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NOTICE OF THE SPECIAL JOINT SESSION OF THE
FOUNTAIN HILLS TOWN COUNCIL AND PLANNING
AND ZONING COMMISSION AND REGULAR SESSION
OF THE PLANNING AND ZONING COMMISSION
Town Council Members
Mayor W.J. Nichols
Vice -Mayor Rick Melendez Councilwoman Kathy Nicola
Councilwoman Leesa Stevens Councilman John Kavanagh
Councilman Mike Archambault Councilwoman Mayor Susan Ralphe
P & Z Commission Members:
Chairman Michael Downes
Vice -Chairman William O'Brien Commissioner Dennis Brown
Commissioner Jerry Caldwell Commissioner Avril Forest
Commissioner Wayne Tall Commissioner Tony Woodrel
Joint Session of the Town Council and Planning and Zoning
WHEN: THURSDAY November 13, 2003
TIME: 5:00 — 6:15 P.M. Special Joint Session
WHERE: 16836 E. Palisades Boulevard
Building A, Large Conference Room
Regular Planning and Zoning Meeting
WHERE: Building B, Town Hall Council Chambers
Time: 6:30 P.M.
AGENDA ITEMS SPECIAL JOINT SESSION
• CALL TO ORDER AND ROLL CALL — MAYOR NICHOLS
1. Discussion and possible direction to staff on revisions to the current cut and
Special Joint Session Town Council & P & Z
Page 1 of 2
M
AGENDA ITEMS PLANNING AND ZONING MEETING
Pursuant to A.R.S. 38-431.02, notice is hereby given to the members of the Fountain Hills Planning and Zoning Commission and to the
general public that the Fountain Hills Planning and Zoning Commission will hold a regular meeting, which is open to the general public,
on November 13, 2003 at 6:30 p.m. in the Town Hall Council Chambers, Building B, located at 16836 E. Palisades Boulevard, Fountain
Hills Arizona.
1. Call to order, pledge to the flag, moment of silent reflection, and roll call.
2. Consideration of the Commission meeting minutes for October 23, 2003.
3. Consideration of a Concept Plan for the proposed Villas Del Cielo, Pool Amenity, Town Center II,
Lots 2, 3, and 4, Case Number CP2003-10.
4. Consideration of canceling the Thursday, November 27, 2003, Planning & Zoning meeting.
5. Call to the public
Pursuant to A.R.S. §38431-01(G), public comment is permitted (not required) on matters not listed on the agenda but must be within the
jurisdiction of the Commission. All comment is "subject to reasonable time, space and manner restrictions" and the Commission will not
discuss or take legal action on matters raised during call to the public unless the matters are properly noticed for discussion and legal
action. At the conclusion of the call to the public, individual Commissioners may respond to criticism, ask staff to review a matter or ask
that a matter be put on a future agenda.
6. ADJOURNMENT.
L-
Supporting documentation and staff reports furnished the Commission with this agenda are available for review in the Planning & Zoning
Department.
DATED this 6`h day of November, 2003 By:
anice E. Baxter, Administrative Assistant
The Town of Fountain Hills endeavors to make all public meetings accessible to persons
with disabilities. Please call 837-2003 (voice) or 1-800-367-8939 (TDD) 48 hours prior to
the meeting to request reasonable accommodations to participate in this meeting.
Special Joint Session Town Council & P & Z
Page 2 of 2
L
TOWN OF FOUNTAIN HILLS
PUBLIC WORKS
PLANNING & ZONING COMMISSION AND
TOWN COUNCIL MEMO
TO: The Honorable Mayor and Town
DT: November 6, 2003
Council, Chairman Downes and the Planning
& Zoning Commission
FR: Dana Burkhardt, Senior Planner
RE: Cut and Fill Waiver Joint Study Session
SUMMARY:
On August 21, 2003, the Town Council directed staff to review the current cut and fill waiver
policies and procedures and requested a joint study session with the Planning & Zoning
Commission to discuss the findings. The following report is a summary based on the review of
20 hillside community's cut and fill policies and procedures.
EVALUATION:
Staff has identified three differing mechanisms utilized by communities to control the visual and
environmental impacts of hillside development. The majority of the hillside communities
surveyed do provide a waiver process through a design/development review committee. As in
our community, this process gives the governing body ultimate discretion over the final design
on properties where significant grading is requested. Listed in the order of popularity, the
following are the three mechanisms staff has identified:
1) The community has no cut and fill maximum standard. The evaluating body reviews
grading plans for conformance to maximum terraced wall design, maximum slope
regulations and ensures the proposed development does not exceed the maximum
building height as measured from natural grade. (This standard is applied by
Maricopa County as well as most other communities in the metropolitan Phoenix
area, the Crestview Subdivision in Fountain Hills is an example of this standard).
The net result of this type of policy encourages the padding of lots by utilizing a
series of retaining walls and cut/fill slopes. The final product is typically a single
level home perched on fill or sunken in an exposed cut, which results in a finished
structure and appearing larger than the home actually is. This method exposes
retaining walls, particularly terraces, and creates the most disturbance of all three
control mechanisms.
2) The community has maximum cut and fill tolerances as measured from natural grade.
This mechanism is currently employed by the Town of Fountain Hills, as well as
other progressive hillside communities under general law, such as Los Gatos and Los
Altos Hills, CA. Those communities have established a maximum eight foot cut
excluding basements, cellars and pools, given that the exterior finished grades are
returned to the natural elevation adjacent to the structure. These communities are the
most restrictive on fills and limit them to 3' from natural grade.
The net result of this type of policy establishes obvious maximum tolerances for cut
and fill grading with exception to basements and buried structure such as swimming
pools. The finished product is a structure buried within the hillside, rather than
protruding out, contrary to the result of mechanism number one. This mechanism
encourages the most site sensitive design of all the policies reviewed.
3) Charter Townships typically review hillside developments on a case -by -case basis,
through a development/architectural review committee. Those communities establish
general design guidelines, such as "cuts and fills shall be limited to the extent
necessary and shall be minimized for hillside development by using innovative
building techniques which reflect the natural topography of the site".
Charter governments typically have the ability to interpret the intent of this guideline
arbitrarily as it applies to each site. Generally speaking, the communities surveyed
review requests for grading permit with the intent to minimize excessive grading
disturbance, as well as reduce the need for exposed retaining walls. The general
purpose is to give the appearance that the house is set into the hillside, similar to the
prior mechanism. Charter governments may review these permits administratively or
through a design review board, but each site is reviewed subjectively.
%W Some of the communities surveyed utilize a maximum amount of excavation, such as limiting
the cubic yardage that can be import/exported from a site. Most all communities that employ
this policy provide an appeal process through a development review board. The purpose of this
maximum tolerance was initially designed for environmental sensitivity, but now is looked at as
a mechanism to review grading plans with discretion. Cities such as Beverly Hills, and Saratoga,
CA, agreed that the ultimate objective over the hillside development review process was to sink
the structure into the hillside rather than limit the actual excavation. In every policy studied
however, the main objective is to limit any exposed grading, and to enhance the exposed cut/fill
slopes.
All communities surveyed required a geotechnical analysis and soil stability report to support the
civil grading plan. Los Altos Hills, Los Gatos, and Saratoga, CA, are the only communities that
identified "basement" type structures in their cut and fill guidelines. The "basement" ordinances
are vague, but essentially identify them as sub -grade structure, where natural grade is
reestablished, burying a portion of the lower level basement"
The following is a summary of each surveyed community's cut and fill grading standards and
policies. Most of these communities were selected due to their similarities with Fountain Hills
demographics, hillside topography, and advanced grading policies. Staff has attached copies of
the cut and fill standards identified through this analysis.
fiv
Max Cut Allowed Hillside Ord? Waiver Process? Notes
Tucson, AZ
30' Yes
Paradise Valley, AZ
30' cut, 8' max fill, unless under footprint Yes
Scottsdale, AZ
8' Yes Yes, by Design Review
Clark County, NV
36' Yes No
Los Altos Hills, CA
Oro Valley, AZ
8' * Yes Yes, by P&Z Commission *Excludes basements
8'
Prescott; AZ
Yes Yes
35' No Yes
Los Gatos, CA
Goodyear, AZ
8' * Yes Yes, by P&7 Commission *Excludes basements/cellars
No max., but wants to adopt 10' Coming Soon Admin, or Design Rev.
