1. DENSITY
Notwithstanding the density allowed by the underlying land use district or the amenities or Senior Citizen and Senior Congregate Care density bonus provisions, the maximum density on any parcel to which this section applies shall not exceed the units per acre for each of the average percent slope ranges indicated below.
Average Slope (%) | Units Per Acre |
0 to 15 | 2.0 |
15+ to 25 | 1.0 |
25+ to 30 | 0.5 |
30+ and above | 0.1 |
(Note: For areas with an average slope above 40%, density transfer is encouraged.) | |
The computation of the maximum number of lots is intended solely to set up an absolute maximum. A lesser number of units may prove to be the maximum permitted based upon compliance with other hillside development and grading requirements.
2. DENSITY TRANSFER
Within a project, in the Hillside Management Overlay zone, a density transfer may be granted when permitted development is transferred from one slope category to a lower slope category. In consideration for such a transfer of development, the allowable density of the lower slope category may be increased by 50%. For example, if density/ development is transferred from the 25% to 30% slope category (from the above table) to the next lower category (15% to 25%), the allowable density of the lower category, 1.0 dwelling units per acre, may be increased to 1.5 units per acre. Similarly, if development is limited from the 30% and above slope category and transferred to the 0% to 15% slope category, the allowable density may be increased by 50%, or from two units per acre to three units per acre.
In no situation shall the total number of units permitted for any project exceed the number of units that would have been permitted without any transfer of density.
A project may transfer density outside the Hillside Management Overlay zone, if the project area is included in a Specific Plan. A General Plan Amendment may also be necessary.
Areas from which density is transferred shall be restricted from future development in an appropriate manner.
3. MINIMUM PARCEL SIZE
No absolute minimum parcel size, widths and depths are specified.
4. SETBACKS
Front, side, and rear setbacks shall be determined based upon the precise development plan and environmental studies and in conformance with FF (Foothill Fire Zones) Overlay requirements.
5. BUILDING HEIGHT
Applicable only to in-fill single family residential construction of more than one story on existing lots of record, if there is a grade separation of more than eight feet and less than 20 feet between the average level of the lot proposed for construction and the immediately uphill lot.
A. The maximum height of a proposed structure shall not exceed the midpoint of the structure on the immediately uphill lot.
B. Where there is no structure on the immediately uphill lot, the maximum height shall not exceed a point eight feet above the average ground level of the uphill lot.
C. "Immediately uphill lot" shall mean an adjacent lot, whether or not separated by streets, easements, or the like, which has an average ground level higher than the average ground level of the subject lot. If more than one lot meets the definition of "immediately uphill lot" then the measurements required by this section shall be made against the lower lot.
D. "Midpoint" shall be that point equidistant from the foundation at ground level to the apex of the roof, but not including roof structures, stairways, tanks, ventilating fans, or similar equipment required to operate and maintain the building and fire or parapet walls skylights, towers, flagpoles, chimneys, smokestacks, wireless and television masts, or similar structures.
E. Nothing in this Section shall be construed to allow the height of a structure, including a single family residence, to exceed that allowed in the underlying land use district, or to prohibit a single story residence.
6. INGRESS AND EGRESS
A tentative tract or parcel map shall provide for at least two different standard routes for ingress and egress. Standard ingress/egress road is a route which is dedicated to the City and has a minimum paved width of 24 feet.
7. STREET STANDARDS
Streets in this overlay zone shall conform to the following standards:
A. Local hillside street standards shall be used to minimize grading and erosion potential while providing adequate access for vehicles, including emergency vehicles. The right-of-way shall be 48.5 feet with 40 feet of paved width and parking on both sides and a sidewalk on one side.
B. Streets shall have a paved width of 32 feet with parking and sidewalk on one side of the street only and right-of-way of 40.5 feet, subject to review and recommendation by the Fire Chief and the City Engineer, with approval by the Commission.
C. Grades of streets in the hillside management areas shall be as provided in this subsection, unless otherwise approved in writing by the Public Services, Fire, and Public Works Departments. Hillside collector and arterial street shall not exceed 8%. Hillside residential local streets shall not exceed 15%.
D. Minimum horizontal curve of streets shall be in accordance with Caltrans computational methods using design speed estimated by the Public Works Department.
E. One way streets may be permitted where it can be shown that they reduce the overall amount of cut and fill required.
F. Cul-de-sacs to a maximum of 750 feet in length may be permitted with a maximum of 30 dwelling units, and to a maximum of 1,000 feet in length with a maximum of 20 dwelling units and shall terminate with a turn around area not less than 40 feet in radius to curb face.
G. Sidewalks on only one side of a street may be permitted in hillside areas subject to the approval of the City Engineer.
H. All other street improvement standards shall conform to the standard plans and specifications of the City Engineer.