Hillside Preservation District
Sec. 9-4.2250 Intent: Designation on Zoning Section Maps (HPD).
It is the intent of the
Hillside Preservation District to place special controls on any proposed
development, public or private, within hillside areas of the City in order to:
(a) Preserve and enhance their use as a prime resource;
(b) Help protect people and property from all potentially hazardous conditions
particular to hillsides;
(c) Assure that any development be economically sound; and
(d) Encourage innovative design solutions.
The Hillside Preservation District is shown by the shaded areas on the Zoning
Section Maps made a part of this chapter and shall be considered as an overlay
district to the zoning districts incorporated within. In cases of conflict
between such zoning districts and the overlay Hillside Preservation District,
the provisions of this article for the Hillside Preservation District shall
prevail.
(§ 1, Ord. 69-C.S., eff.
December 27, 1972, as
amended by § 1, Ord. 156-C.S., eff.
November 26, 1976)
Sec. 9-4.2251. Hearings and notices (HPD).
For any public hearing under
the provisions and regulations of this article, the Commission shall give notice
thereof by at least one publication in a newspaper of general circulation,
published and circulated within the City, at least ten (10) days prior to such
hearing and by mailing a postal card notice not less than ten (10) days prior to
the date of the hearing to the owners of the property directly affected, and
within a radius of 300 feet of the exterior boundaries of property directly
affected, using for such purpose the last known name and address of such owners
as shown upon the assessment roll of the County. The failure of any owner to
receive such notice shall not invalidate the hearing proceedings.
(§ 1, Ord. 69-C.S., eff.
December 27, 1972, as
amended by § 1, Ord. 156-C.S., eff.
November 26, 1975)
It
shall be the purpose of the Hillside Preservation District to promote the
following City objectives which shall be considered as guidelines:
(a) To maximize choice in types of environment available in the City and
particularly to encourage variety in the development pattern of the hillsides;
(b) The concentration of dwellings and other structures by clustering and/or
high rise should be encouraged to help save larger areas of open space and
preserve the natural terrain;
(c) To use to the fullest current understanding of good civic design, landscape
architecture, architecture, and civil engineering to preserve, enhance, and
promote the existing and future appearance and resources of hillside areas;
(d) To provide density and land use incentives to aid in ensuring the best
possible development of the City’s natural features, open space, and other
landmarks;
(e) To encourage the planning, design, and development of building sites in such
a fashion as to provide the maximum in safety and human enjoyment while adapting
development to, and taking advantage of, the best use of the natural terrain;
(f) To preserve and enhance the beauty of the landscape by encouraging the
maximum retention of natural topographic features, such as drainage swales,
streams, slopes, ridge lines, rock-out-croppings, vistas, natural plant
formations, and trees;
(g) To prohibit, insofar as is feasible and reasonable, the padding or terracing
of building sites in the hillside areas;
(h) To provide safe means of ingress and egress for vehicular and pedestrian
traffic to and within hillside areas while at the same time minimizing the
scarring effects of hillside street construction;
(i) Utility wires and television lines shall be installed underground;
(j) Outstanding natural physical features, such as the highest crest of a hill,
natural rock outcroppings, major tree belts, and the like, should be preserved;
(k) Roads should follow natural topography wherever possible to minimize cutting
and grading;
(l) Imaginative and innovative building techniques should be encouraged to
create buildings suited to natural hillside surroundings; and
(m) Detailed and effective arrangements shall be formulated for the
preservation, maintenance, and control of open space and recreational lands
resulting from planned unit development.
It is the intent of this section to discourage the development of ridgelines;
however, where a parcel has ridgelines that are the only buildable portion of
the property, or where it can be demonstrated that the sensitive development of
other portions of such a parcel would significantly frustrate the other purposes
of this article, then some development of such ridgelines may be permitted
provided most of the ridgeline remains undisturbed, and any such ridgeline
development is of low profile, has minimum visual impact, and utilizes a minimum
of grading.
(§ 1, Ord. 69-C.S., eff. December 27, 1972, as amended by § 1, Ord.156-C.S., eff.
November 26,1975)
Sec. 9-4.2255. Uses permitted (HPD).
