HomeMy WebLinkAboutORD 07 (1992)ORDINANCE NO. 07(1992)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF DIAMOND BAR ADOPTING A HILLSIDE MANAGEMENT
(GRADING) ORDINANCE 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 and, on that date, the City Council adopted,
by reference, the Los Angeles County Code as the ordinances of
the City, including Title 22 thereof pertaining to Planning and
Zoning Regulations for the City of Diamond Bar.
(ii) on October 16, 1990, the City Council enacted its
Ordinance 14 (1990), pursuant to California Government Code §
65858, to establish policies, standards, techniques and
requirements for grading activities in hillside areas of the
community. Said Ordinance No. 14 (1990) was subsequently
extended pursuant to California Government Code § 65858.
(iii) During the pendency of the interim ordinance,
City staff has conducted a review and analysis of the management
of hillside areas which would conform to the goals and objectives
of the Geneial Plan pursuant to Ordinance No. 4 (1992), further
the benef tial interests of the City and satisfy the objectives
and intent of the General Plan. Staff's work product was
reviewed and approved by the Planning Commission of the City of
Diamond Bar at its regularly scheduled meeting of October 26,
1992. The Planning Commission has recommended that the City
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Council adopt the Hillside Management Ordinance as set forth
herein.
(iv) The City Council desires to adopt the Hillside
Management Ordinance as discussed hereinabove.
(v) This Council has conducted, and concluded, a duly
noticed public hearing with regard to the Hillside Management
Ordinance.
(vi) All legal prerequisites to the adoption of this
Ordinance have occurred.
B. Ordinance.
NOW, THEREFORE, the City Council of the City of Diamond
Bar does ordain as follows:
Section J: In all respects as set forth in Part A,
Recitals, hereinabove.
Section 1: The City Council hereby finds and
determines that the adoption of this Ordinance is categorcally
exempt from the requirements of the California Environmental
Quality Act of 1970, as amended, and the Guidelines promulgated
thereunder pursuant to § 15308 of Division 6 of Title 14 of the
California Code of Regulations.
Section 3: The City Council hereby adopts the Hillside
Management Ordinance to read, in words and figures, as set forth
in Exhibit "A" attached hereto and incorporated herein by
reference.
It
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8eetion 4: The City Council hereby declares that
should any provision, section, paragraph, sentence, or word of
this Ordinance be rendered or declared invalid by any final court
action in any court of competent jurisdiction, or by means of
preemptive legislation, the remaining provisions, sections,
paragraphs, sentences, and words of this Ordinance shall remain
in full force and effect.
8eation ¢: It shall be unlawful for any person, firm,
partnership, or corporation to violate any provision or to fail
to comply with any of the requirements of this Ordinance. Any
person, firm, partnership or corporation violating any provisions
of this Ordinance or failing to comply with any of its
requirements shall be deemed guilty of a misdemeanor and upon
conviction thereof shall be punished by a fine not exceeding one
thousand dollars ($1,000.00), or by imprisonment not exceeding
six (6) months, or by both such fine and imprisonment. Each and
every person, firm, partnership, or corporation shall be deemed
guilty of a separate offense for each and every day or any
portion thereof during which any violation of any of the
provisions of this Ordinance is committed, continued or permitted
by such poarson, firm, partnership or corporation, and shall be
deemed punishable therefor as provided in this Ordinance.
Se-- o- It The violation of any of the provisions of
this Ordinance shall constitute a nuisance and may be abated by
the City through civil process by means of restraining order,
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preliminary or permanent injunction or in any other manner -
provided by law for the abatement of such nuisances.
fiction Z: 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 89-6B.
199 L
ADOPTED AND APPROVED this 5th day of January ,
Mayor
I, LYNDA BURGESS, City Clerk of the City of Diamond
Bar, do hereby certify that the foregoing Ordinance was
introduced at a regular meeting of the City Council of the City
of Diamond Bar held on the 15th day of December , 1992,
and was finally passed at a regular meeting of the City Council
of the City of Diamond Bar held on the 5th day of January ,
1993, by the following vote:
AYES: COUNCIL MEMBERS: MacBride, Forbing, Werner,
Mayor Pro Tem Papen, Mayor Miller
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAINED: COUNCIL MEMBERS: None
ATTEST:
C' Clerk*- Z�t f- Diamond. Bar _
M 10111ID'00R M 6.6.1 4
CITY OF DI7 XOND BAR
ORDINANCE NO. 7 (1992 )
HILLBIDs MUMOMIMT ORDINANCE
Section 1. 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 and 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
j� 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, where possible, 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 undeveloped terrain;
g. To correlate intensity of development with the steepness of
terrain in order to minimize the impact of grading, unnecessary 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
i. To encourage the planning, design and development of sites that
1 anor=Jm s. IM
i. To encour
age the planning, design and development of sites that
provide maximum safety with respect to fire hazards, exposure to
geological and geotechnic hazards, drainage, erosion and siltation, and
materials of construction; provide the best use of natural terrain; and
to prohibit development that will create or increase fire, flood,
slide, or other safety hazards to public health, welfare, and safety.
