maximum of fifteen horses unless a conditional use permit is obtained.
2.
The horses, including ponies, but excluding foals under twelve months, may be maintained under this section for breeding purposes or for the personal use of the family residing on the lot or parcel.
a.
A registered horse breeder may maintain an additional three horses for breeding purposes provided a permit for such purposes has been issued. A permit may be issued to the owner of the stallion for a period of one year subject to the following conditions:
3.
The horses shall be maintained in open corrals containing at least two hundred eighty-eight square feet, e.g., twelve feet by twenty-four feet per horse, or in enclosed box stalls containing at least one hundred forty-four square feet, e.g., twelve feet by twelve feet per horse. The corral must be no closer than thirty-five feet from any residence located on the same lot or parcel, and at least eighty feet from any residence located on an adjacent lot or parcel. Corrals shall conform to building setbacks from any public or private streets.
4.
The corral areas shall consist of fences of at least five feet in height and of such construction so as to confine the horses.
5.
In conjunction with the corrals, there shall be a weatherproof roof of at least sixty-four square feet per horse.
6.
Nothing in this chapter shall permit the keeping of horses for any commercial purposes, such as boarding of horses or the keeping of horses not principally for the use of the members of the resident family.
7.
The corral and stable areas shall be sprinkled or otherwise treated to a degree so as to prevent the emanation of dust, and in addition, all accumulation of manure, mud or refuse shall be eliminated so as to prevent the breeding of flies.
(Ord. 1106 § 1, 1999; Ord. 1201 § 1, 2011)
§ 18.542.390 Equestrian trails.
All development proposals shall contain provisions for preservation of existing equestrian and development of new equestrian trails consistent with an adopted trails plan. Such plan shall be approved by resolution of the city council after a recommendation from the equestrian and planning commissions. Applicants may be required to dedicate easements or otherwise permit access for trails set forth in the adopted trails plan.
(Ord. 1106 § 1, 1999)
§ 18.542.400 Habitat protection.
All development proposals shall be designed to protect habitat values and preserve significant, viable habitat areas and connections in their natural state and shall comply with the following standards.
A.
Within proposed developments, primary emphasis is to be placed on protecting the integrity of habitats and habitat linkages.
B.
Within occupied habitat areas of rare, threatened or endangered species, disturbance of protected biotic resources is prohibited.
C.
Within riparian areas, wetland areas and coastal sage scrub habitats, the vegetative resources which contribute to habitat carrying capacity (vegetative diversity, faunal resting areas, foraging areas, and food sources) shall be preserved in place or replaced so as to not result in a measurable reduction in the reproductive capacity of sensitive biotic resources.
D.
Within habitats of plants listed by the California Natural Diversity Data Base (CNDDB) as "special" or "of concern," new development shall not result in a reduction in the number of these plants, if they are present.
E.
The use of motorized off-road vehicles shall be prohibited, and off-trail activities shall be limited to those that are consistent with protection of environmental values.
F.
The establishment of buffer zones adjacent to areas of preserved biological resources shall be required. Such buffer zones shall be adequate in width so as to protect biological resources from grading and construction activities, as well as from the long-term use of adjacent lands. The landscape design adjacent to areas of preserved biological resources shall be designed so as to avoid invasive species which could negatively impact the value of the preserved resource.
(Ord. 1106 § 1, 1999)
§ 18.542.410 Fire protection.
All development proposals shall be designed to comply with the following standards.
A.
Building designs. All buildings shall comply with the following standards.
1.
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, shall be capped with noncombustible material to prevent bird nests or other combustible materials from lodging within the roof.
2.
The number and size of glazed openings on the side of the structure facing downhill or other fire hazard areas shall be minimized and shall be glazed with extra strength glass (thick, safety tempered or double paned). Glass areas shall not exceed fifty percent of any wall.
3.
Fire sprinkler systems shall be installed in all residential structures, where feasible.
4.
Construction requirements applicable to Fire Zone 4 shall be complied with, where feasible.
B.
Access Requirements. All development proposals shall include adequate provisions for access for fire suppression equipment and for evacuation of residents as follows:
1.
Access roads and driveways shall be a minimum of twenty-six feet in width. The width may be reduced to sixteen feet where permitted pursuant to Section 18.542.280.
2.
Access roads and driveways shall be an approved all-weather surface.
C.