Freemeantle, AUS.
No cut max., 1 metre fill max. Yes Dev. Asess. Committee
Phoenix, AZ
No Max. Admiistrative review
Anaheim, CA
No Max. Yes Inde. Soils Eng. Must
San Rafael, CA
Yes Yes, Design Review approve
Beverly Hills, CA
No max. height, but max import/export Yes
Saratoga, CA
No max. height, but max. importlexport Yes Yes, to P&Z See Basement Ordinance
Greeley, CO
No Max. Yes Yes, to P&Z
Gilroy, CA
No Max., but max. import/export Yes Yes, Design Review
Maricopa Cnty
No Max. Cut Yes
Staff suggests the Council direct staff to prepare a set of design guidelines to further define the
Town's position on cut and fill waiver applications. Staff has found that the existing cut and fill
standards of the Town are average as compared to the communities surveyed. Though many of
the communities
do not provide a maximum cut and/or fill amount, the maximum building
height regulations typically restrict lot development to a maximum 6-8 foot of fill to accomplish
a two-story (22' to 24' structure) home design.
When the communities were asked if there is a maximum cut the respective design review
committees held to, the response was no. Of all the communities surveyed, there were no
provisions for limiting the depth of unexposed cuts, given that a soils and civil engineer properly
designed the retention structure (such as a basement wall). All the communities polled did
provide either a maximum fill amount or restrictions on the number and height of terraced
retaining walls, which also controls the amount of fill placed on a lot. The more progressive
hillside communities, such as Los Altos Hills and Los Gatos, CA, provide more restrictive fill
regulations than cut regulations.
Through this review, staff has not identified a logical reason for limiting the amount of
unexposed excavation, aside from the environmental impact of the export fill disposal. Given
the size of homes today, particularly in highly desirable hillside areas, substantially more
import/export material is required than most regulations were designed to allow. For that reason,
maximum cubic yard limitations offer an avenue for the reviewing body to have discretion on the
grading plan, similar to the Fountain Hills cut/fill waiver process.
In Fountain Hills, a developer may either keep the excavated material on -site or export the
material to a location with an approved grading permit for the fill. In the event the developer
does not have a permitted location to dispose the material, the material is required to be removed
from the Town.
RECOMI%IENDATION:
The Planning and Zoning Commission and Town Council should review the analysis and policies
presented and provide direction to staff. Staff recommends the Town develop a cut and fill waiver
design guideline policy, based on the findings. Staff does not suggest a substantial change to the
Zoning Ordinance for two reasons:
1) The existing development agreements such as Firerock Country Club, Town Center, and
the Mountain Settlement Agreement provide clauses that hold the zoning regulations in
place from the time of the agreements. The Town would not legally have the ability to
require these properties to develop under more restrictive or modified ordinances. This
issue may be avoided if the Planning Commission and Town Council agree to simply
further define the criteria with which the Town reviews cut and fill waivers for single
family residences.
2) The existing ordinances do not present substantial problems and are consistent with
progressive hillside communities. The Council's primary concerns have been the
maximum depth tolerance for unexposed cuts, as discussed with basement cut waivers.
It is staff s position that unexposed cuts have virtually no visual or aesthetic impact on
the community, however exposed cuts should be reviewed on a case -by -case basis, but
should be discouraged. Fill waiver's and excessive fills expose more structure above
grade in every instance, which contradicts most hillside communities design guidelines,
and is strongly discouraged.
EXHIBITS: A)
Los Gatos Hillside Dev. Guidelines (applicable portions)
B)
Los Altos Hills Grading Policy
C)
Saratoga Development Criteria, Basement Ord. & Res. Des. Handbook
D)
San Rafael Hillside Design Guidelines
E)
Freemantle, Australia Cut & Fill Policy
F)
Prescott Grading Standards
G)
Paradise Valley Cut & Fill Standards
H)
Oro Valley Cut & Fill Standards
I)
Beverly Hills Max. Import/Export
J)
Gilroy Grading Standards
K)
Clark County Grading Standards
L)
Goodyear Cut & Fill Ord. (Draft)
M)
Tucson Cut & Fill Standards
N)
Greeley Hillside design Standards
TowN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Cuts and fills in excess of the following levels are considered excessive and contrary to
the objectives of the Hillside Design Standards and Guidelines. Grade to the
minimum amount necessary to_accommodate buildings and to site structures consistent
with slope contours. These are maximum numbers and -may be reduced by the deciding
body if the oroiect does not meet other grading standards or is not consistent with the
goals and objectives of the Hillside Development Standards and Guidelines
Table 1
Maximum Graded C wQ anri Fine
Site Element
Cut*
Fill*
House and attached garage
8'**
3'
Accessory Building*
4'
3'
Tennis Court*
4'
3'
Pool*
4'***
3'
Driveways*
4'
3'
Other decks, yards)*
4'
3'
* Combined depths of cut plus fill for development other than the main residence shall be limited to 6
feet.
** Excludes ;a5egie4s cellars.
*** Excludes excavation for pool.
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nri (I
high retaining wall
I F E�'��•:we_
set into hi liside/ backfi lied
created flat pad
Do this Don't do this
7. Grading shall not be allowed within 20 feet of a property line for lots one acre or more in
size. Driveways and fire turnarounds may be exempted by the decision making body.
Page 19
4
Towle OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
V. ARCHITECTURAL DESIGN
A. Design objectives.
The standards and guidelines in this section are intended to encourage architectural design that
is:
1. in harmony and visually blends with the natural environment,
2. responsive to site constraints and opportunities,
3. compatible with the surrounding neighborhood and respectful of neighbors, and
4. respectful of the rural character of the hillsides.
Smaller roof components —
■. 315
■■
■■ .7M ■■
�— Stepped into topography
&�
Use of natural materials
Building form reflects hillside form/setting
Page 33
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
9
B. Design to be neighbor friendly.
Protecting the privacy of neighboring homes is a high priority in the siting and design of a new
house or addition. The following design standards shall be followed to the greatest extent
feasible to ensure privacy to surrounding neighbors.
Standards:
1. Privacy impacts shall be addressed and resolved during the constraints analysis phase and
initial design stage, not with mitigation measures imposed as an afterthought. Sight lines
shall be studied so that windows and outdoor areas are placed to maintain privacy.
Guidelines:
1. The following design guidelines should be implemented to the greatest degree feasible
where privacy impacts are of concern;
a. Minimize second -story windows facing close neighboring properties.
b. Orient upper floor windows, decks, and balconies to avoid impacting the privacy of
neighbors.
C. Incorporate screening measures (e.g., solid railing walls, lattice work, or planters) to
obscure lines of sight to neighboring properties.
d. Limit the size of decks and balconies to six feet in depth in areas where privacy is a
concern. This will limit their use to passive activities.
e. Use landscaping to screen views to your neighbor's living areas most sensitive to
privacy. Use evergreen trees and shrubs to provide year-round privacy and-de-RE)
f. Existing vegetation that protects privacy should not be removed.
g. Screen and control noise sources such as parking, outdoor activities, and mechanical
equipment (e.g., air conditioning and pool equipment).
h. Locate outdoor activity areas adjacent to neighbors' outdoor activity areas rather
than in close proximity to their quiet areas (bedrooms).