J- It is therefore the intent to establish general and specific
guidelines with this ordinance which will ensure that development will
complement the character and topography of the land. Specifically the
city desires the application of good hillside planning and the use of
the concept of "Landform Grading and Revegetation" in designing any
development proposal.
section 2. Applicability
The regulations contained herein shall be applicable to all parcels of
land containing grades in excess of ten percent (lot).
Section 3. Permitted Uses
The uses permitted by the Hillside !Management Ordinance shall be those
uses permitted within the General Plan Land Use classifications for the
property and the base zone designation subject to Conditional Use
Permit (CUP) approval.
Section 4. Density
The maximum number of residential dwelling units which may be permitted
to be constructed on a given parcel of land shall be the calculated
development pursuant to the General Plan Land Use classification limit
less the number eliminated due to environmental constraints and as
determined by this ordinance.
section s. environmental Constraints
The maximum number of residential dwelling units can be affected by the
impact of the following development constraints, as determined by
environmental assessment, unless such development.constraints can be
shown to have been eliminated or mitigated to the satisfaction of the
Planning Commission or the City Council:
1. Land
areas
subject to inundation during
a 100 -year storm
2. Land
areas
which are above the hillside
view line.
3. Land areas which lie within a federally recognised 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.
4. significant vegetation formations and habitat areas.
2 iiaLS.:M
r- 5. Land areas which are within loo feet of a prominent ridgeline
or hiking trail.
i
6. Land areas containing significant archaeologic or historic
sites.
section t. 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. Single dwelling unit
development shall be administered in conjunction with the provisions of
Chapter 22.72 of the Diamond Bar Municipal Code (Ordinance No. 5(1990)
Development Review.)
Section 7. Administration
This Ordinance shall be administered in conjunction with the provisions
Of Chapter 22.56 of the Diamond Bar Municipal Code. Where a conflict
or inconsistency exists, the more restrictive regulation shall apply.
Where the grading ordinance conflicts with the Hillside Management
Ordinance, the latter shall prevail.
Section s. ailiside Management standards and guidelines
The 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 the hillside properties. 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 planning
Commission or City Council determines that such exceptions are not
materially injurious to the intent of the standards and guidelines not
forth herein. In granting any such exception, the Planning Commission
or City Council shall set forth appropriate findings and facts
supporting its determination.
The Planning- Commission or City Council may vary from the standards
contained hereinand determine that the literal enforcement of the
provisions of this Ordinance, for parcels which may be too small and of
a configuration which would create a hardship provided that a variation
from the strict application of the Code be accompanied by reduction in
the maximum permitted density to the extent does" necessary to
maintain the intent of the Ordinance.
variations may include modification of the setback requirements to
achieve clustering of development on the parcel, in order to maintain
grading, drainage, siting and circulation objectives of the Ordinance;
except that residential structures shall be sited and designed in a
3 ADOF n UL s, IM
manner which will, in the judgment of the Director, maintain a vertical—
and horizontal distance from other residential structures which will
Provide a reasonable degree of privacy, light and air between
residential structures.
Where development is proposed for a parcel which adjoins one or more
vacant, developable parcels, cooperation of the respective property -
owners is encouraged in the planning of the road network, utilities
plan and open space program for the area as a whole. The City may
consider variations from the strict application of the provisions of
this Ordinance as may be needed to achieve cooperation among all
contiguous property owners of vacant, developable properties, to the
extent that such variation may bettor achieve the objectives of this
Ordinance.
section s. Definitions
The following definitions shall apply to this Ordinance:
CITY EEGXN ER - shall mean the City Engineer of the city of
Diamond Har.
CONTOUR - Jul line drawn on a plan which c
equal elevation. onnects all points of
CUT - A portion of land surface or area from which earth has been
removed or will be removed'by excavation. The mechanical removal,_
of earth material.
OOT AM FILL - The excavating of earth material in one place and
depositing of it as -fill in an adjacent place.
DIRECTO! - Shall mean the Director of Community Development of
the City of Diamond Bar-.
DAIVMMT - A private roadway providing access for vehicles to a
Parking space, garage, dwelling or other structure.
EFFECTIVE SM& - The effective visual bulk of a structure when
seen from a distance or fres above or below.
ELMTian - 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 on* place to another
by natural forces such as wind and water.
WILL - A deposit of earth material placed by artificial means.
FIYISE OME - The final elevation of the ground surface after
grading, which is in conformity with the approved plan..
GRADING - To king an existing surface to a designed form by
excavating, fillinq, or smoothing operations. (Sas Figure 1)
HILLSIM - A parcel of land which contains grades in excess of
104.
NATUMM SLOPE - A slope which is not man -mads. A natural slope
may retain natural vegetation during adjacent grading operations
or it may be partially or completely removed and replanted.
PAD - A level area created by grading to accoaodats development.
RIDGE - A long, narrow, comMicuous elevation of land.
