HomeMy WebLinkAboutORD 14 (1990)ORDINANCE NO. 14 (1990)
AN ORDINANCE OF THE CITY -COUNCIL OF THE CITY
OF DIAMOND BAR ADOPTING AN INTERIM ZONING
ORDINANCE PURSUANT TO THE PROVISIONS OF
CALIFORNIA GOVERNMENT CODE 65858(a) AND MAKING
FINDINGS IN SUPPORT THEREOF.
A. Recitals.
(i) On April 18, 1989, the City of Diamond Bar was
established as a duly organized municipal corporation of the
State of California. Thereafter, the City Council adopted its
Ordinance No. 14, thereby adopting by reference the Los Angeles
County Code as the ordinances of the City of Diamond Bar,
including Title 22 thereof setting forth the applicable planning
1 and zoning regulations for the City of Diamond Bar. (Hereinafter
said Title 22 shall be referred to as the "Zoning Ordinance.")
(ii) With the recent incorporation of the City of
Diamond Bar, the City Council has examined the existing
Los Angeles County General Plan, Zone District Plan and Zoning
Ordinance as it pertains to existing and potential development in
the City of Diamond Bar. Such examination has revealed that
there are areas within the City which do not provide a stable
transition of densities, appropriate hillside development
standards and/or uses and are, as such, incompatible with
adjacent zones and uses. The City Council has not adopted the
existing Los Angeles County General Plan (as the same would apply
to the City of Diamond Bar) and action on development
applications, as to required consistency to an adopted General
1
Plan, has taken place pursuant to the terms and provisions of
California Government Code Section 65360. More specifically,
residential developments within hillside areas which exceed a
slope of ten (10) percent within the City are presently governed
by the Zoning Ordinance. Lacking both an adopted General Plan,
and consistent local development standards for review of
development, such an approval scheme does not contribute to
appropriate community development and would frustrate any
effective long-range planning efforts within the City of Diamond
Bar.
(iii) In recognition of the need for effective
long-range planning criteria, the City Council has directed staff
of the City to study and formulate amendments to the Zoning
Ordinance to assure adequate local review of and development
standards for proposed residential development involving hillside
areas which exceed a slope of ten (10) percent pending the
adoption of the ultimate General Plan and development criteria
for the City of Diamond Bar.
(iv) There are presently pending applications, the
approval of which would not conform to the contemplated General
Plan or development approval scheme and would contradict the
specific purposes for such Zoning Ordinance amendments and the
adoption of a unified General Plan. Moreover, pending the
completion of such amendments, it is foreseeable that further
development proposals for residential development in hillside
l
areas will be submitted for property within the City which would
E
contradict the ultimate goals of the proposed Zoning Code
amendments and General Plan.
(v) This Council is concerned about the creation of an
orderly and balanced development within the City of Diamond Bar.
Accordingly, to protect the integrity of the ultimate General
Plan and to assure the continued development stability of those
properties within the City, this Council finds it is necessary to
establish interim zoning policies to allow City staff the time
necessary to investigate and formulate the above -referenced
Zoning Ordinance amendments.
(vi) All legal prerequisites prior to the adoption of
this Ordinance have occurred.
B. Ordinance.
THE CITY COUNCIL OF THE CITY OF DIAMOND BAR DOES ORDAIN
AS FOLLOWS:
Section 1. The City Council hereby specifically finds that
all the facts set forth in the Recitals, Part A, of this
Ordinance are true and correct.