The uses permitted in the
Hillside Preservation District shall be the uses designated on the approved
development plan of the applicant and as such uses are consistent with
appropriate and applicable elements of the adopted General Plan of the City,
such as, but not necessarily limited to, land use, housing, open space, parks
and recreation, conservation, transportation, seismic safety, and any subsequent
additions and changes to the General Plan and its elements as may be adopted by
the City from time to time.
(§ 1, Ord. 69-C.S., eff.
December 27, 1972, as
amended by § 1, Ord. 156-C.S., eff.
November 26, 1975)
Sec. 9-4.2256. Developments procedures and standards (HPD).
Applicants of any
development proposal within the Hillside Preservation District shall pursue the
procedures and standards set forth for the P-D District, specifically Sections
9-4.2204 through 9-4.2211 of Article 22 of this chapter, as now enacted or
hereafter amended. Such procedures and standards shall
include the requirement for reclassification to a P-D District,
Public agencies, including special districts, proposing developments and
improvements on their lands within the HPD in conjunction with the uses and
activities for which such lands are held and uses proposed under the special use
permit procedure set forth in Section 9-4.2306 of Article 23 of this chapter
shall be exempt from pursuing a P-D classification, except as provided in
subsection (2) of subjection (c) of said Section 9-4.2306, but such developments
and improvements shall adhere to the objectives of the HPD and specifically to
the standards set forth in Sections 9-4.,2257 and 9-4.2258 of this article,
except where specifically exempted by State or Federal laws. Where land is both
within the Agricultural and Hillside Preservation zoning districts, applicants
proposing a development which is either a conditional or a permitted use within
the Agricultural District are exempt from the requirement to reclassify the
property to the Planned Development District; however, all other requirements of
the Hillside Preservation District shall remain applicable. A proposal to
subdivide such land is a development proposal within the meaning of this section
and shall be required to follow the procedures and standards of this section,
including the requirement of reclassification to the Planned Development
District.
(§ 1, Ord. 69-C.S., eff.
December 27, 1972, as
amended by § 1, Ord. 156-C.S., eff.
November 26, 1975,
§ 1, Ord. 197-C.S., eff. April 13, 1977, and § 3, Ord. 604-C.S., eff. June 8,
1993)
Sec. 9-4.2259. Parking requirements (HPD).
Parking in the Hillside
Preservation District shall be provided off-street, and in no case may parking
lanes be provided except as approved in a development plan. The intermittent
widening of streets for emergency parking and turnarounds at convenient places
shall be encouraged. The following on-site parking standards shall be the
minimum acceptable for residential units within hillside areas. The City may
require more parking where topography, special traffic, building, grading, or
other circumstances warrant it. The uncovered parking spaces may include areas
such as driveways outside garages or carports and off-street parking bays,
except that each required space shall be accessible at all times:
(a) Single-family detached dwelling units. Two (2) covered spaces, plus two (2)
uncovered spaces. The uncovered spaces may be incorporated within a parking area
shared by spaces for other units; provided, however, in no case shall the total
number of spaces so located together be less than the same of the separate
requirements for each unit and shall be located no farther than 100 feet from
each dwelling unit entrance;
(b) Single-family attached dwelling units, including vertical and horizontal
condominiums. Two (2) covered spaces, plus one-half (1/2) uncovered space. The
uncovered spaces may be incorporated within a parking area shared by spaces for
other units; provided, however, in no case shall the total number of spaces so
located together be less than the same of the separate requirements for each
unit and shall be located no farther than 100 feet from each dwelling unit
entrance;
(c) Two and multiple-family dwelling units. For each dwelling unit, one covered
space, plus one-half (1/2) uncovered space for each bedroom more than one in
each unit. In cases where a one-half (1/2) space occurs in a total figure, the
standard shall be increased to the next whole figure; and
(d) Guest spaces. In addition to the standards set forth in subsections (a),
(b), and (c) of this section, a minimum of one guest space shall be provided for
every ten (10) dwelling units, or fraction thereof.
(§ 1, Ord. 69-C.S., eff.
December 27, 1972, as
amended by § 1, Ord. 156-C.S., eff.
November 26, 1975)