ROADWAY - A means of access over private property to more than one ~'
residential unit.
SLOPE - An inclined ground surface, the inclination of which is
expressed as a ratio of horizontal distance (run) to vertical
distance (rise), or change in elevation. The percent of any given
4 ADOFM a& S. IM
slope is determined by dividing the rise by the run, multiplied by
100.(See Figure 2)
SLOPS* lOti-JMDM - A manufactured slope consisting wholly or
partially of either cut or filled material.
SLOPS 22ANSITZO1: The area where a slope bank meets the natural
terrain or a level graded area either vertically or horizontally.
PROKIN AIDaA: A ridge or hill location which is visible from
a major arterial, secondary, or collector street, which forms part
of the skyline or is seen as a distinct edge against a backdrop of
land at least 300 feet horizontally behind it, or is so designated
by the Planning Commission or City Council.
I. Conventionally graded slopes are characterized by essentially
linear, flat slope surfaces with unvarying gradients and angular
slope intersections. Resultant pad configurations are
rectangular.
2. Slope drainage devices are usually constructed in a
rectilinear configuration in exposed positions.
3. Landscaping is applied in random or geometric patterns.
for aF stag
lom OC scot
5 ADOFM Jm s, IM
1. contour-qraded slopes are basically similar to conventionally
graded slopes except that in plan the slopes are curvilinear
rather than linear, the gradients are unvarying and profiles are
Planar, transition zones and slope intersections have generally
some rounding applied. Resultant pad configurations are mildly
curvilinear.
2. Slope drainage devices are usually constructed in a geometric
configuration and in an exposed position on the slope face.
3. Landscaping is applied in random or geometric patterns.
'top OF stop£
IM OP Soff
I. Landform Gradinq replicates the irregular shapes of natural
slopes resultinq in aesthetically pleasinq elevations and
profiles. Landform -graded slopes are characterized by continuous
series of concav`G and convex forms interspersed with sounds that
blend into the profiles, non -linearity in plan view and varying
slope gradients, -and significant transition zones between man-made
and natural slopes. Resultant pad configurations are irregular.
2. Slope down -drain devices either follow "natural* lines of the �..
slopes or are tucked away in special Swale and bars combinations
in order to conceal the drains from view. Enposed segments in
high visibility areas are treated with natural rock.
6 ADOFM a.. S. 1993
3. Landscaping becomes a "revegetation" process and is applied in
patterns that occur in nature: trees and shrubs are concentrated
largely in concave areas, while convex portions are planted mainly
with groundcovers.
-14-OP
rN-I
toE OF st oPE
The intent of the ordinance, is to incorporate the basic principles of
the "Landform Grading and Revegetation" concept in the design and
construction of hillside development projects so that they will be in
harmony with the natural topography and reflect plant distribution
patterns.
The general principles of "Landform Grading and Rsvegetation:
incorporate the following elements:
a. The basic land plan "flows" with the natural topography
rather than against it. This means that street patterns and
building pad confiqurations follow the underlying topographic
features rather than cutting across them.
b. All manufactured cut and fill slopes exceeding nine (9 0 ) feet
in height which, will be, either exposed to permanent public
view or are adjacent to environmentally sensitive areas, will
be designed with features characteristic of natural slopes so
that their ultimate appearance will resemble a natural slope.
This will include slopes along streets and highways, slopes
adjacent to parks, schools, open spaces, and other public
facilities and other prominent and highly visible slopes.
Sideyard slopes and low (less .than 250 in height) rearyard
slopes whose view is blocked by future structures need not
-- have landform design applied.
C. Slope drainage devices such as down drains and interceptor
drains shall be designed so that they are built into the
natural slope features and become hidden from view. This
7 enotMJaL s, IM
(Sae Figures 13, 14, 15 i 16)
d. Terracing and the associated concrete drainage devices suck.
as terrace drains, down drains and interceptor drains
distract from efforts to give cut and fill slopes a natural
appearance.
e. Landscaping will not be applied in a conventional pattern,
but rather those resembling the natural plant distribution
patterns. Trees or shrubs will be clustered in the swaled
(concave) components of the slope along with ground cover.
Ground cover, only, will be applied to the protruding
(convex) portions. (See Figures 31)
Section 10. slope analysis
AJ__ calculating Iverage ale-.
Using the following formula, calculate the average slope of the entire
parcel.
I Contour interval in feet
Slope - 0.002296 Z L L - Summation of length of all
A contours in feet
A - Area in acres of parcel beinq
considered
The following are standards for hillside slopes in areas that will
not be landform graded. These categories ensure that development
will complement the character and topography of the land.
standards for one cat The
the property in an adjacent mcat�ory applfed to limited portions of
on property in more than one sloes when a project is developed
Pe category.
slope CatRUM & Natural Slone Site Standards
1• 10 to 24.9 Special hillside architectural and design
techniques that minimize grading are required
in this Slope Category.