Page 34
TowN of Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Guidelines:
�J
1.
Exterior windows should be tempered glass.
2. The size and number of windows on the side of the house that would likely be exposed
to a fire approaching from the downhill side should be minimized.
3. Roof eaves should be designed with minimal overhang to_prevent entrapment of heat
and flames.
E. Building height. CRefer to
hapter II
Standards: section C
1. The maximum allowed height for homes in hillside areas shall be 25 feet except in
locations where a building extends above a significant ridgeline. In this case, the
maximum height shall be 18 feet. Building height shall be measured in compliance with
provisions of the Town's Zoning Ordinance.
2. The maximum height of a building's tallest elevation shall not exceed 35 feet measured
from the lowest part of the building to the highest part.
Page 38
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
ut i.r
3. The height of the lowest finished floor(s) of a structure shall not be more than 3 feet
above the existing grade to ensure that buildings follow slopes.
3 ft. maximum'
4. Three-story elevations are prohibited.
`.• Guidelines: None.
9
F. Minimize building bulk and mass.
One of the primary concerns of Los Gatos residents is that some new houses in the hillsides
appear overly large and bulky, resulting in high visibility from surrounding properties and the
valley floor. The design standards and guidelines in this section address this issue.
Standards:
1. ,Buildings shall be designed to minimize bulk, Land mass and volume so as not to be
prominently visible from a distance or from surrounding properties.
2. Buildings shall be designed to conform to the natural topography of the site and run
with the contours. thepeby Blending with the existing terrain w# iEh in t tffi reduces the
appearance of bulk.
Page 39
Town of Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Do this
Building is parallel with the contours.
Guidelines:
i'
%�I
Don't do this
Building is perpendicular to the contours
1. The building design €e es should be incorporated; but not be limited to,
the following techniques into the design ef buildings to effectively reduce the
appearance of building mass, bulk and volume en hillsides:
a. Keep building forms simple.
b. Avoid architectural styles that are inherently viewed as massive and bulky.
Don't do this
Don't do this
c. teuee Minimize square footage.
d. Minimize volume; avoid large volume buildings.
Page 40
TowN of Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
e• 9etaeh paFts ef the dwelling sueh a i the gaFage te Feduee btfi��Avoid bsiff§
overhanging decks, er large staircases and patios formed by retaining walls that
make buildings appear more massive whea viewed fFeffi dewn444.
f•beamStep the
building foundation and roofs with the natural slope.
g. Use horizontal and vertical building components to reduce bulk. Avoid large
expanses of a wall in a single plane.
h. Create light and shadow by providing modest overhangs, projections, alcoves, and
plane offsets, and varying elevations such as stepping second stories.
i. Vary elevations such as stepping back second stories to conform with topography.
k. Excavate or use below -grade rooms to reduce effective bulk. The visual area of the
building can be minimized through a combined use of fegrading and landscaping
techniques.
1.
hil+s+des Use vaulted ceilings rather than high walls and ceilings with attics above to
achieve a feeling of volume.
Page 41
Town of Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
G. Roofs.
Standards:
1. Roof forms and rooflines shall be broken into smaller building components to reflect the
irregular forms of surrounding natural features.
2. The slope of the main roof shall generally be oriented in the same direction as the
natural slope of the terrain.
Do this
Guidelines:
Don't do this
1. Large gable ends on downhill elevations should be avoided.
Page 42
Towle of Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
Roof forms are kept small and reflect the surrounding topography
H. Architectural elements.
Standards:
1. Exterior structural supports and undersides of floors and decks not enclosed by walls are
prohibited unless it is proven that no alternative type of construction is feasible and that
fire safety and aesthetic considerations have been adequately addressed also see
Chapter III section D.2).
Don't do this
2. Skylight glazing material shall be selected to reduce glare at night. Large skylights with
dome -style glazing should be avoided.
Page 43
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
41 � tm.
3. PFevide Architectural detailing shall be provided on all sides of the building. Elements of
the architectural treatment used on the front facade shall be repeated on all sides of the
building.
Guidelines:
1. The use of large windows and glass do
objective is to reduce the daytime glare
glazed areas, and to increase heating ar
glare that impacts neighboring properties
Chapter V section Q.
ors should be kept to the minimum. The
ind nighttime lighting emanating from large
i cooling efficiency. Of particular concern is
and is visible from the valley floor also see
2. The use of architectural features that increase visual prominence should be avoided.
Massive, tall elements, such as two-story entries, turrets, and large chimneys should be
avoided. Such elements on the downhill facade of the house is of particular concern.
Unacceptable
I. Materials and colors.
Standards:
Acceptable
1. The contrast between manmade buildings and the environment shall
be minimized. A buildings color and materials shall complement and blend with the
predominant colors and values of the surrounding natural kandseape-te-Fflini i;ze the
EentFast betweeig manmade buildings and the hillside environment.
Page 44
TowN OF Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
2. Exterior colors shall not exceed a reflectivity value of 30 and shall blend with the natuFal
vegetatiert.
3. Roofs shall be a dark earth tone color with a variety of shades of that color that blend
with the environment.
4. Exposed metal surfaces shall be painted to compliment adjacent materials, be anodized
a dark color, or have the ability to develop a patina (e.g., copper).
5. Mirror-like window tinting is prohibited.
6. Contrasting color accents shall be kept to a minimum.
Guidelines:
I. A variety of materials, textures, and architectural details compatible with the design
theme of the house should be used to add interest and to mitigate the visual impact of
large wall areas.
Page 45
TowN of Los GATos
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
°+`�oi►iY
C. Retaining walls.
Standards:
1. Retaining walls shall not be used to create large, flat yard areas. The limited use of
retaining walls may be allowed when it can be demonstrated that their use shall
§ubstantially reduce the amount of grading.
2. Retaining walls that are visible from a public street shall have a veneer of natural stone,
stained concrete, or textured surface to help blend the wall with the natural hillside
environment and to promote a rural character.
Retaining walls blend with the natural topography
Guidelines:
1. Retaining walls should not be higher than five feet aFe �diseeuFgel. Where an
additional retained portion is necessary due to unusual or extreme conditions (e.g., lot
configuration, steep slope, or road design), the use of multiple -terraced, lower retaining
structures is preferred.
2. Terraced retaining walls should be separated by at least three feet and include
appropriate landscaping.
I Retaining and planter walls should be provided with a landscaped setback or buffer of at
least five feet adjacent to the street. -
Page 49
Town OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
3 fL
Driveway
i
Driveway
Don't do this
Do this
4. Retaining walls should blend with the natural topography, follow existing contours, and
be curvilinear to the greatest extent possible. Retaining walls should not run in a
straight continuous direction for more than 20 feet without a break, offset, or planting
pocket to break up the long flat horizontal surface.
5. Landscaping should be provided adjacent to retaining walls and should include a
combination of native trees and shrubs to screen the wall.
Landscaping used to screen and soften tall
retaining wall
Page 50
TOWN OF Los GATOS
HILLSIDE DEVELOPMENT STANDARDS AND GUIDELINES
4. Retaining walls should be constructed of permanent materials (stone, concrete, masonry
block/brick) rather than wood.
Retaining walls maintain rural character
A Outdoor lighting.
Standards:
Retaining walls maintain rural character
1. Outdoor lighting shall comply with the Town of Los Gatos Zoning Refer to me
Ordinance. Town's
Zoning
Z. Lighting shall be the minimum needed for pedestrian safety, and shall be ordinance
I
low level, directed downward, and shielded so that no bulb is visible and no light or
glare encroaches onto neighboring properties.
3. Outdoor light fixtures at a height of four feet or greater shall use full cutoff fixtures. A
"full cutoff fixture" is one that directs light downwards so that no direct light rays are
emitted at more than 90 degrees from the vertical.
Inappropriate lighting fixture
Page 51
Grayling Policy
Pale 1 of 2
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Grading Policy
A.
