The purpose of the HDO District is:

A.

To ensure the development of hillside areas is accomplished in a manner which promotes public safety and welfare and alleviates the potentially damaging effects of erosion, sedimentation, and runoff on the subject property, and accumulation of sediment, water and debris on downhill properties; and

B.

To protect the scenic features of the city's hillside areas.

(Ord. No. 2011-06, § 2, 12-19-2011)

The HDO District shall apply to all development on properties with slopes of ten (10) percent or greater. Properties with slopes of ten (10) percent or greater shown on the slope map in the city comprehensive plan shall be subject to the provisions of the HDO District. Supplemental information including, but not limited to topographic surveys or more detailed topographic maps from competent sources, may be used in the review of development proposals to determine applicable areas for development on specific sites.

(Ord. No. 2011-06, § 2, 12-19-2011)

The standards of the HDO District are more restrictive than specified elsewhere in this title. The standards of the HDO District shall apply to all developments or portions of developments on properties with slopes of ten (10) percent or greater.

(Ord. No. 2011-06, § 2, 12-19-2011)

The provisions of the HDO District shall be considered during the review of building permit applications, land division applications, site development review applications, planned unit development applications or other development applications required by this title, except for major and minor home occupation, and temporary and portable use, applications. The review shall be accomplished in accordance with the provisions established for the type of application as set forth elsewhere in this title.

(Ord. No. 2011-06, § 2, 12-19-2011)

In reviewing plans for development in the HDO District, including building permit applications, land division applications, site development review applications, planned unit development applications or other development applications, except for major and minor home occupation applications, and temporary and portable use, applications, the following plans and information shall be submitted in addition to other submittal information:

A.

Detailed grading plans including cut and fill locations and quantities;

B.

Landscaping plans, indicating vegetation to be retained and vegetation to be removed and any additional vegetation to be installed on site;

C.

Detailed utility plans indicating conformance with this title and the standards and installation procedures of the city;

D.

An overall site master plan indicating placement of structures on the site in accordance with this title;

E.

A site plan(s) indicating slope, drainageways, soil characteristics, solar orientation, and a statement outlining potential hazards for building on the site and measures which will be followed to address the hazards.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Planned Unit Development Concept. All residential subdivisions proposed for sites larger than one acre shall be developed as a planned unit development, subject to the requirements of Sections 16.290, HDO, and 16.562, Planned Unit Development Applications, if more than ten (10) percent of the site area is comprised of slopes in excess of ten (10) percent.

B.

Conservation of Natural Features.

1.

Hillside development shall be planned, designed, constructed and maintained to require the minimum feasible amount of land coverage, as well as the minimum disturbance of soil and site by grading, excavation, and other land alterations.

2.

Hillside development shall be planned, designed, constructed and maintained to avoid:

a.

Accelerated erosion;

b.

Pollution, contamination, or siltation of streams and rivers;

c.

Damage to vegetation;

d.

Injury to wildlife and fish habitats;

e.

The alteration of natural drainage channels resulting in a reduction of water-carrying capacity.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

All electrical power distribution and service lines, telephone lines, gas distribution and service lines, cable television lines, and appurtenant facilities shall be installed underground unless the applicant demonstrates that installation of any of the foregoing line and facilities above ground will better protect scenic and environmental values.

B.

The following types of lines and facilities may be excepted from the requirements of subsection A. of this section:

1.

Poles without overhead lines and used exclusively for lighting purposes or traffic control;

2.

Overhead wires attached to the exterior surface of a building by means of a bracket or other fixtures and extending from one location on the building to another location on the same building;

3.

Equipment appurtenant to underground facilities, such as at grade transformers, pedestal-mounted terminal boxes, and meter cabinets and concealed ducts, provided that such facilities shall be located and designed to harmonize with the area, and shall be appropriately screened and landscaped. In appropriate instances, all or part of the transformers and service terminals shall be flush with or below the surface of the ground at the point of installation.

C.

The location, design, installation and maintenance of electric power distribution lines, telephone lines, gas lines, cable television lines, and appurtenant facilities shall be carried out with the minimum disturbance of soil and site as is feasible for economy and maintenance. Such lines shall be located within the right-of-way whenever practicable.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Each lot, parcel and multiple-dwelling unit shall be supplied with an adequate amount of water for its intended use, and the development shall be supplied with water adequate to fight fires on the site.

B.

A hillside development shall have a water distribution system that will be adequate in volume and pressure to furnish each lot, parcel and multiple-dwelling unit. In addition, a hillside development shall provide adequate means for delivering water at adequate pressures and quantities by fire hydrants, or otherwise, to any location within the development for fire protection.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Streets within the HDO District shall be private streets. The location, alignment, design, grade, width, and capacity of streets within the development shall conform to city engineering standards. However, the use of reduced width private streets shall be encouraged in hill areas to reduce the disturbance of the natural landscape. The width of these streets shall be allowed to be as narrow as public safety, pedestrian facilities, parking and traffic generation will permit.

B.

Loop and split, one-way street sections, and occasional steep street grades shall be allowed to fit terrain and minimize grading and exposed slopes.

C.

Streets in hill areas shall be laid out to encourage slow speed traffic and respect the natural topography of the area.

D.

Street grades may be permitted up to fifteen (15) percent provided they do not exceed two hundred (200) feet in length, whereby they must be reduced to ten (10) percent or less for a minimum length of two hundred (200) feet. The overall grade shall not exceed ten (10) percent.

E.