2. 25 to 39.9 Structures shall conform to the natural
topography and natural qrade by using
techniques such as split level foundations o
greater than 18 inches, stem walls, stacking
and clusterinq. Conventional gradinq 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. 40 to 49.9 Development within this category shall be
8 ADOFM Im 5. IM
3. 40 to 49.9 Development within this category shall be
restricted to those sites where it can be
shown that safety, environmental 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 driveways 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.
4. 50 and over This is an excessive slope condition and
development may be extremely limited.
Figure 2
Slope ratio percent slope and degree of slope are shown for some
hillsides of varying steepness
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s
5�1 20 i{
3: i 33 t8
2� ( SO 25
1.5:1 67 34
1:1 iao 4-6�
9 ADOFMJr. s, IM
Section 11. Grading
The followinq 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
landform grading slope design standards include:
When convex shaped natural features, i.e., protruding ridgelines
are cut, the residual landform should not be a flat slope face,
but rather should be restored to resemble the original. This will
require more than just rounding at the edges but, in affect,
reconfigurinq it so the final result will give the appearance of
a protruding ridgeline. (See Figure 3)
H • CAN= FT11":
Fill slopes shall not be placed perpendicular across a canyon.
Such straight line cut off fill slopes shall not be made to appear
like a dam. The terminus of the fill shall, instead, be concave
in shape to restore the canyon appearance. This concave
configuration shall be. in combination with the use of
substantially flatter slope ratios (4:1, 3.5:1, 3:1) at or near
the center of this indentation. Symmetrical or unsymmetrical
concave configurations shall be used depending upon the adjoining
or underlying topographic characteristics. (See Figure 3)
C •
TRANamoN-Aaam
Minimal radius rounding at the edges of cut and
fill slopes is not acceptable. Proper
transitioninq to natural slopes shall be achieed
through the"use of radii or irregular curvilinear
shapes that will blend into the adjoining
topography tangentially and not create abrupt
changes. (See Figure 3)
10 ecorM JoL s. IM
FIGURE 3
SLOPE DESIGN
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FIGURE 4
SINGLE FAMILY GRADING
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9
12 ,Donau am s, IM
FIGURE 5
MULTI FAMILY GRADING
CONI�NT/o/Vi4L
II
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Due to the fact that the landform grading designs require the use of
variable slope ratios at greater than 2:1, creates valleys, and concave
indentations on building pad areas, it can result in loss of usable
area. In addition, engineering and construction costs may increase.
Two methods will be permitted to offset this loss, they are as follows:
1. Pad areas lost due to concave indentations will be counted
towards meeting the landscape area requirements of
development proposals for a given pad.
2. Segments of a cut or fill slope will be permitted to be
designed with variable slope ratios less than 2:1, but not
less than 1.5:1 within the following guidelines:
ae the geotechnical engineer will
certify that slopes so
designed will meet standard
stability requirements.
b. overall ratio from toe to toe
Will be 2:1 or greater.
C. ratios greater than 2:1 will
also be used in the slope
design (see Figure 6)
14 ADOFM 16L s, IM
FIGURE 6
=UCPL! OF VARIABLR MLOPE RATION
15 ADOPM t o• s, M
X. standards
1. No finished slopes greater than fifty percent (504 or 2:1)
may be created except adjacent to a structure where the
maximum created slope is limited to sixty-seven percent (674
or 1h:1) or less.
2. 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 land-
scaped shall be disturbed. Top soil shall be stockpiled
during rough grading and used on. cut and fill slopes.
Revegetation of cut and fill slopes shall occur within three
(3) months to the satisfaction of the City.
3. 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.
4. 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.
5. No point on any structure subject to the provisions of this
Section shall be closer to a prominent ridge than one hundred
(100) feet measured horizontally on a topographic map or
fifty (50) feet measured vertically on a cross section,
whichever is more restrictive. And in no case, shall the
roof line or any other portion of a structure extend above
the line of sight between a ridge line and any public right
of way, whether said ridge -line is above or below the right of
way.
6. Lot pad gradinq is limited to the boundaries of the
structure's foundation, vehicle parking space and a yard
area as shown on the approved grading plan.
7. Retaining walls associated with lot pads are limited to:
a. vpslope (from the structure) walls not to exceed four
(4) feet in height. Terraced retaining structures may
be utilized which are separated by a minimum of three
(3) feet and appropriate landscaping.
b. Downslope (from the structure) walls not to exceed four
(4) feet in height. where an additional retained
portion is necessary due to unusual or extreme
conditions, (such as lot configuration, steep slope, or
16 ADOFM Is& 3, IM
road design) then the use of terraced retaining
structures shall be considered on an individual lot
basis. Terraced walls shall not exceed three (3) feet
in height and shall be separated by a minimum of three
(3) feet and appropriate landscaping. Terracing shall
not be used as a typical solution within a development.
8. Lot lines shall be placed two feet beyond top of major slope
areas within public view corridors to help ensure their
maintenance by the downhill owner.