Water Supply Requirements. All development proposals shall include adequate provisions for water supply for fire fighting purposes as follows:
1.
Fire flow and hydrant locations shall be provided so that adequate water is available in the event of fire. Planned water supplies shall be installed and in working order prior to construction involving combustible materials.
2.
If a water well is installed to provide water supply, water from the well or other sources, such as a swimming pool, shall be available for fire fighting purposes.
D.
Indemnification. In circumstances where fire protection does not meet the requirements of the city and/or the fire department, the owner shall be required to indemnify the city and any other service provider against liability regarding any lesser degree of fire protection.
(Ord. 1106 § 1, 1999)
§ 18.542.500 Purpose.
A.
The purpose of the architectural guidelines is threefold:
1.
To provide the city with the necessary assurances at the time of adoption of Specific Plan No. 25 that the community will develop in accordance with the quality and character proposed in this chapter;
2.
To provide policy guidance to builders, residents, engineers, architects, landscape architects, and other design professionals in order to comply with the standards contained herein;
B.
The city council may, by resolution, adopt additional design guidelines to illustrate the purpose and intent of this article.
(Ord. 1106 § 1, 1999; Ord. 1324, 6/10/2025)
§ 18.542.510 Design standards.
Architectural statements should convey a feeling or impression rather than standing out as any particular style. Each residence should convey its own blend of building forms, textures and site relationships. There is not one particular style but rather an atmosphere that should be the result of building designs, sensitively integrated with the site, the topography and character of the property. Desirable building design goals include, but are not limited to, the following:
A.
The creation of a human scale of buildings such that the structures do not appear to be monumental in size or visual scale;
B.
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;
C.
Variation in roof forms by occasional turning on end, the addition of architectural details, or the use of differing heights of roof peaks;
D.
Avoidance of conflicting or "hodgepodge" effects in style or materials within planting areas;
E.
The overall scale and massing of structures shall respect the natural surroundings and unique visual resources of the area by incorporating designs which minimize bulk and mass, follow natural topography, and minimize visual intrusion on the natural landscape.
F.
Building forms shall be scaled to the particular environmental setting so as to complement the hillside character and to avoid excessively massive forms that fail to enhance the hillside character (see figures below).
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G.
Building facades shall change plane or use overhangs as a means to create changing shadow lines to further break up massive forms.
H.
Wall surfaces facing towards viewshed areas shall be minimized through the use of single story homes, single story dwellings placed on split pads, setbacks, roof pitches and landscaping.
I.
Roof lines and elements shall reflect the naturally occurring ridgeline silhouettes and topographical variation, or create an overall variety, that blends with the hillside (see figures below).
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J.
Architectural style, including materials and colors, should be compatible with the natural setting. The use of colors, textures, materials and forms which will attract attention by not relating to other elements in the neighborhood is to be avoided.
(Ord. 1106 § 1, 1999)
§ 18.542.520 Relation to site.
Buildings and other improvements should be appropriate in mass and scale to the site on which they are placed. The site and its relationship to other structures, scenic values, climatic orientation and topography should be dominant factors in the design or orientation of structures on each site.
(Ord. 1106 § 1, 1999)
§ 18.542.530 Landscape design.
Landscape design and proper use of plant materials can dominate the total visual image presented by the buildings. Landscape materials should include native materials. The design of fencing and exterior lighting is an integral part of the landscape design process.
(Ord. 1106 § 1, 1999)
§ 18.542.540 Selection of materials.
The building and its elements should be unified in textures, colors and materials to provide an order and coherence, not only with themselves, but also with the surrounding environment or natural setting. Nature provides a strong coherent order without monotony that includes symmetrical, asymmetrical, linear and curvilinear forms, and rough and smooth textures. The design of improvements should complement this natural site order in form, texture and color.
(Ord. 1106 § 1, 1999)
§ 18.542.600 Review requirements-Precise plans.
§ 18.542.610 (Reserved)
Prior History: Ord. 1106 § 1, 1999; repealed by Ord. 1324, 6/10/2025
§ 18.542.620 (Reserved)
Prior History: Ord. 1106 § 1, 1999; repealed by Ord. 1324, 6/10/2025
§ 18.542.630 (Reserved)
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 EXHIBIT B MAP OF FEASIBILITY ZONES |
 EXHIBIT C PRIMARY AND SECONDARY RIDGELINES |