A.   Purpose and intent. The purpose and intent of establishing specific standards for custom lots is to preserve the rural character of the hillsides, minimize grading impacts, and ensure that new houses are visually compatible with the surrounding area.  The provisions of this chapter shall apply to one (1) detached single-family dwelling unit established on an existing legal lot and to custom homes designed and constructed as part of a comprehensive subdivision or other development project.
   B.   Application requirements.
      1.   As specified in § 20.206.024, an individual dwelling unit on an existing legal lot shall be subject to an administrative hillside development permit.
      2.   Proposed subdivisions of land planned for custom home sites shall be subject to a hillside development permit.
   C.   Design standards; general.
      1.   Roadways, driveways, and individual building pads shall be designed to conform to the natural hillside contours, blending into the environment rather than forcing building sites and infrastructure upon the land.  An emphasis shall be placed on limiting grading to individual flat graded pad areas for residential building sites and any roads accessing the residential building sites, ensuring a minimal cut and fill situation.
      2.   Any areas that require grading shall incorporate landform grading techniques to further encourage the natural appearance of custom pads.
      3.   For any standard not specifically indicated in this section as applying to custom lot development, the general standards applicable to all development in the Hillside Residential zone shall apply.
   D.   Landscape standards.  Custom lot development shall implement landscape standards that avoid harsh or abrupt transitions between open space and development while providing a combination of landscape materials that blend into the adjoining natural open space.  Landscape setbacks along roads and along flat pads of custom lots shall be required to ensure that suitable transitions from residential development to natural open space are accomplished.
   E.   Architectural standards.
      1.   Individual houses on custom lots shall be visually compatible with the surrounding area, with architecture that complements the adjacent natural environment and any adjoining residential structures and/or neighborhoods.
      2.   The following standards shall be required in the construction of subterranean garages:
         a.   Access to a subterranean garage is only permitted under one (1)-story portions of a building.
         b.   Access shall not be visible from the front or rear yards.
         c.   Ramps shall not be located within the front yard.
         d.   Subterranean exterior walls shall not extend beyond the perimeter of the exterior walls defining the first floor above.
         e.   Structural decks over driveways are not permitted.
      3.   Carports shall not be allowed.
      4.   Attached dwelling units shall not be permitted within a custom home subdivision.
   F.   Grading standards.
      1.   Unless otherwise specified in this section, the landform grading practices set forth in § 20.206.100 shall apply.
      2.   Retaining walls shall not be visible from any public rights-of-way.
   G.   Development standards.
      1.   The minimum pad size shall be no less than ten thousand (10,000) square feet.
      2.   Maximum building height, as measured from finished grade to top of building, shall be as follows:
         a.   Twenty (20) feet – Single-story portion of structure.
         b.   Twenty-eight (28) feet – Two (2)-story portion of structure.
         c.   Thirty-five (35) feet – Three (3)-story portion of structure
      3.   Setbacks shall be provided as set forth in Table 20.206.170.C.
      4.   No fence or wall shall exceed a height of seven (7) feet, and all fences and walls shall comply with the regulations set forth in § 20.206.150.G.
      5.   Walls and opaque fencing shall be permitted only on the flat pad of a custom lot.
      6.   The minimum landscape setback of twenty (20) feet shall be provided between developed pad and natural vegetation.
      7.   The maximum step in foundation wall shall be no higher than ten (10) feet to account for homes built in a hillside setting.
      8.   Where no standard is specifically indicated in this section, the development standards set forth in §  20.206.170 shall apply.
(Ord. 1079, passed 11-2-04)