F. guidelines
1• where possible, graded areas should be designed with
manufactured slopes located on the uphill side of structures,
thereby, hiding the slope behind the structure.
17 eoonmD Im s, 19"
Figure 7
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sr�et
Not ty,5
1
2. Retaining walls are limited to 4 feet in height. Terraced
retaining structures may be utilized which are separated by
a minimum Of 3 feet and appropriate landscaping. Retaining
walls hidden by structures may be permitted.
Figure 8
(also see Figure 17)
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NOr 7V/S
18 ADMED e.. S, IM
3. One downslope from the structure not to exceed 3 1/2 feet in
height. Where an additional retained portion is necessary
due to unusual or extreme conditions, (such as lot
configuration, steep slope, or road design) then the use of
terraced retaining structures shall be considered on an
individual lot basis. Terraced walls shall not exceed 3 feet
in height and shall be separated by a minimum of 3 feet and
appropriate landscaping. Terracing is not to be used as a
typical solution within a development.
4. on lots sloping with the street, and other configurations not
discussed above, one retaining wall, not to exceed 3 1/2 feet
in height may be used in a side yard where necessary (also
see roadway).
5. Walls which are an integral part of the structure may exceed
8 feet in height; however, their visual impact shall be
mitigated through contour grading and landscape techniques.
6. The following factors shall be taken into consideration 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, vegetations 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 such as
possible to blend into natural grade.
e. Nanufactured slope faces shall be varied to avoid
excessive "flat -planed" surfaces.
7. No manufactured slope shall exceed 30 feet in height between
terraces or benches.
19 ADOPM h& s. IM
Figure 9
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7WE AA-P&A4L SLOPE
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8. where cut or fill conditions are created, slopes would be varied
rather than left at a constant angle which my be unstable or
create an unnatural, rigid, "engineered" appearance.
Figure 10
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VAOMV& a* AR PYL6 swpw CI'o"ffs
20 euorM Am s, IM
9. The angle of any graded slope should be gradually adjusted to the
angle of the natural terrain.
Figure 11
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10. Manufactured slopes adjacent to roadways shall be consistent
with the Landform grading and rsvegetation technique to
create visually interesting and pleasing streetscapes.
Figure 12
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section 110. MUM (See also Figure 6)_
21 ADOP a UL s, IM
Where a conflict exists between the provisions of this section and—
Chapter 70 of the Uniform Building Code, the drainage, soils and
geology provisions of this ordinance shall prevail, unless in the
opinion of the City Engineer, the provisions of this section do not
meet sound engineering standards.
A. Standards
1. Debris basins, rip rap, and energy dissipating devices shall
be provided where necessary to reduce erosion when grading is
undertaken. Except for necessary flood control facilities,
significant natural drainage courses shall be protected from
grading activity. In instances where crossing is required,
a natural crossing and bank protection shall be preferred
over steel and concrete systems. Where brow ditches are
required, they shall be naturalized with plant materials and
native rocks.
2. Terrace drains where required shall follow
landform slope configuration. Down drains shall
not be placed in exposed positions. All down
drains shall be- hidden in swales diagonally or
curvilinear across a slope face. In this manner
they will be built into the overall landform of
the slope. (see Figure 13).
Figure 13
0MAMPIVAMi.-
22 ADOFM h& J, IM
SYS
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Figure 14
/107` -1-#IG
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MaIAIF&Aw s nr
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a
USF 6f A4P// D ASIC dr A""S AAeD
UNPVOV RLQVS (INIf m" SLO*S
3. Building and grading permits shall not be issued for
construction on any site without an approved location for
disposal of runoff waters, including but not limited to such
facilities as a drainage channel, public street or alley, or
private drainage easement.
4. The use of cross lot drainage shall be subject to Planning
Commission and City Council review and may be approved after
demonstration that this method will not adversely affect the
Proposed lots or adjacent properties, and that it is
absolutely required in order to minimize the amount of
grading which would result with conventional drainage
practices. Mora cross lot drainage is utilized, the
following shall apply:
a• Project Interiors - one lot may drain across one other
lot if an easement is provided within either an
improved, open V-swale gutter, which has a naturalized
appearance, or within a closed drainage pipe which shall
be a ainiaum twelve (12) inches in diameter. In both
oases, an integral wall, shall be constructed. This
drainage shall be conveyed to either a public street or
to a drainage easement. If drainage is conveyed to a
private easement, it shall be maintained by 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.
23 ADOF D a& s, IM
B.
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 determined on an individual basis
and shall be dependent on appropriate hydrologic studies and
access requirements.
Figure 15
NArIvr /aq,4B
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GGyyG,�r* L/NFA
I- where possible, drainage channels should be
inconspicuous location, and more placed in
receive a naturalising, treatment i importantly, they should
colored concrete and landscaping, at native rock,
appears as an int p �� so that the structure
integral part of the environment.
Figure 16
2. Natural drainage courses should be preserved and enhanced to
24
Aoon=Jw s, IM
the extent possible. Rather than filling thea in, drainage
features should be incorporated as an integral part of the
Project design.