Section 2,• The City Council further finds as follows:
a. The City of Diamond Bar is presently developing a
General Plan for development in the City of Diamond Bar. The
ultimate goal of the General Plan is to provide a balanced and
unified plan of development within the City of Diamond Bar and
will ultimately upgrade the economic, social and cultural welfare
of persons and properties within the City of Diamond Bar. The
current Zoning Ordinance of the City of Diamond Bar does not
3
provide sufficient standards for application to City staff,
Planning Commission or City Council review for the approval of
hillside development in all residential zones within the City;
b. There are presently pending applications for
residential development in hillside areas which exceed a slope of
ten (10) percent, the approval of which would contradict the
ultimate goals and objectives of the General Plan and would not
be subject to adequate local review under the current provisions
of the Zoning Ordinance; and
c. The approval of residential development on hillside
terrain under the current provisions of the Zoning Ordinance
-- would result in an immediate threat to the public health, safety
i I or welfare of persons and property within the City of Diamond
Bar.
Section 1. The interim Zoning Regulations pertaining to
residential development on hillside area which exceed a slope of
ten (10) percent, as set forth on Exhibit "A" hereto, which are
incorporated by reference herein as if set forth in their
entirety, are hereby adopted.
Section A. This Ordinance is enacted under the authority of
California Government Code Section 65858(a) and shall be of no
further force and effect forty-five (45) days from the date of
adoption of this Ordinance unless the City Council has extended
this Ordinance in the manner as provided in said Section
65858(a).
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Section 5. This Ordinance is hereby declared to be an
urgency measure pursuant to the terms of California Government
Code Sections 65858(a) and 36937(b), and this Ordinance shall
take effect immediately upon its adoption.
Section 6. The City Clerk shall certify to the adoption of
this Ordinance and shall cause the same to be posted in three (3)
public places within the City of Diamond Bar pursuant to the
provisions of Resolution No. 89-6.
ADOPTED AND APPROVED this 16th day of n nh r , 1990.
I, LYNDA BURGESS, City Clerk of the City of Diamond
Bar, do hereby certify that the foregoing Ordinance was
introduced and passed at a regular meeting of the City Council of
the City of Diamond Bar held on the ig*h day of not-nhPr ,
1990, by the following vote:
AYES: COUNCIL MEMBERS: Papen, Kim, Horcher,
Mayor Pro Tem Forbing and
NOES: COUNCIL MEMBERS: None Mayor Werner
ABSENT: COUNCIL MEMBERS: None
ABSTAINED: COUNCIL MEMBERS: None
01
ATTEST: . \
City Clerk -of. he- '=-
City of Dia�aond Bar -
S�1011%0RDINTZNW3 6.6 5
EXHIBIT "A"
CITY OF DIAMOND BAR INTERIM HILLSIDE MANAGEMENT ORDINANCE
Section 1. Statement of Purpose
The purpose of this ordinance is:
a. To preserve and protect the views to and from hillside areas in
order to maintain the identity, image and environmental quality of the
City of Diamond Bar;
b. To maintain an environmental equilibrium consistent with the native
vegetation, animal life, geology, slopes, and drainage patterns;
C. To facilitate hillside preservation through appropriate development
standards and guidelines of hillside areas. The guidelines are not
intended to be strict standards, but rather to provide direction and
encourage development which is sensitive to the unique characteristics
common to hillside properties, which include, but are not limited to
slopes, land form, vegetation and scenic quality. Innovation in design
is encouraged as long as the end result is one which respects the
hillside and is consistent with the purposes expressed in this section
and in the goals and objectives of the General Plan;
d. To ensure that development in the hillside areas shall be
concentrated in those areas with the least environmental impact and
shall be designed to fit the existing land form;
e. To preserve significant features of the natural topography,
including swales, canyons, knolls, ridgelines, and rock outcrops.
Development may necessarily affect natural features by, for example,
roads crossing ridgelines. Therefore, a major design criterion shall be
the minimization of such impacts;
f. To provide a safe means of ingress and egress for vehicular and
pedestrian traffic to and within hillside areas, with minimum
disturbance to the natural terrain;
I
g. To correlate intensity of development with the steepness of terrain
in order to minimize grading, removal of vegetation, land instability
and fire hazards;
h. To provide in hillsides, alternative approaches to conventional
flat land development practices by achieving land use patterns and
intensities that are consistent with the natural characteristics of hill
areas such as slopes, land form, vegetation and scenic quality; and
1
Section 2. Hillside Management District.
