A. Purpose and intent.
1. The purpose of establishing street design requirements is to ensure that the circulation system is a beneficial element in the hillside development setting and maintains, to the greatest extent possible, the natural characteristics of a hillside environment. Through these requirements, the city recognizes that the placement and alignment of the road system must be designed to exemplify the features present in the neighborhood and enhance the visual character of the hillside community, and that the alignment of collector and arterial roads along project edges separates the neighborhoods and residents from the effects of a highly used road, resulting in a more pleasant living environment, and allows opportunities for landscaping and panoramic views.
2. Further, with these requirements, the city recognizes that requiring parkways along every street allows opportunities for landscaping that helps maintain a more natural hillside environment, separates pedestrians from vehicular traffic, and softens a project’s visual impact as viewed from off site.
B. Minimum number of access points. New hillside development projects shall have a minimum of two (2) points of vehicular access, one (1) of which may be established for emergency access only, as determined by the Fire Chief or designee through the hillside development permit review process.
C. Street design standards. All streets shall be designed and constructed in accordance with the following standards.
1. Street sections shall be designed in accordance with street standards and specifications adopted by the city and as revised from time to time. In addition to such adopted standards, the following street standards shall apply to development in the Hillside Residential zone.
a. The maximum length of any cul-de-sac street shall be six hundred (600) feet.
b. All streets shall contain two (2) clear twelve (12)-foot travel lanes.
2. Split-level streets. Where split level streets are used, the following standards shall apply.
a. The use of split level roads is permitted to reduce the amount and visual effect of grading (Figure 20.206.140.C.2).
b. The ground slope between the two (2) traffic ways shall be of a ratio not less than two (2) to one (1).
Figure 20.206.140.C.2
Use of split level roadways is permitted and encouraged where such design can be used to facilitate landform grading. This type of road can also maximize the view opportunities afforded by the hillside setting.
3. Street grades shall not exceed the following except as may be modified by the Planning Commission in compliance with § 19.92.040. The maximum length of street runs at the maximum specified grade shall be subject to the review and approval of the Fire Chief and City Engineer, or their respective designees.
a. Primary arterials shall be no steeper than eight percent (8%).
b. Secondary arterials shall be no steeper than ten percent (10%).
c. Local streets shall be no steeper than ten percent (10%).
d. Loaded local streets shall not be steeper than eight percent (8%).
e. Intersections shall be at six percent (6%) grade or less.
D. Private streets. Private streets shall not be permitted.
E. Landscaped parkways required.
1. All public streets shall include a landscaped parkway between the edge of street paving and adjacent property lines. Such parkways shall be of a width required by the city's street design manual and shall include a sidewalk or other pedestrian way or trail as set forth in the street design manual or as otherwise may be required by the City Engineer and/or Director of Community Development through the hillside development permit review process.
2. Such required parkways shall be landscaped as set forth in § 20.206.160, including specifically § 20.206.160.E.
3. Such landscaped parkways shall be continuously maintained by a homeowners association, through a landscaping assessment district, or via a similar legal mechanism, as approved through the applicable hillside development permit. The city shall have the authority to require bonding or other similar surety to ensure that such landscaped parkways are fully established and maintained prior to the establishment of a homeowners association, landscaping assessment district, or similar legal mechanism.
(Ord. 1079, passed 11-2-04; Am. Ord. 1241, passed 8-15-23)