Section 13. hooess, 'Trails a" Roadways
,• Standards.
1. 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.
2. Grooves for traction' shall be incorporated into the
construction of driveways with a slope of twenty (20) percent
or greater.
3. where retaininq walls are necessary adjacent to roadways or
within street setbacks, they shall be 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 than three (3),
three (3) foot high terraced or stepped retaining walls shall
be utilized which are separated by a miniaom of three (3)
feet and appropriate landscaping.
Figure . 17
K
3p
4. Driveways shall enter public/private streets maintaining
adequate line of sight.
5 • Local hillside strut standards shall be used to minimize
grading and erosion potential while providing adequate access
25 ADWM h& S. iso
89
for vehicles, including emergency vehicles.
6. Grades of streets in the hillside areas shall be as provided'
in this subsection. Hillside, collector and arterial streets
shall not exceed 12 percent. Hillside residential local
streets shall not exceed 15 percent.
7• Cul-de-sacs to a maximum of 1000 feet in length may be
Permitted with a maximum of 30 dwelling units.
$. All other street improvement standards shall conform to the
standard plans and specifications for public streets of the
City of Diamond Bar,
9• The Planning Commission or City Council may approve
modifications to the above standards provided such
modifications are in substantial conformance with the
objectives stated in this section.
guidelines.
1. Roadways and driveways, where feasible, should conform to the
natural landform. They should not greatly alter the physical
and visual character of a hillside by creating large notches
in ridgelines or by defininq wide 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.
Figure is
i AVE ~NO AA&jt,,&WIC
AOACS AiZWO AI, , z4d&
26
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AND AW ANN AAs
CCOAMAVA .7b . 9YWSP 4MAMS
ADM= h& 3. 1993
Figure 19
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AXVIA V
aq , S44W S
A ALMS
2. Where road construction is permitted in hillside areas, the
extent of vegetation disturbance and visual disruption should
be minimised by the combined use of retaining structures and
regrading to approximate the natural slope. The following
techniques should be used where feasible:
a. Utilise landform .revegetation- planting in order to
create a natural appearance and provide a sense of
privacy.
b. Reduce the visual and safety impacts by use of terraced
retaining walls and landscaping.
c. Split roadways increase the amount and appearance of
landscaping and the median can be used to handle
drainage.
27 ADOFM a& s, ism
MIS
1
1
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Figure 20
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3. 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.
4. 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.
28 ADOMD UL s, IM
A. Standards.
1. The dimensions of a buildinq 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.
-/2V/S Fiqure 21
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H. Guidelines
1. Design of building sites should be sensitive to the natural
terrain. Structures should be located in such a way as to
minimise necessary grading and to preserve natural features
such as prominent knolls or ridgelines.
2. view of significant visual features as seen from both within
and outside a hillside development should be preserved. The
following provisions shall be taken into consideration:
a. Dwellings should be oriented to allow view
Opportunities, although such views may be limited.
ROsideatial privacy should not be unreasonably
sacrificed.
b. Any significant public vista or view corridor as seen
from a secondary, collector or major arterial should be
29 ADWM h& s. IM
3. Projects should incorporate variable setbacks, multiple
orientations and other site planning techniques to preserve
Open spaces, protect natural features and offer views to
residents.
THIS
A. Standards.
Figure 22
NOT
1 . The building envelope for all structures shall be as follows:
a . Downh i 1 1-U& - A maximum/ height of thirty -f ive (3 5) feet
as measured from natural or a finished grade at the
front setback, extendinq towards the rear of the lot.
The maximum height at the side setbacks shall be twenty-
five (25) 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 or
approved finished grade.
Figure 23
AXW h*4 AAVtAW
OV I
35'
5t�� Sl.�rl/i41�GYY
30 soorM h& S. IM
Figure 24
LA01*0 ~ qM*"
700 MA*La is 7)w
µ RAWA--
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44
6=49r
2. The building shall be terraced to follow the slope.
3. Architectural treatment shall be provided to all sides of the
structure visible.
4. 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.
5. 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.
B. Guidelines
1. The lora, mass and profile Of the individual buildings and
architectural features should be designed to blend with the
natural terrain and preserve the character and profile of the
natural slope. Some techniques which may be considered
include:
a. Split pads, stepped footings and grade separations to
PG=it structure to step up the natural slope.
b. Detaching parts of a dwelling such as a garage.
C. Avoid the use of gable ends on downhill elevations. The
slope of the roof should be oriented in the same
direction as the natural slope and should not exceed
natural slope contour by twenty (20) percent.
31 ADM=Jm s, IM
2. Avoid excessive cantilevers on downhill elevations.
3. Excavate underground or utilize below grade rooms to reduce
effective bulk and to provide energy efficient and environ-
mentally desirable spaces. However, the visible area of the
building shall be minimized through a combined use of
regrading and landscaping techniques.
4. Use roofs on lower levels for the deck open space of upper
levels.