All property which contains grades in excess of lot shall comply
with the following:
A. Definitions: The following definitions shall apply to this Section:
CONTOUR - A line drawn on a plan which connects all points of
equal elevation.
CONTOUR GRADING - A grading technique designed to result in earth
forms which resemble natural terrain characteristics. Horizontal
and vertical curve variations are often used for slope banks.
Contour grading does not necessarily minimize the amount of cut and
fill occurring.
CUT - The mechanical removal of earth
material.
CUT AND FILL - The excavating of earth
material in one place and depositing of
it as fill in an adjacent place.
DRIVEWAY - A means of access over private
property to a single residential unit.
EFFECTIVE BULK - The effective
visual buk of a structure when seen from
a distance of from below.
ELEVATION - Height or distance above sea
level.
EROSION - The process by which the soil
and rock components of the earth's crust
are worn away and removed from one place
to another by natural forces such as wind
and water.
FILL - A deposit of earth material placed by artificial means. FINISH
GRADE - The final elevation of the ground surface after development,
which is in conformity with the approved plan.
GRADING - To bring an existing surface to a designed form by excavating,
filling, or smoothing operations.
HILLSIDE - Refers to a parcel of land which contains grades in excess of
10%. t
3
B. Hillside Designation
The following are standards for hillside slope categories to ensure
that development will compliment the character and topography of
the land. The standards for one category may be applied to limited
portions of the property in an adjacent category when a project is
developed on property in more than one slope category.
Slope Category 3i Natural Slope Site Standards
1. 10 to 14.9 Special hillside architectural and
design techniques that minimize
grading are required
in these Slope Categories.
2. 15 to 19.9 Structures shall conform to the
natural topography and natural grade
by using techniques such as split
level foundations of greater than 18
inches, stem walls, stacking and
clustering. Conventional grading may
be considered by the city for
limited portions of a project when
its plan includes special design
features, extensive open space or
significant use of green belts.
3. 20 to 24.9 Development within this category
shall be restricted to those sites
where it can be shown that safety,
environ- mental and aesthetic
impacts can be minimized. Use of
large lots, variable setbacks and
variable building structural
techniques such as stepped
foundations are expected. Structures
shall be designed to minimize the
visual impact of their bulk and
height. The shape, materials, and
colors of structures shall blend
with the natural environment. The
visual and physical impact of drive-
ways and roadways shall be minimized
by eliminating sidewalks, and
reducing their widths to the minimum
required for emergency access and
following natural contours, using
grade separations where necessary
and otherwise minimizing grading.
5
Density
"Average slope" of a parcel of land or any portion thereof shall be
computed by applying the formula
S = 0.00229 I Imo.
A
to the natural slope of the land before any grading is commenced, as
determined from a topographic map conforming to national mapping
standards and having a scale not less than one inch equals 200 feet and
a contour interval not less than five (5' ) feet. The letters in such
formula shall have the following significance:
S = Average percent slope;
I = Contour interval, in feet;
L = Summation of length of contours, in feet; and
A = Area in acres of the parcel being considered
The density for property within this zone shall be computed in
accordance with the following scale:
Average Percent Maximum Density
of slopes (D/O per Gross Acre)
10
- 14.9%
2.0
15
- 19.9%
1.6
20
- 24.9%
1.2
25
- 29.9%
•8
30
- 34.9%
.4
35
and over
.1
Minimum Percent of Site
to Remain in Natural
State (No Cut or Fill) or Be
Average Percent Developed Solely For Recrea-
Slope of Site tional Purposes
0.0
- 14.9%
I
32.5 $
15.0
- 17.4%
40.0%
17.5
- 19.9%
47.5%
20.0
- 22.4%
55.•0%
22.5
- 24.9%
62.5%
25.0
- 27.4%
70.0%
27.5
- 29.9%
77.5%
30.0
- 32.9%
85.0%
32.5
- 34.9%
92.5%
35.0
and above %
100.0%
7
b. Land areas which have been subject to wild fire.