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IOSAMSgIIII�S
�/�► GRADING l
CALIFORNIA Code Sections and Design Guidelines:
Section 10-2.702(c) of the Site Development Ordinance states that: "The amount of grading,
excavation, or fill shall be the minimum necessary to accommodate proposed structures,
unless grading is proposed to lower the profile of buildings." Section 10-2.703(a) requires
that: "Type II foundations - step -on -contour, daylight, pole foundations, or a combination
thereof - shall be used on building sites with natural slopes in excess of fourteen percent
(14%)." Policy A-2 of Goal I of the Design Guidelines (p. 5) indicates that construction should
"blend with the contour of the land." Policy A-2 of Goal II (p. 14) indicates that: "On a sloping
site. the structure should be stepped down the hill utilizing one story building elements.
Avoid cantilevers and stilts over downhill slopes. Cut foundations should be used instead of
fill on hilly terrain."
Intent:
The purpose of this policy is to outline desired criteria for grading which assure that
construction retains the existing contours and basic landform of the site to the greatest
extent feasible. It is also intended that the policy provide guidance for "stepping" structures
down sloped hillsides, and emphasizes cut to lower the profile of structures over fill or
foundation walls, which tend to raise the profile of the structure. While balanced cut and fill
is desirable to minimize import or export of soil to or from a site, it is recognized that the
Town's policies and the guidelines below may encourage export as cut is generally preferred
over fill.
These policies are intended to be used by staff in evaluating and making recommendations
to the Planning Commission and/or City Council regarding site development applications,
and as guidance for applicants. Individual sites may dictate a need to deviate from the
criteria, to the extent permitted by the Planning Commission and/or City Council.
q
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Policies:
W
http://www.lahca.com/grading—policy.htm 10/16/2003
Grating Policy
Page 2 of 2
1. Cuts and fills in excess of the following levels generally will be considered excessive and
contrary to Town ordinances and policies to grade only to the minimum extent necessary to
accommodate structures and to site structures consistent with slope contours, i.e., "step
down" the *hill:
Cut Fill
House 8` 39
Accessory Bldg. 4' 3
Tennis Court 6' 3'
Pool 4?*** 31
Driveways 4' 3'
Other (decks, yards) 4' 3'
* Combined depths of cut plus fill for development other than the
main residence should be limited to 6 feet, except that for tennis
courts cut plus fill may be permitted up to a maximum of 8 feet.
** Excludes basements meeting Code definition.
*** Excludes excavation for pool.
2. The height of the lowest finished floor(s) of a structure should generally not be set in
excess of three (3) feet above the existing grade, to assure that structures step with the
slope.
3. Driveway cut may be increased up to a maximum of eight feet (8') for the portion of the
driveway or backup area which is adjacent to a garage that has been lowered with a similar
amount of cut.
4. Cut and/or fill for drainage shall be limited consistent with the guidelines set forth above
for each type of structure, but shall be the minimum grading needed for drainage purposes,
as determined by the City Engineer.
Approved by City Council: April 2, 1997
[ Home ] [ Up) [ Dev_eto. — Area Policy ] [Grading Policy ] [Wireless Policy )
Copyright 2002- Los Altos Hills Civic Association
Contact Webmaster for more information.
http://www.lahca.com/gr'adincpolicy.htm 10/16/2003
-5-13b50 Development criteria.
Pane 1 of 2
Chapter 15 ZONING REGULATIONS
Article 15-13 HR: HILLSIDE RESIDENTIAL DISTRICT
15-13.050 Development criteria.
No principal use shall be established, and no main structure shall be erected or constructed in
the HR district, nor shall any building or other permit be issued therefor, unless and until the
applicant has complied with the following development standards, which standards shall be in
addition to, and not in lieu of, any and all other development criteria and requirements set forth in
Chapters 14 and 16 of this Code:
(a) Site development plan. A site development plan has been prepared and approved by the
advisory agency in accord with Section 14-25.100 of the Subdivision Ordinance, and the physical
location of each use and structure is as set forth on such approved plan. The planting and
landscaping portion of said plan shall, insofar as is reasonably practical, provide for the retention
of existing vegetation and land formations, and shall include an erosion and sediment control
element setting forth reasonable mitigation measures in accord with the excavating and grading
and subdivision ordinances of the City. Grading shall be representative of adjacent topography
and be an extension of natural contours insofar as reasonably practical, and shall be designed to
avoid erosion, flooding, slides and other hazards. Water, sewer and other utility services, streets
and other access routes which traverse any geologic or soils hazard shall be specifically
engineered to eliminate the risk of failure or collapse, and setbacks from hazard areas shall be in
accord with the geologic and soils investigation report and recommendations.
(b) Geologic and soils report. A preliminary combined geologic and soils investigation and report
prepared by a certified engineering geologist licensed by the State and by a registered civil
engineer qualified in soils mechanics by the State, shall be filed in conjunction with the site
development plan unless the City Geologist determines that existing information pertinent to the
subdivision or site approval makes preliminary analysis or any part thereof unnecessary. The
geologic and soils report shall fully and clearly present:
(1) All pertinent data, interpretations and evaluations based on the most current professionally
recognized soils and geologic data.
(2) The significance of the data, interpretations and evaluations with respect to the actual
development or implementation of the intended land use through the identification of any
significant geologic problems, critically expansive soils or other unstable soil condition which, if
not corrected, may lead to structural damage or future geologic problems both on and off the site.
(3) Recommendations for corrective measures deemed necessary to prevent or significantly
mitigate potential damage to the proposed project and adjacent properties or otherwise to insure
safe development of the property.
(4) Recommendations for additional investigations that should be made to insure safe
development of the property.
(c) Additional studies required. The City shall also require the following additional studies prior to
approval
of a site development plan or prior to issuance of a building permit, unless the City Geologist
determines that existing information pertinent to the subdivision or the site approval provides the
same data as would have been obtained from any or all of such additional studies:
(1) Soil and foundation engineering investigation by a registered civil engineer addressing site
preparation (clearing and stripping), grading requirements (cut and fill design and construction),
pavement design, drainage (surface and subsurface), utility trench backfilling, design parameters
for foundations and retaining walls, soil stability, technical plan review, and field inspection
procedures.
(2) With respect to any terrain on or within one hundred feet of a significant recognized landslide
deposit, an investigation by a certified engineering geologist including a detailed evaluation of the
natural slope conditions and recommendations for the treatment or correction of any unstable
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A
15-13'.050 Development criteria.
Page 2 of 2
slopes. Slope stability studies may require extensive subsurface work.
(3) With respect to any area within one hundred feet of a recognized trace of the potentially active
Berrocal fault, an investigation by a certified engineering geologist addressing the seismic
hazards related to the nearby trace, with particular emphasis on evaluation of possible surface
faulting. Investigative techniques will require subsurface trenching and possibly geophysical
traverses unless clear evidence is presented to show that no fault crosses the site of a habitable
structure.
(4) A slope stability analysis showing the building site and its immediately surrounding area
having a factor of safety against failure of at least 1.5 or equivalent, in the event of an earthquake
on the San Andreas Fault having a magnitude of 8.3 on the Richter scale.
(d) Inspection reports. The results of the geologic and soil investigations referred to in
subsections (b) and (c) of this Section shall be reviewed and approved by the City and shall
become conditions of approval of a development proposal. The soils engineer and the
engineering geologist may be required to submit reports during grading, during construction, and
following completion of the project. The final report shall affirm that the grading and foundation
excavations were done under the supervision of a soils engineer and/or engineering geologist,
shall describe the as -built condition of the project, and shall contain such other information as
may be required by the City.
(e) Location of building sites.
