(1)   Encourage only minimal grading which relates to the natural contour of the land, and which will round off, in a natural manner, sharp angles at the top and ends of cut and fill slopes so as to avoid a "staircase" or "padding" effect;

      (2)   Require the retention of trees and other vegetation which stabilize steep hillsides, retain moisture, prevent erosion, and enhance the natural scenic beauty and, where necessary, require additional landscaping to enhance the scenic qualities of the hillsides;

      (3)   Encourage a variety of building types and design, when appropriate, to materially reduce grading and disturbance of the natural character of the area;

      (4)   Require immediate planting wherever appropriate to maintain necessary cut and fill slopes, to stabilize slopes with plant roots, and to conceal bare soil from view; and

      (5)   Impose appropriate conditions on the development of all slopes to obtain conformity with approved development policies of the city's General Plan.

(Ord. 1103, passed 3-7-05)

   Grading must be designed and performed to respect the natural topography of a site. The principals of contour grading must be used to blend manufactured slopes with the natural topography as follows:

   (A)   Manufactured slopes must be rounded and shaped to simulate the natural terrain.

   (B)   Grading must follow the natural topographic contours.

   (C)   Where cut or fill slopes exceed 200 feet in horizontal length, the horizontal contours of the slope must be curved in a continuous, sinuous manner with varying radii to reflect the natural terrain.

   (D)   Manufactured slopes must blend with adjacent natural slopes at a radius comparable with the existing natural terrain.

   (E)   Grading on slopes of 30% or greater is prohibited, except as necessary as determined by the City Engineer or Building Official.

   (F)   Grading in the hillside areas shall be limited to that necessary to construct a driveway to serve the dwelling, the footprint of the dwelling, a walkway around the house seven feet in width, and a patio area of 300 square feet. The Planning Commission may modify these standards to be less or more restrictive, depending on the particular characteristics of the lot. The intent of this division is to avoid any grading which is not required to accommodate a house and the access to the house, and to eliminate cut and fill slopes except in driveway areas when absolutely necessary.

(Ord. 1103, passed 3-7-05)

   Significant natural hillside landmarks and defining ridgelines, as identified in the Santa Paula General Plan, must be retained in their natural state. Development on the ridgelines is prohibited.

(Ord. 1103, passed 3-7-05)

   (A)   Street alignments must, to the maximum extent feasible, be parallel to the natural contours of the land.

   (B)   Street widths must conform to adopted minimum city standards. However, the City Engineer, Building Official and Planning Director will have the authority to approve narrower street pavement widths where such narrower width would work to preserve natural contours and slopes, minimize grading, reduce heights of required retaining walls, and/or result in better overall subdivision design. Such approval is subject to the provision of sufficient emergency access, as determined by the Fire Chief. Where such narrower widths are provided, the City Engineer may require intermittent widening or turnouts to be provided for turnarounds or parking.

   (C)   The Planning Director will have the authority to approve the establishment of sidewalks on only one side of a street where such design would preserve natural contours and slopes, minimize grading, reduce heights of required retaining walls, and/or result in better overall subdivision design.

   (D)   The maximum slope of any driveway must be 15%, with no portion of any driveway exceeding a slope of 20%.

(Ord. 1103, passed 3-7-05)

   (A)   Building pads must be located on that portion of a lot that achieves the most of the following objectives:

      (1)   Requires the least amount of grading to create a suitable building site;

      (2)   Preserves primary views from existing home sites;

      (3)   Minimizes the visual prominence of proposed structures from close by and distant view points;

      (4)    Avoids ridgeline development as required by § 16.98.030;

      (5)   Keeps development below the ridgeline; and

      (6)   Preserves existing native vegetation and similar natural features.

   (B)   Building sites must be located to allow structures to follow the natural slope of the property.

(Ord. 1103, passed 3-7-05)

      (1)   Special circumstances applicable to the property, including size, shape, topography, location, or surroundings, deprive the property of development opportunities otherwise available to properties in the same zone; and

      (2)   Data provided by a soils engineer, engineering geologist, and landscape architect support the contention that the slope material and material underlying the slope are capable of permanent stability at an angle steeper than 2:1, and that the required slope planting can be adequately maintained.

(Ord. 1103, passed 3-7-05)