-- C. Land areas which are above the hillside view line.
d. Land areas which are subject to geologic hazard, landslide and
debris over flow.
e. Land areas which lie within a federally recognized blue line
stream, or which contain significant riparian stream bed habitats
or other established plant formations which constitute a
significant natural feature or ecosystem or which contain rare or
endangered species.
f. Significant vegetation formations and habitat areas.
g. Land areas which are within 100 feet of a significant ridgeline or
hiking trail.
h. Land areas containing significant archaeologic or historic sites.
3. Exemption - Other provisions of this subsection to the contrary
notwithstanding, lots of record as of the date of adoption of this
Ordinance shall be entitled to a minimum of one dwelling unit.
D. uses Permitted.
Subject to conditional use permit, the uses and structures
permitted by the Hillside Management Ordinance shall be those uses
permitted in the underlying base district.
E. Hillside Management Standards and Guidelines.
The following Hillside Management Standards and Guidelines are
intended to ensure the appropriate management of hillside areas. The
Standards are requirements for the use, development, or alteration of
land in Hillside areas. The Guidelines are to be utilized to provide
direction to encourage development which is sensitive to the unique
characteristics common to hillside properties. The purpose for the
Guidelines is to protect existing hillsides and to encourage innovation,
to the extent that is, the erred result is one which respects the/hillside
and is consisent with the goals and policies of this Ordinance. The
Guidelines shall be used by the Planning Commission and the City Council
in evaluating those development proposals for which it is proposed to go
beyond the minimum standards herein specified.
Exceptions to the standards specified herein may be approved,
pursuant to the Conditional Use Permit (CUP) process, when the approving
agency determines that such exceptions are not materially injurious to
the intent of the standards and guidelines set forth herein. In
granting any such exception, the approving agency shall set forth
appropriate findings specifying the facts supporting its determination.
9
20 percent, 20 up to 25 percent, 25 up to 30 percent, 30% to
35% and 35 percent or greater. Also included shall be a
tabulation of the land/area in each slope category specified
in acres.
Combining '8' and 'C' is
not a permitted calculation
-- -----------i
SLOPE FORMULA
IVU
Average Cross Slope - Slope 'A' 5'!100' _ .05 = 5%
Slope '8' 30'/20' - 1.50 = 150%
- Slope 'C' 6'130' _ .2 = 20%
11
F. Both the slope analysis and slope profiles shall be stamped
and signed by either a registered landscape architect, civil
engineer, or land surveyor indicating the datum, source, and
scale of topographic data used in the slope analysis and slope
profiles, and attesting to the fact that the slope analysis
and slope profiles have been accurately calculated and
identified.
G. A geologic and soils report, prepared by an approved soils
engineering firm and in sufficient detail to substantiate and
support the design concepts presented in the application as
submitted. Additional environmental studies and
investigations, such as, but not limited to, hydrologic,
seismic, access/circulation, and biota research may also be
required in order to help in the determination of the
buildable area of a site.
H. A statement of conditions for ultimate ownership and
maintenance of all parts of the development including streets,
structures and open spaces.
I. In the event that no grading is proposed, i.e., custom lot
subdivision, a statement to that effect shall be filed with a
plan which shows possible future house plotting, lot grading,
driveway design, and septic system location for each parcel
proposed, to be prepared on a topographic map drawn at the
same scale as the conceptual grading plan.
J. When unit development is proposed, illustrative building
elevations, that show all sides of the proposed structure(s)
and which accurately depict the building envelope for each
lot, shall be provided.
K. The following items may be required if determined necessary by
the Planning Director or Planning Commission to aid in the
analysis of the proposed project to illustrate existing or
proposed conditions or both:
1. A topographic model;
2. A line of sight or view analysis;
3. Photographic renderings;
4. Any other illustrative technique determined necessary to
aid in review of a project.