Figure 25
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OW OF A04 YVA44. Al4l0ft g
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5. Building materials and color schemes should blend with the
natural landscape of earth tones and natural chaparral
vegetative growth.
6. To the extent possible, the width of'a building measured in
the direction of .the slope, shall be minimised in order to
limit the mount of cutting and filling and to better "fit"
the house to the natural terrain.
32 ADWM h& s, tit
Figure 26
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A. Standards
&Y'a" /s ArAPOVDICUMA
AV " C
1• Walls and fencing, not exceeding six (6) feet in height,
visible from roadways or public rights-of-way shall be
visually open and non-opaque.
2. Privacy walls and fences, not exceeding six (6) feet in
height, are permitted adjacent to structures, in order to
provide a private outdoor area. walls and fences shall be of
materials and colors compatible with the structures facade.
3. Native or naturalized plants or other plant species that
blend ed planting. with the l
requirandscape shall be utilized in all areas with
4. Fire retardant plant materials shall be utilized. Plants
selected as ground cover, shrubs or trees shall be from the
list " approved by the City.
S• A permanent landscape and irrigation system, for purposes of
establishing and maintaining required planting, shall be
installed on all slopes. The emphasis shall be toward using
plant materials that will eventually now minimal irrigation.
Water and energy conservation techniques shall be utilized
including but not limited to such items as drip irrigation
and use of "reclaimed water" and xeriscape.
33 ADOFTW h& S. IM
Figure 27
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6• 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. _
7. Slopes with required planting shall be planted with informal
clusters of trees and shrubs to gotten and vary the slope;
plane. Where required by the City, jute netting shall be used
to help stabilize planting and minimise soil erosion.
8. Native vegetation shall be retained and supplemented within
undeveloped canyons and along natural drainage courses as
allowed by state and federal resources agencies (State
Department of Fish i Game, U. S. Fish and Wildlife, U. S.
Army Corp. of Engineers).
Figure 28
MIS
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IANV fyys
NAr►+141L �WI/�QAI�t
eCAFAMIAA6 IiI1b4/N/Hi
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34 ADOFM h& s, IM
B. Guidelines
1. Natural landform. planting should be used to soften
manufactured slopes,, reduce impact of development on steep
Slopes or rudgelines, and p
provide erosion control.
2. maintain a "vegetative backdrop" by replanting with approved
trees. The vegetation should reduce the impact of the
structures to the extent possible at maturity and preserve
the appearance of the natural hillside.
Figure 29
fi,.
rrlA:At. &#IA o 4USy%pWV6
9. Use Landform. Grading to replicate the irregular shapes of
natural slopes resulting in aesthetically pleasing elevations and
profiles. Landform -graded slopes are characterised by continuous
series of concave and convex forms interspersed with mou:Ws that
blend into the profiles, non -linearity in plan view and varying
slope gradients, and significant transition sons between man-made
and natural slopes. Resultant pad configuration are irregular.
10. Slope down -drain devices shall be designed to either follow
"natural" lines of the slopes or are tucked away in special Swale
and berm combinations in order to conceal the drains from view.
Exposed segments in high visibility areas are treated with natural
rock.
11. Landscaping becomes a "revegetation" process and is applied
in patterns that occur in nature: trees and shrubs are
concentrated largely in concave areas, while convex portions are
planted mainly with & s.
30 TJ IS , -') -%
L-
i
35 ADOFM ha s, IM
Figure 31
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toE
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/of QHS
r
A. Fire Protection standards
1. All development shall be constructed in such a manner so as
to reduce the potential for spread of brushfirs through
consideration of the following:,
a• In the case of a conflict where more restrictive
provisions are contained in the Uniform Building Code or
in the lire Code, the more restrictive provisions shall
prevail.
b. Roofs shall be covered with noncombustible materials as
defined in the Building Code. Open save ends shall be
stopped in. order to prevent bird nests or other
combustible material lodging within the roof and to
preclude entry of flames.
C. Exterior walls shall be surfaced with noncombustible or
fire resistant materials. --
d. Balconies, patio roofs, saves and other similar
overhangs shall be of noncombustible construction or
shall be protected by fire-resistant material pursuant
to the Building Code.
36 ADOPM a.. s, IM
2. All development shall be constructed with adequate water
supply and pressure for all proposed development in
accordance with standards established by the Fire Marshal.
3• A permanent fuel modification area shall be required around
development projects or portions thereof that are adjacent or
exposed to hazardous •fire areas for the purpose of fire
protection. The required width of the fuel modification area
shall be based on applicable building and fire codes and a
Fire Hazard Analysis Study developed by the Fire Marshal.
4. Fuel modification areas shall incorporate soil erosion and
sediment control measures to alleviate permanent scarring and
accelerated erosion.
5. If the Fire Marshal determines in any specific case that
difficult terrain, danger of erosion or other unusual
circumstances make strict compliance with the clearance of
vegetation undesirable or. impractical, she/he may suspend
enforcement thereof and require reasonable alternative
measures designed to advance the purposes of this ordinance.