(1) In locating building sites, preference shall be given to areas classified in the City's geologic
maps as Sbr, Sls, Sun and Sex. Sites on potentially moving slopes (Pmw, Ps, Pd) and moving
slopes (Ms) shall not be approved unless geologic and soil engineering analysis provided by the
applicant demonstrates long-term stability to the satisfaction of the City.
(2) The average natural grade of the footprint underneath any dwelling unit, swimming pool or
other structure shall not exceed thirty percent slope, and no dwelling unit, swimming pool or other
structure shall be built on a slope which exceeds forty percent natural slope at any location under
the structure between two five-foot contour iines, except that: (i) a variance pursuant to Article 15-
70 of this Chapter may be granted where the findings prescribed in Section 15-70.060 can be
made, and (ii) an exception under Article 14-35 of the Subdivision Ordinance may be granted
where the findin s prescribed in Section 14-35.020 can be made.
rading. The combined cut and fill of any grading shall not exceed one thousand cubic yards,
including any excavation for a swimming pool, unless a larger quantity is approved by the
Planning Commission upon making all of the following findings:
(1) The additional grading is necessary in order to allow reasonabIP development of the property
or to achieve a reasonable means of access to the building site; and
(2) The natural land forms and vegetation are being preserved and protected; and
ItThe increased grading is necessary to promote the compatibility of the construction with the
ural terrain; and
QP4The increased grading is necessary to integrate an architectural design into the natural
ography; and
Q55 The increased grading is necessary to reduce the prominence of the construction as viewed
m surrounding views or from distant community views.
(6) No building site shall be graded so as to create a flat visible pad surrounding the main /
residential structure.
o��e or private streets and driveways. Unless otherwise permitted by the Planning
Commission, no private street or driveway shall exceed a grade of eighteen percent for a
distance in excess of fifty feet. (Ord. 71.113 § 2 (part), 1992)
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ORDINANCE NO.209
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF
SARATOGA REGARDING REQUIREMENTS FOR BASEMENTS
THE CITY COUNCIL OF THE CITY OF SARATOGA DOES ORDAIN AS FOLLOWS:
Section 1. Findings.
A. The Planning Commission has conducted a public hearing to consider amendments to the
Zoning Ordinance with regard to requirements for basements in all zoning districts, and has
adopted a Resolution recommending that the City Council amend Chapter 15 `Zoning
Regulations' of the City Code.
B. The Ordinance amends Chapter 15 `Zoning Regulations' of the City Code to provide
clarification on the definition of Basement' and provide for adequate means to assess the
impacts of basements for the general protection of the health, safety and welfare of the
community.
Section 2. Adoption.
Specific sections in Chapter 15 `Zoning Regulations' of the City Code are hereby amended as set forth
below. New and replacement text are indicated in bold italic font (e.g., bold italic) and deleted text is
indicated in strikeout font (e.g., stFikeeut) The standard font of the City Code remains unchanged by this
Ordinance. The amendment to Chapter 15 `Zoning Regulations' is as follows:
15-06.090 Basement.
4 the base b
cc »
"Basement" means a space in a
structure that is partly or wholly below grade and where the vertical distance from grade to a
finished floor directly above such space is less than or equal to forty-two inches. (See Figure
la) If the finished floor directly above the space is more than forty-two inches above grade at
any point along the perimeter, such space shall be considered a sto—, and the entire space
shall be included in the calculation of gross floor area. This requirement applies to all lots,
with the exception of hillside lots.
finished floor 42 inches
Basemen
i
r �
--------------
Section
On hillside lots, as defined in Section 15-06.420(e), only the portion of space where the
vertical distance of the finished floor direc� move such space is more than forty-two inches
above grade shall be counted as floor area and considered a story. The number of stories
measured vertically at any given point shall not exceed the maximum number of stories
allowed in each zoning district. (See Figure Ib) However, if the vertical distance of the
finished floor above the space is not more than forty-two inches above grade for at least eighty
percent of area of such space, then the entire space is a basement that shall not be included in
the calculation ofgross floor area and shall not be considered a story. (See Figure lc)
Floor
Basement
♦—
Area
Area
(not a story)
Portion where
Section
vertical height
from floor
Less than 80% of area
above to grade
w.'
exceeds42
Floor Are Basemejarea)
(no floo
Figure Ib
Portion where
vertical height from
floor above to grad
excneris 47 inches
i
Basement
-----------'
Section
.
'a
Basement — 80% of
Basement
area of space is not
(no floor area)
more than 42 inches
Z.
above grade
Plan
As used herein, the term "grade" shall %cant either the natural grade or finished grade
adjacent to the exterior walls of the structure, whichever is lower. The Community
Development Director shall make the determination for sites where it is unclear as to which
is the natural and which is the finished grade.
Basements are subject to the requirements of Section 15-80.035.
15.06.405 Lightwell.
"Lightwell" means an excavated area adjacent to a building that extends no more than four
feet measured horizontally from the building perimeter to the interior wall of the lightwell,
that is enclosed on four sides, that is open at the top, and allows light into a below grade level
of a building. Lightwells shall have guardrails and gates in compliance with the Uniform
Building Code.
1545.065 Administrative design review.
(a) In each of the following cases, no building pen -nit shall be issued for the construction or expansion of
a single-family stricture or structure in any A, 1 1, HR, or ROS district until such structure has
received administrative design review approval by the Community Development Director, pursuant to
this Article:
(1) New single -story residences;
(2) Major additions in size, defined as either the addition of fifty percent or more of existing main or
accessory structure or as a one hundred square feet or greater addition to the second story of a main or
accessory structure.
(3) Addition of a basement to an existing structure and enlargement of existing basements.
15-80.035 Requirements for Basements and Lightwells.
The following requirements shall apply to basements in any A, R-1, HR, R-OS or R-M
district, with the exception of requirements (d) and (e) below, which shall apply to all
districts;
(a) A basement shall be located entirely beneath the building footprint of an enclosed
accessory structure and%r the building footprint of the main structure, including attached
garage, and shall not be located within any required yard
(b) A lightwell shall not be located within any required yard.
(c) A basement shall be a one level structure with a maximum floor to ceiling height of
twelve feet. Floor, in this case, means finished floor, and ceiling means the bottom level of the
ceiling framing members.
(d) All proposed basements and additions to basements shall obtain geotechnical clearance.
The applicant shall submit to the Planning Department a geologic and geotechnical report
prepared by a certified engineering geologist and registered geotechnical engineer. The
geologic report shall include an analysis of groundwater conditions prepared by a certified
hydrogeologist.
(e) Applicant shall submit to the Planning Department a grading and drainage plan
stamped and signed by a registered civil engineer. Water collected from a basement shall
either be transported to a nearby City storm drain inlet or to another drainage facility. The
method of drainage shall be reviewed and approved by the Community Development Director
and the Public Works Department. The size of a proposed basement may be limited based on
drainage issues or issues raised in the geologic and geotechnical reports.
Section 3. Severance Clause.
The City Council declares that each section, sub -section, paragraph, sub -paragraph, sentence, clause
and phrase of this Ordinance is severable and independent of every other section, sub -section,
sentence, clause and phrase of this ordinance. If any section, sub -section, paragraph, sub -paragraph,
sentence, clause and phrase is held invalid, the City Council declares that it would have adopted the
remaining provisions of this Ordinance irrespective of the portion held invalid, and further declares its
express intent that the remaining portions of this Ordinance should remain in effect after the invalid
portion has been eliminated.
Section 4. Publication.
This ordinance or a comprehensive summary thereof shall be published in a newspaper of general
circulation of the City of Saratoga within 15 days after its adoption.
The foregoing ordinance was introduced at the regular meeting of the City Council of the City of
Saratoga held on the 17t' day of July 2002, and was adopted by the following vote following the waiver
of the second reading on the 7`h day of August, 2002.