L. Exceptions to the filing requirements shall be determined by
the Planning Director.
13
F. In the event the abatement is not performed as required in
subsection C of this section, the City Council may instruct
the Fire Marshal to give notice to the owner of the property
upon which said condition exists to correct such prohibited
condition and, if the owner fails to correct such condition,
the City Council may cause the same to be done and make the
expense of such correction a lien on the property upon which
such conditions exist.
G. Require special construction features in the design of
structures where site investigations confirm potential
geologic hazards.
B. Grading
The following standards define basic grading techniques which
are.consistent with the ordinance and avoid unnecessary cut and fill.
Limitations on project grading amounts and configurations will be
decided on a case-by-case basis under the conditional use process.
Standards.
i. No finished slopes greater than fifty percent (500 or
2:1) may be created except beneath a structure where the
maximum created slope is limited to sixty-seven percent
(67% or 1-1/2:1) or less.
ii. Grading shall be phased so that prompt revegetation or
construction will control erosion. Where possible, only
those areas which will be built on, resurfaced, or
landscaped shall be disturbed. Top soil shall be
stockpiled during rough grading an used on cut and fill
slopes. Revegetation of cut and fir slopes shall occur
within three (3) months to the satisfaction of the City.
iii. Grading operations shall be planned to avoid the rainy
season, October 15 to April 15. Grading permits shall
only be issued when a plan for erosion control and silt
retention has been approved by the City Engineer without
regard to time of year.
iv. No excavation or other earth disturbance shall be
permitted on any hillside area prior to the issuance of
a grading permit with the exception of drill holes and
exploratory trenches for the collection of geologic and
soil data. These trenches are to be properly backfilled
and in addition, erosion treatment provided where slopes
exceed twenty (20) percent.
15
b. Guidelines.
i. Contour grading techniques should be
used to provide a variety of slope
percentage and slope direction in a
three dimensional undulating pattern
similar to existing, adjacent
terrain. Hard edges left by cut and
fill operations should be given a
rounded appearance that closely
resembles the adjacent natural
contours.
ii. Where possible, graded areas should
be designed with manufactured slopes
located on the uphill side of
structures, thereby, hiding the
slope behind the structure.
THIS
Larger manufactured slopes should
be located on the uphill side of the
structure to reduce the appearance
of 9r•d+pg from the street
Slopes Should be rounded to
f provide a more natural appearance
Street
NOT THIS
ay �
Street
17
3. The following factors shall be taken into considertaion in the
design of a project:
a. When space and proper drainage requirements can be met with
approval by the City Engineer, rounding of slope tops and
bottoms shall be accomplished.
b. When slopes cannot be rounded, vegetation shall be used to
alleviate a sharp, angular appearance.
C. A rounded and smooth transition shall be made when the planes
of man-made and natural slopes intersect.
d. When significant landforms are "sliced" for construction, the
landforms shall be rounded as much as possible to blend into
natural grade.
e. Manufactured slope faces shall be varied to avoid excessive
"flat -planed" surfaces.
4. No manufactured slope shall exceed 30 feet in height between
terraces or benches.
�..._ Retain the integrity
Aver -emphasised vertical
NOT THIS structures disrupt the natural
silhouette at the hillside
�. . moi`
19
C.
Hard edges left by cut and fill operations should be given a
rounded appearance that closely resembles the natural contours
of the land.
THIS
Small irregular berm accentuates
the top of the slope
1 \\
Variety in
slope an
grading
creates a Q
natural appears ee�
more resembling 40 I
nature
Drainage
features are \'
obscured
NOT THIS
i
ox�o�o
Landscaping
accentuates Drainage
C� contour undulation features
become
very visible
Engineered slope
banks look forced i
and unnatural
,
Use of radii and uneven slopes Use of angles and uniform slopes
d. Manufactured slopes adjacent to roadways should be modulated
by sufficient berming, regrading, and landscaping to create
visually interesting and pleasing streetscapes.