6. 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 sane to be done and make the
expense of such correction a lien on the property upon which
such conditions exist.
7. Require special construction features in the design of
structures where site investigations confirm potential
geologic hazards.
section is.
Proposed development within hillside areas shall require the submittal
of a Conditional Use Permit application. Additional submittal
requirements may include applications for Development Review, pals Tree
Permits, Subdivision cad 2Wironnental Review. All applications shall
incorporate the following filing requirements and shall include process
fees as established by the City Fee Resolution.
A. A natural features map, which shall identify all existing slope
banks, r1d9Glines, canyons, natural drainage courses, federally
recognised blue line streams, rock outcroppings, and existing
vegetation. Also depicted shall be landslides and other existing
geologic hasards.
B. A conceptual grading plan, which shall include the following items
in addition to those required by the Municipal Code or as part of
the Submittal Requirement Checklist:
1. A legend with appropriate symbols which should include, but
not be limited to, the following items: top of wall, top of
curb, high point, low point, elevation of significant trees,
spot elevations, pad and finished floor elevations, and
37 scop= h& s, IM
change in direction of drainage.
2• A separate map with proposed till areas colored in green and
cut areas colored in red, with areas where cut and fill
exceed depths established in the hillside development
guidelines and standards clearly shown. Additionally, the
areas of cut and till, calculated as a percentage of the
total site area, shall be included on the plan.
.3. Contours shall be shown for existing and natural land
conditions and proposed work. Existing contours shall be
depicted with a dashed line with every fifth contour darker,
and proposed contours shall be depicted as above except with
a solid line. Countours shall be shown according to the
following schedule:
Natural Sloca ftylmui Znterva1Fee.
Above 20% 5
C. A conceptual drainage and flood control facilities map describing
planned drainage improvements.
D. A Slope. Analysis map for the purpose of determining the amount and
location of land as it exists in its natural state falling into
each slope category as specified below. For the slope map, the
applicant shall use a base topographical map of the subject site,
Prepared and signed by a registered civil engineer or licenses
land surveyor, which shall have a scale of not less -than 1 inch to
100 feet and a contour interval of not more than 2 feet provided
that
the contour interval may be 5 feet when the slope is more than 20
percent. This base topographical map shall include all adjoining
properties within 150 feet of the site boundaries. Delineate
slope bands in the range of to 10 percent, 10 up to 15 percent, 15
Up to 20 percent, 20 up to 25 percent, 25 up to 30 percent, 305 to
35; and 35 percent or greater. Also included shall be a
tabulation of the land/area in each slope category specified in
acres.
B. Provide a sufficient number of slope profiles as required by the
City 8ngineer to clearly illustrate the extent of the proposed
grading. The slope profiles shall:
1. 8t drawn at the same scale and indexed, or keyed, to the
grading plan, and project site map.
2. Show existing and proposed topography, structures, and
infrastructures. Proposed topography, structures, and
infrastructures shall be drawn with a solid, heavy line.
Existing topography and features shall be drawn with a thin
or dashed line.
3. The slope profile shall extend far enough from the project
site boundary to clearly show impact on adjacent property, at
least 150 feet.
38 Aoornsh& S, IM
4. The profiles shall be drawn along those locations of the
project site where:
(a) The greatest alteration of existing topography is
proposed; and,
(b) The most intense or bulky development is proposed; and,
(e) The sits is most visible from surround land uses; and,
(d) At all site boundaries illustrating maximum and minimum
conditions.
5. At least two of the slope profiles shall be roughly parallel
to each other and roughly perpendicular to existing contour
lines. At least one other slope profile shall be roughly at
a 45 degree angle to the other slope profiles and existing
contour lines.
F. The 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 profiles, and attestinq to the fact that the slope
profiles have been accurately calculated and identified.
G. The exact method for computing the percent slope and area of each
Slops category should be sufficiently described and presented so
that a review can be readily made. Also, a heavy, solid line
indicating the grade differential shall be clearly marked on the
plan, and an additional copy of the map shall be submitted with
the slope percentage categories depicted in contrasting colors.
H. 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.
I. A statement of conditions for ultimate ownership and maintenance
of all parts of the development including strests, structures and
open spaces-
In
paces.
In the event that no grading is proposed, i.e., custom lot
subdivision, a statement to that effect shall be filed with a pian
which shows possible future house plotting, lot grading, driveway
design, and location for each parcel proposed, to be prepared on
a topographic map drawn at the same scale as the conceptual
grading plan.
K. When unit development is proposed, illustrative building
elevations, that shoe all sides of the proposed structures) and
which accurately depict the building envelope for each lot, shall
be provided.
L. The following items may be required if determined necessary to aid
in the analysis of the proposed project to illustrate existing or
proposed conditions or both:
39 ADOMW A& s. IM
1. A computerized or 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.
M. Exceptions to the filing requirements shall be determined by the
Director and City Engineer.
a wrnmouut&MYNNESAW
40 eoorrsn h& 5.,1"3