Culverts, bridges and other drainage structures shall be placed to encourage drainage in established drainageways.

F.

Additional road construction improvements may be required in areas exhibiting poor soil stability.

G.

Circulation shall, when feasible, be designed to allow for separation of vehicular, pedestrian, bicycle and hiking trails. The circulation system shall, when feasible, be developed throughout the hill areas, to provide connections between park areas and scenic easements to help maximize the leisure opportunities of the hills. Trails may be accepted by the city in fee simple ownership or easement.

H.

Accessways shall be required when determined by the decision authority to be needed for public safety and convenience. When required, accessways shall be at least eight feet wide unless a greater need is shown. Accessways shall be constructed of a material suitable for use in the particular area, and shall be located to provide maximum pedestrian safety and preservation of the character of the area.

I.

Parking shall be provided on at least one side of all public streets , except where the topography renders development adjacent to the street impractical, or where the street serves solely as an access road, or where an adequate number of off-street parking spaces are provided on lots adjacent to the street.

J.

Driveways shall be designed to a grade and alignment that will provide the maximum safety and convenience for vehicular and pedestrian use. Common private driveways shall be encouraged where their utilization will result in better building sites and reduced land coverage than would result if a private road were required.

K.

Minimum standards for private street and private access easement construction within the hillside area shall be as follows:

1.

Minimum travel service width: twelve (12) feet;

2.

Minimum vertical clearance: fourteen (14) feet;

3.

Minimum horizontal clearance: twenty (20) feet;

4.

Maximum intermittent grade: fifteen (15) percent for two hundred (200) feet;

5.

Maximum sustained grade: ten (10) percent.

Private streets shall comply with all other applicable provisions of Section 16.380, Street Standards.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Any grading performed within the hillside development area shall take into account the environmental characteristics of the property, including but not limited to prominent geological features, existing stream beds and drainageways, and significant tree cover. Grading shall be designed in keeping with the best engineering practices to avoid erosion, slides or flooding and to have as minimal effect on the environment as practicable. The Oregon Structural Specialty Code, including Appendix J, Grading, is hereby adopted by reference as part of this title prescribing standards for proper grading procedures. The city engineer may request any additional information on grading as determined to be necessary to meet the requirements of this section.

B.

Foundations established within the hillside development area shall be of the type necessary and commensurate with the slope and soil characteristics to support the structure. All provisions of the Uniform Building Code for foundation construction shall be observed.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Hillside development shall be planned, designed, constructed and maintained to:

1.

Protect and preserve existing natural drainage channels;

2.

Provide a storm drainage system to convey water within and downstream from the development without causing damage or harm to the natural environment, or to property or persons within the subdivision or in other areas outside the development; and

3.

Ensure that waters drained from the development are substantially free from pollutants, including sediment of any greater quantity than would occur in the absence of development.

B.

Where a development, or any part thereof, is traversed by a watercourse, channel, stream, gulch, or other drainage channels, adequate easements for storm drainage shall be provided.

C.

The decision authority may require the applicant to design and construct a storm drainage system which will ensure the inlet flow line elevations and the capacity are capable of adequately serving the entire drainage basin within which the development is located, when such basin is ultimately developed.

(Ord. No. 2011-06, § 2, 12-19-2011)

A.

Each lot, parcel or dwelling unit in a partition, subdivision or planned unit development shall have a connection to a sanitary sewage facility that has the capacity for collection, treatment and export of such sewage from the hillside region as required by the city.

B.

No storm drainage channel, line or facility shall be connected to a sanitary sewer system.

(Ord. No. 2011-06, § 2, 12-19-2011)

Hillside development shall be planned, designed, constructed and maintained so that:

A.

Existing healthy trees and native vegetation on the site are preserved to the maximum extent feasible and are protected by adequate means during construction;

B.

No slash, dead trees, or uprooted stumps remain after development; and

C.

Appurtenances such as television antennas, signs, and streetlights are not attached to trees.

(Ord. No. 2011-06, § 2, 12-19-2011)

Hillside development shall be planned, designed, constructed and maintained to minimize the risk of fire and to permit the effective suppression of fires. To protect persons, property improvements and forested areas, fire protection measures shall include:

A.

The placement of structures to minimize the potential of flame spread and to permit easy access for firefighting equipment;

B.

The provision of adequate firefighting facilities on-site where necessary;

C.

An adequate water supply and water distribution system to fight fires on-site;

D.

Provision for proper storage, location and maintenance of all combustible, explosive or any other materials or items of potential incendiary character;

E.

The dedication of appropriate easements of access for fire protection equipment from roads within the development to the boundaries of the development in areas of possible fire hazard; and

F.

The availability, through a fire protection district or otherwise, of fire protection services adequate to fight fires that may occur within the development.

(Ord. No. 2011-06, § 2, 12-19-2011)

Lands subject to known hazards such as landslides, excessive creep, sensitive soil, or otherwise unsuitable for structures intended for habitation shall be:

A.

Set aside by appropriate legal instrumentation, such as covenants, easements and dedication, as permanent nonuse areas;

B.

Suitably improved with such corrective measures that will limit the hazard and make the land suitable for the intended use; provided, however, that such corrective measures are approved by the permit-issuing authority and are designed and constructed in conformity with the standards contained in agency ordinances, regulations and rules, and in such a manner as not to cause substantial risk of environmental damage; and

C.

Low-profile vegetation growth shall be required for stabilization of slopes and prevention of traffic hazards at intersections.

(Ord. No. 2011-06, § 2, 12-19-2011)