THIS
Variety in
undulating slope
bank creates /
pleasing
roadscap
I
21
NOT THIS
j Straight
slop• bank
heightens
monotony of road'
way landscape
THIS
NOT THIS
a homeowners association, otherwise
the drainage shall be conveyed to a
public easement. The easement width
shall be determined on an individual
basis and shall be dependent on
appropriate hydrologic studies and
access requirements.
b). Project boundaries - Onsite drainage
shall be conveyed in an improved
open V-swale, gutter, which has a
naturalized appearance, or within an
underground pipe in either a private
drainage easement, which is to be
maintained by a homeowner's
association, or it shall be conveyed
in a public easement. The easement
width shall be determined on an
individual basis and shall be
dependent on appropriate hydrologic
studies and access requirements.
Variable
i Use of native rocks to
1 naturalize man-made
brow ditch
Typical brow ditch with
A.C. or concrete liner
W _
23
Section 6.
a.
ii. Natural drainage courses should be
preserved and enhanced to the extent
possible. Rather than filling them
in, drainage features should be
incorporated as an integral part of
the project design.
Access and Parking.
Standards.
'THIS
r
or
3' mire
r :J1....13-inax
i. Driveway grades up to a maximum of
twenty (20) percent are permitted,
and shall be aligned with the
natural contours of the land. Proper
design considerations shall be
employed, including such items as
vertical curves and parking
landings. In any case, parking
landings shall be utilized on all
drives over ten (10) percent grade.
ii. Driveways shall not be permitted
which exceed twenty (20) percent
slope except that one length, not at
the point of access, of not more
than ten (10) feet may have a slope
of twenty-two (22)percent.
25
Grooves for traction shall be
incorporated into the construction
of driveways with a slope of twenty
(20) percent or greater, a coarse
paving matter into the construction.
3' max
iv.
Where retaining walls are necessary
3' max
adjacent to roadways or within
V7 P
street setbacks, they shall be
str•.t
limited to three (3) feet in height
in order to avoid obstruction of
motorists' and pedestrians' field of
view, and to create an aesthetically
pleasing streetscape. No more that
J'
three (3), three (3) foot high
str••t
terraced or stepped retaining walls
shall be utilized which are
separated by a minimum of three (3)
feet and appropriate landscaping.
Slopes not greater than fifty (50)
percent (or 2:1) will be permitted
upon review and approval by the Fire
Marshall.
25
straight alignments or by building
switch -backs on visually prominent
hillsides, split sections and
parking bays should be utilized in
the layout of hillside streets.
THIS
Reduce grading by
/ aligning roads along
natural grades
NOT THIS
Roads and hillside grading
Avoid running counter
to steep grades
To get from A to S, route selection would
be somewhere between perpendicular and
Parallel to the contours
27'
A
To get from A to S, route selection would
be somewhere between perpendicular and
Parallel to the contours
27'
Section 7. Trails
1. Trails are an integral part of a hillside area and
provide recreation areas for equestrian, hiking and
biking uses. They can also function as a means to take
up grade or to convey drainage.
In hillside areas, it is -not always necessary to provide
full improvements for trails. A more natural experience
may be achieved, and the amount of grading required can
be reduced, by providing minimal improvements in
appropriate areas, such as undevelopable, steep slopes.
29
LA
"
r
�
29
Section 9. Site Design
a. Standards.
THIS
i. The dimensions of a building
parallel to the direction of the
slope shall be maximized in order to
limit the amount .of cutting and
filling and to better fit the house
to the natural terrain.