AYES: Councilmembers Stan Bogosian, John Mehaffey, Ann Waltonsmith,
Vice Mayor Evan Baker, Mayor Nick Streit
NOES: None
ABSENT: None
ABSTAIN: None
Nick Streit, Mayor
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San Rafael Hillside Design Guidelines. San Rafael, CA.
Page 1 of 2
San Rafael Hillside Design Guidelines
Client: City of San Rafael, California
4[S - 4C2� I6 4z
The San Rafael Hillside Design Guidelines are a set of comprehensive design and technical
standards to improve design quality in the city's hillside residential neighborhoods. The
Guidelines apply to a citywide "overlay district" identified in the San Rafael General Plan 2000 a!
important community resources.
An important distinction is made between the new development standards and qualitative desig
guidelines. The distinction allows for design flexibility, recognizing the many unique situations
that exist in sensitive hillside areas.
Process
The one-year planning process involved close work with a City Council -appointed Citizens
Advisory Committee composed of members of the City Council, Planning Commission, Design
Review Board and neighborhood association leaders. The Guidelines were adopted by the San
Rafael City Council in December 1991.
Design Standards
The Standards were developed to reduce building height and bulk, and to limit site coverage in
sensitive areas. Important elements:
• New definition of building height. A method of calculating building height from existing
grade, including requirements for designs to conform to topography.
• Maximum floor area. To limit building size on sensitive sites, the gross square footage of
new structures is limited to an amount related to site area.
• Building stepbacks. A limitation on the maximum building envelope regulates excessive
building bulk by defining a perimeter "stepback zone".
• Natural state requirement. A portion of each hillside parcel must remain in its undevelope,
http://www.gast-hillmer.com/sr—hills.htmi 10/23/2003
. gan Rafael Hillside Design Guidelines. San Rafael, CA. Page 2 of 2
natural state. The size of the undeveloped area is based on site slope and size.
Design Guidelines
• Site design process. Projects must display sensitivity to the natural setting and existing
neighborhood development. Documentation of existing natural features and topography
are required.
• Preservation of significant trees. Species, sizes and techniques
for preservation are described in detail, including replacement
criteria.
• Hillside grading and drainage. Guidelines minimize grading and
preserve existing land forms.
• Lot configuration, setbacks and building location. Techniques (-
are illustrated to design lots and structures that derive from
landforms.
• Street layout, driveway and parking. Guidelines for road and
driveway alignments are established to minimize grading and
conform to existing topography.
• Reduction of building bulk. Design techniques are described to reduce the perceived bulk
of buildings so they do not dominate the landscape.
• Fire resistive construction. Guidelines promote fire resistive materials.
• Planting. Design principles that emphasize erosion control, fire resistivity and minimal
water use are described.
• Areas of special Environmental Character. Design guidelines for ridgelines, riparian zones
and sensitive habitat areas are illustrated.
• Site lighting. Lighting standards are established to aid safety while minimizing light
intrusion into adjacent residences, public rights -of -way and hillside silhouettes.
Awards
The San Rafael Hillside Design Guidelines received the National Planning Implementation Award
of the American Planning Association in 1993. The project was recognized with State of
California and Northern California awards of the APA in 1992.
Project Team
Dan Hillmer, Principal -in -charge.
City of San Rafael: Robert Pendoley, Planning Director. Sheila Delimont, Project Manager.
http://www.gast-hillmer.com/sr—hills.html 10/23/2003
D.B.H3 DEVELOPMENT LEVELS (EXTENT OF CUT AND FILL)
OBJECTIVE
The objective of this policy is to provide guidelines for the consideration and
assessment of cut and fill applications to any land within tide City of Fremantl
taking into account Council's encouragement for the retention of natural
topography wherever possible.
POLICY
Where an existing ground level is proposed to be altered either as part
of a building proposal or simply to alter the gradient of the land a
development approval must be obtained. This may form part of a
development application for the land. Such applications for cut and/or fill
must include detailed site plans of existing levels, proposed finished
levels, nominated finished floor level and heights of proposed retaining
walls.
2. In assessing applications for cut and/or fill (ground level changes)
development of a lot, the Council shall have due regard to the impact of
the proposed altered ground levels on adjoining properties and on the
amenity of the area.
3.
4
The following general considerations shall be taken into account when
assessing an application to alter the natural ground level:
(i) Council encourages the retention of the natural ground level and
does not support the raising of ground level for the purposes of
raising the overall development height (whilst maintaining the
building height) or obtaining views. Where possible sites should
be a combination of cut and fill, which both avoids the import of
additional fill and maintains more natural ground levels.
(ii) Raised floor levels are discouraged where they contribute to
other issues such as increasing building bulk and overlooking
problems.
(iii) Where sites have large slopes, consideration should be given to
stepping the building down/up the slope rather than maintaining
a single floor level.
Building Envelopes
A building envelope is defined as the area of land that is or will be
contained by a building and associated structures, including the building
pad.
4.1 In determining the altered level of a building envelope (level to
the underside of the floor) on a development application, the
average natural ground level within the area covered by the
building envelope shall be considered as a guide for an
acceptable fill level (Refer to Diagram 1).
Development and Land Use Policy Manual D.B.H3 - PAGE 1
w
,,�—Dotum level
Om — — — •0.5m •1.0m
I I
1.5m
I
A /B I
•0.5m i PROPOSE
BUILDING
•2.0m
I
•LOmI1. 5mI i
•2.Om
Boundary of allotment
SITE PLAN
Average natural ground level for cut/fill applications
sum A, B, C & D 0.5+1.0+1.5+1.0
4 = 4
lagram 1 Determining Building Envelope Level
4.2 The Director, Urban Management may approve fill to a maxim
height of 1 metre above the average ground level for a building
without referral to Council where it can be shown that the
increased height in association with the building will not affect the
amenity of the adjoining properties.
4.3 Increased levels that exceed 1 metre (average) are to be
referred to the Development Assessments Committee for
consideration.
5. Land Adiacent To A Boundary
5.1 Where the application shows extension of any fill up to a
boundary or boundaries where the height of any fill or retaining
wall exceeds 1.0 metre, the application shall be referred to the
Development Assessments Committee for consideration.
5.2 In determining an application where filling or retaining walls are
built up to a boundary, due consideration shall be given to the
affects of any surcharge on adjoining buildings or property in
addition to amenity issues.
Development and Land Use Policy Manual D.B.H3 - PAGE 2
6. Discretion
6.1 The Director, Urban Management may consider applications
outside the policy requirements where a minor variation is sought
that is not seen to be detrimental or where it can be shown that
the increased filling is outside the control of the developer (e.g.
limestone/rock at surface, flood plain levels). Where this has
occurred, the matter will be referred to the next Development
Assessments Committee Meeting via the DAU minutes.
Adopted. 20/11/95
Amended. 1912196 and 16/8/97
Note: This policy was previously known as UM2.1.20
.»
Development and Land Use Policy Manual D.B.H3 - PAGE 3
Prescott Land Development Ordinance
Page 1 of 1
Vo
6.7.6 / Grading Standards
Site grading plans shall be in accordance with the following minimum standards:
A. Portions of the site or lot to be disturbed shall be clearly identified on the grading plan as
the "disturbed area(s)" or "disturbed area envelope". Grubbing, grading, and clearing may
occur only within the disturbed area(s) identified on the approved grading plan.
B. Portions of the site or lot not identified in the grading plan as a disturbed area(s) shall not
be used for stockpiling of materials or excess fill.
C. To direct drainage away from building foundations, a minimum slope shall be maintained as
follows:
1. A minimum 5% (1 to 20) fall within 10 feet of all structures.
D. All residential development shall comply with the followinq requirements:
1. The maximum height of an exposed vertical cut or fill shall not exceed 35 feet.
2. The maximum length of an exposed vertical cut or fill shall not exceed 150 feet.
E. Backfilled areas shall be compacted per the approved Site Disturbance and Grading Plan and
revegetated or otherwise stabilized in accordance with the requirements of this Sec. 6.7.