NOT THIS
Terraced decks do not 6' e• Overhanging decks
increase building bulk
��. make building
seam more
Effective bulk with . massive
t
or without decks Effective bulk
Building correctly fits
into the ground and —�
minimizes the effect
on the hillside 1
Use of roof decks, low
level decks, and side of 1
building decks
Terracing reduces bulk
Jill
"'4W4% -
Effective bulk
v ,
Effective bulk
Smaller overhangs for individual floors
or windows help break-up mass and
protect against excessive sunlight
High profile building
stands out on the
hillside
Avoid decks hanging
from the downhill side
with long pole supports
Cantilever makes building
appear taller, more
monumentat• _
cnR
Effective bulk Ic.F
Excessive roof overhang J
results in additional � 1f
visual bulk
31
Effective bulk _
Section 10. Architecture
a. Standards.
35j
i. The building envelope for all
structures shall be as follows:
1. Downhill lot - A maximum/
height of thirty-five (35) feet
as measured from natural grade
at the front setback, extending
towards the rear of the lot.
The maximum height at the side
setbacks shall be twenty (20)
feet extending up to the center
of the lot at a forty-five (45)
degree angle to a maximum
height of thirty-five (35) feet
as measured from natural grade.
BUILDING ENVELOPE FOR DOWNHILL LOT
35'
\ e
45
Minimum front setback I iS
R
Downhill Section \ �� Minimum side setback
i
Rears setb*ck
Street Elevation
33
ii. The building shall be terraced to
follow the slope.
iii. Architectural treatment shall be
provided to all sides of the
structure visible from adjacent
properties, roadways or public
rights of way.
iv. Exterior structural supports and
undersides of floors and decks not
enclosed by walls shall be permitted
provided fire safety and aesthetic
considerations have been adequately
addressed.
V. Exterior flood lighting for safety
shall be located and shielded so as
not to shine on adjacent properties.
Decorative lighting to highlight a
structure is prohibited.
THIS
Large roof areas broken up
Use of natural materials and window
placement in small increment create
interesting small seal* patterns
Break up massing of structural elements
to more closely app►o:imate the natural
slope
Stone foundations and retaining wall'
Wale to the ground
35
NOT THIS
Massive roof area is very visible in
contrast to the natural slope
Large facade of one material, even
if modulated by windows, seems plain
vi. To the extent possible, the width of a building measured in
the direction of the slope, shall be minimized in order to
limit the amount of cutting and filling and to better "fit"
the house to the natural terrain.
THIS
Building pulls back from
steeper slopes and ravines
an rr+a r.iu.id.
y
Minor building
protrusions which
are perpendicular to the
contours are acceptable
but should be stepped or
Inset in the hillside
Building is parallel with NOT THIS
the contours
Building is perpendicular to the contours
37
J
THIS
NOT THIS
vi. Landscaping shall be used to screen
views of downslope building
elevations. When the structure
height exceeds twenty (20) feet from
finished grade on a downslope,
additional landscaping is required
and a landscaping plan shall be
submitted for review with the
submittal package.
vii. Slopes with required planting shall
be planted with informal clusters of
trees and shrubs to soften and vary
the slope plane. Where slopes are
2:1 and five (5) feet or greater in
height, jute netting shall be used
to help stabilize planting and
minimize soil erosion.
viii. Native vegetation shall be retained
and supplemented within canyons and
along natural drainage courses as
allowed by state and federal
resource agencies (State Department
of Fish & Game, U. 5. Fish and
Wildlife, U. S. Army Corp. of
Engineers).
Planting naturally follows
the average slope
Open see-thru fencing that
blends into the natural environme
3.5'ma:imum retaining wall
Screening required•
Tranfitlon area ` h
Highly visible solid wall
Over 3.3'(not allowed)
No screening
Clear cut separation
between natural condition
and developed area with no transition
Natural landform planting should be used to soften
manufactured slopes, reduce the impact of development on
steep slopes or ridgelines, and provide erosion control.
THIS -A 1 ry
�- S, _ .h
Landform planting
Irregular visual plane
in cross-section
'
I
Sect
NOT THIS
Conventional planting
L
41