F. Edges of cuts and fills shall be reshaped to conform to the natural topography of the land.
G. Commercial development shall not be restricted in terms of height of cut or fill, subject to
certification of soil stability and scarring mitigation.
H. Cuts and fills on slopes that encroach into a local drainage tributary (i.e., non F.E.M.A.
stream) shall be identified.
I. Excess material shall be handled per the approved site disturbance and grading plan, and
drainage plan, or removed to an approved off site disposal area.
J. All site revegetation shall be completed within 90 days of completion of grading work, or
prior to release of subdivision guarantee or issuance of certificate of occupancy, whichever
occurs first.
K. Where natural areas or preserved vegetation is designated on a site or lot, temporary
fencing shall be installed where they abut construction areas in order to prevent site
disturbance in said natural areas.
L. Exposed cut and fill slopes shall be revegetated, stabilized and finished in accordance with
the requirements Sec. 6.7.7, Cuts and Fills.
M. A slope stability analysis shall be required prior to disturbing slopes exceeding 2:1,
horizontal to vertical.
N. The top of cutbanks shall be located a minimum of 5 feet inside the subject property
boundary.
O. The toe of fill slopes shall be setback inside the subject property boundary a minimum of 2
feet or S the fill height, whichever is greater.
http://www.zoningplus.comlczolprescottICodeText.asp?section=006.007.006&search=l &K... 11/6/2003
6. 194 Special provision applicable to all residences constructed in the Hillside
Development Area prior to November 9, 1989:
If such residence was erected in such a manner that the height was measured from the
bottom of the floor joists, then the space below, if presently enclosed, may be converted to
storage space, subject to the following limitations: ,,,
a) windows shall not be permitted in walls or doors
b) the space shall be counted against the allowable accessory uses.
C. DISTURBED AREA 193
1 193 All buildings, structures and roads shall to the fullest extent practicable, utilize the
natural contours of the land so as to minimize disturbed area. The proposed location of the
building site and driveway shall be submitted to the Town Engineer during the pre
application meeting and approved by the Hillside Building Committee.
http://www.ci.paradise-valley.az.us/docs/Article%20XXII%2OSept%202001.htm 7/2/2003
2 193 The maximum height of any cut used to establish a building site, a road or a doivew
shall not exceed 30 feet.
3. The limits of construction shall be clearly designated on the property itself to minimize logo,
disturbed area. No disturbance outside the designated area shall take place.
4. All surplus excavated material shall be removed from the lot.
5. After final grading, not more than 5% of the lot shall be steeper than the natural grade of the
lot.
6. The total disturbed area shall not exceed the allowed percentage of the lot area as shown in
Figures 2208-2 and 2208-5 for building site slopes of 10% to 40%, and as shown in
Figures2208-4 and 2208-5 for building site slopes greater than 40%.
7. A disturbed area may be excluded from disturbed area calculations when the applicant has
committed to comply with the following restoration conditions:
a. the restored area shall follow original natural contours.
b. the restoration shall be treated with an aging agent approved by the Town Engineer
and planted with indigenous desert material,
C. the restoration process shall be sealed by a registered engineer or architect.
8. The livable portion of the main residence including garage and livable portions of detached
accessory buildings shall not be counted as disturbed area provided that all buildings are '
within the required setbacks and do not exceed a total height of 40' measured from the
lowest exposed point of any structure to the highest point of any structure as specified in
Section 2208, B.1. and B.2.
D. DRIVEWAYS W
Chapter 15 GRADING ORDINANCE
Upon written request by the permit holder, the Town may grant a single extension up to 180-days. Requests
must be submitted prior to the date of expiration. Longer extensions may be granted to complete
archeological work in accordance with Section 15411 D. Consideration will be given to extension requests
when quantifiable evidence is submitted.
A reapplication for a grading permit shall be treated as a new application and additional conditions may be
imposed as a result.
E Tyne 3 Grading Permit Inspections
Prior to commencement of grading (or stockpiling), the Town shall inspect the site where said
activity is to occur. The applicant shall clearly identify areas to be graded (or earthen material
stockpiled). vegetation to be salvaged shall be identified.
2. During construction/grading activity, the Town may occasionally inspect to ensure
erosion/drainage control measures are in place, functional and maintained.
3. Upon completion of grading activity, the Town shall inspect to verify that all prescriptive
requirements of the approved grading plan and permit have been satisfied. The Town will do a
similar inspection upon removal of stockpiled material.
ARTICLE 15.4 GENERAL GRADING REOUIREIVIENTS AND NOTES
Sec. 15401 Cut and Fill Limitations
Cut and fill slopes shall meet the following requirements:
`r A. The maximum depth of a cut or fill shall not exceed six (6) feet measured vertically from the existing grade to
the finished elevation. The depth of a cut or fill slope may be increased to 8' when terracing is utilized in
conformance with Illustration 15-1.1). The terraces shall be landscaped to the satisfaction of the Town. For
any construction, the height of exposed, constructed slopes shall not exceed twelve (12) feet in vertical
dimension.
Should a PAD (Planned Area Development), existing at the time of adoption of this ordinance, have
conflicting cut and fill limitations, the PAD limitations shall govern grading operations within the PAD area.
B. Cut or fill slopes 3:1 (horizontal: vertical) or less steep shall be revegetated. At the Town's discretion, the
Town may retain sufficient funds from the restoration or landscape assurance to ensure revegetation of
slopes again, should the initial revegetation efforts fail to become established to the satisfaction of the
Town.
C. Cut or fill slopes 2:1 or less steep (but steeper than 3:1) shall be rock riprapped with filter fabric installed
beneath the rock. Filter fabrics used shall meet specifications found in the latest edition of the "Pima
County — City of Tucson Standard Specifications for Public Improvements)".
D. Cut or fill slopes steeper than 2:1 shall have grouted riprap or retaining walls as appropriate. No slope shall
exceed 1:1.
E Alternative methods of stabilization may be allowed if in accordance with a registered geotechnical (soils)
engineer's recommendation and approved by the Town.
F. Fill shall be compacted and soil tested in accordance with a soil engineer's recommendations and
compaction tests shall be presented to the Town for the permanent record.
15-15
70'
r_
t
to an existing resioernla au u. UI G VV III I 111� H "
material will be continuation of such structure's
architectural style; or
(3) The use of an otherwise prohibited
material is necessary to provide adequate safety or to
comply with other laws or regulations applicable to the
subject structure.
(' 1, Ord. 85-0-1953, eff. July 4, 1985)(ref. 10-3.2520
[all])
(Amd. by'_5. Ord. 95-0-2239, eff. July 7, 1995)
Sec. 10-3.2521 Landform alteration.
Within any five year period, the total cubic
yards that may be cut and filled on any site in the
Hillside Area, including excavation for basements,
shall be calculated as follows:
{ (4-10S)4 }
C={--------------- + .1 } x Site Area in Square
Feet
{ 162 }
For the purposes of this formula:
"C" shall mean the total cubic yards of cut and
the total cubic yards of fill permitted,
"S" shall mean the average slope of the site as
defined in Section 10-3.107.
The following is an example of the application of
this formula to a site that is 30,000 square feet in area
with an average slope of twenty five percent (25%):
{(4-2.5)4 }
C= {------------ + .1 } x 30,000
{ 162 }
C= (.031 + .1) x 30,000
C= 3,937.5
3,937.5 cubic yards of cut and
3,937.5 cubic yards of fill
would be permitted
However, within any five-year period, no more
than three thousand cubic yards of earth material may be
imported or exported from a site in the Hillside Area.
The limitations set forth in this Section may be
modified by a Hillside R-1 Permit issued pursuant to
Article 25.5 of this Chapter.
(Amended by ' 1, Ord. 92-0-2147, eff. September 4,
1992){ref. 10-3.2521 [all]}
(Amd. by' 5, Ord. 95-0-2239, eff. July 7, 1995)
Sec. 10-3.2522. View preservation.
(a) Except as authorized by a Hillside R-1 Permit x
issued pursuant to Article 25.5 of this Chapter, and
notwithstanding the provisions of Section 10-3.2503 of w this Article concerning building heights, no structure in
the Hillside Area shall be constructed to a height in
excess of fourteen feet (14') if such construction in
., .. -; c...,. .... 4. 4 /1 A-\ ,....,,Irl e, clp n4ioll„ r;ic , n+ n
c.� � 1-1;11 s
Hillside Development Guidelines
� . A&-846 - 04o
II. SITE PLANNIN
G
A. G� G
9/20/93
1 In order to preserve the natural environment, any alterations to existing
contours and slopes shall be kept to a minimum. All grading in this district
shall be verified by the City Engineer as being the least amount necessary to
provide services to the proposed structures.
2. Grading, cut and fill, and retaining walls shall be minimized for hillside �
development by using innovative building techniques which reflect the natural
topography of the site. When cut and fill is unavoidable, it shall be stabilized
by rounding and landscaping. Retaining walls may be permitted in order to
reduce cut and fill. -
3. Upon completion of grading, and prior to the start of construction, bare soil
shall be protected as set forth in the City of Gilroy Erosion Control Ordinance.
4. Grading shall not be permitted during the winter season as set forth in the City
of Gilroy Erosion Control Ordinance, unless specific erosion control measures
are reviewed and approved by the City Engineer.
B. BUILDING AND LOT DESIGN
Padding and terracing of building sites will not be allowed. Buildings and lots shall
be laid out to reduce the amount of visual impact of the structures. This shall include
designing the buildings to conform to the contours of the site, and arranging
driveways and patio areas to be compatible with the slopes and building design.
C. ENERGY CONSERVATION
Passive and active solar heating is encouraged in the hillside areas.
D. PAVING
Paved areas shall be designed to minimize runoff that is channeled to one location.
Pathway paving shall be kept to a minimum and shall be porous in nature, wherever
feasible.
E. LIVESTOCK
Grazing animals are permitted, but only where they will be utilized to reduce the fire
hazard of grassy areas. They shall be kept only where they will not adversely affect
neighboring residences. Care should be taken to prevent over -grazing. (City Code
Chapter 4)
2
w
30 A.Ulu to wu cite i anascape and Screening Standards Page 2 of 10
care, independent and assisted living, major school and recreational facilities may hav,
within street setbacks subject to approval by the Commission or Board. Fences or mall
rear setbacks not adjacent to a street nor on the roe line shall not exceed six (6) fe
2573 § 14]
D. Industrial Development. Fences and walls including securi , fences and walls are
(10) foot maximum height around the perimeter of the development within the require(
fence or wall is set back for required landscaping along streets. The maximum height n
up to thirteen (13) feet to accomodate additional height needed for retaining walls.
E. Vacant Property. Temporary fences may be constructed on vacant property, subjec
restrictions above, in order to control access and dust, and to prevent the dumping of re
within subdivided lots may be constructed per the requirements for walls within the dis
F. Hillside Walls. Walls within hillside developments shall comply with the following
L Walls shall conform to the topography of the site.
ii. To the greatest extent practical, walls shall incorporate the use of graduating s
iii. Walls shall either incorporate the use of native materials or be earth tone cols
the native soils and rocks.
iv. The use of decorative fences is encouraged around side and rear vards.
v. Decorative fences only shall be allowed aroun
The maximum cumulative Leight of a series of retaining walls is thirty-six (3e
where for each nine (9) feet of vertical hei h a six (6) foot horizontal offset sha
provided, and where anything over 9 feet must be a decorative fence.
Required. Fences and walls are only required when shown in Tables 30.64-1 and 30.64-2.
. Redundant Walls. This section establishes the general policy of not requiring redundant v
each other that could cause unsafe or unhealthful conditions, such as gaps which collect trc`
nd/or people. A redundant wall is not required when the adjacent property owner agrees that
erve as an adequate buffer, even if the existing wall is less than six (6) feet in height, subject
onsent. Otherwise, a six (6) foot high redundant wall shall be constructed as a buffer when r
etween the walls shall be four (4) inches or less or at least thirty (30) inches wide. The gap a
;dundant walls shall be secured with a see thru, locked gate which allows for access, visibili
he area between the walls shall be kept free of debris and weeds. (Ord. 2741 § 12 (part), 5/2002)
. Measurement of Fence, Wall Height. The actual height of fences or walls must meet the
:quirement but may exceed the minimum height by up to 1 foot. Where the finished grade li
elow the finished grade line of an abutting lot or street, the finished grade shall be the point
rithin the front vard of single-familv residences, which shall be measured from the low side.
>ot for lighting and/or decorative features is allowed on top of columns.
Gated Communities: Developments with interior private streets or drives may restrict acc
http://www.co.clark.nv.us/Comprehensive_planning/Current/Title30/30 64/Title30 64 01... 10/21/2003
E,
Page 3 of 10
mum of 50 feet lip of gutter of tl
[Ord. 2510 § 14]
from lip of gutter of the street in
setback a minimum of 20 feet fr
rive, but need not conform to ar
etropolitan Police Department a
ted up to eight feet in height, in,
934§ 7, 8/2003; Ord.2573 § 14, (part)
14]
http: Hwww. co. cl ark. nv. us/Comprehensive_planning/Current/Title30/30_64/Title30_64_01.. 10/21 /2003
ridgeline, the building envelop and limits of disturbance, the
existing contours, the proposed contours, limits of cut and
fill, slope of cut and fill, and the building footprint.
2. A detailed site/landscape plan that shall depict at a
minimum the following: the building envelop, building
footprint, all accessory land uses and locations, retaining
walls, privacy walls, location of plant materials and plant
sizes to be salvaged, and methods for revegetation of all
disturbed areas.
Article 10 - 6 Grading and Drainage Standards.
A. There shall be no clearing, grubbing, grading, importing or
stockpiling of fill material on, or to,' any site prior to the issuance of
B. The total combined maximum height of any fill and/or the depth of
any cut, including grading for the construction of public or private
streets or any subsequent grading, along with the establishment of
any building site or driveway shall be ten (10) feet, as measured
from natural grade, regardless of whether the fill or cut is retained,
un-retained, or a combination thereof. These limitations may be
waived administratively by the City or by the City's Design Review
Board if one is established. MMOOOO
C. All areas of cut or fill, within the hillside area, shall be calculated
as land disturbance unless otherwise stated in Article 10-4 of this
ordinance. Roadway fills may utilize retaining walls, as stated in
Article 10-8, to minimize spill areas and land disturbance.
D. Any un-retained fill slope shall have a maximum steepness of
3: 1 (horizontal: vertical) .
E. Any un-retained cut slope shall have a maximum steepness of 3:1
(3 horizontal: vertical). A cut .slope which exposes a stable rock
wall may be at a greater slope than 3:1, providing it is approved by
the City Engineer or his designee. Cut slopes that expose rock
walls shall be finished with a stain such as permion or an
approved equivalent.
F. All cut and fill slopes shall be protected from erosion by 'surface
drainage with either a retaining wall or with a contoured slope to
City of Goodyear Page 8 of 21
H
OW
w
CITY OF TUCSON
DEVELOPMENT STANDARD NO. 9-04.0
HILLSIDE DEVELOPMENT SITE IMPROVEMENT
9-04.3.0 SITE IMPROVEMENT.
3.1 Grading.
A. Site or Lot Grading. All development subject to the provisions of the HDZ
ordinance must have a grading scheme approved by the City Engineer or
designee. The review process for the grading plan may coincide with either the
subdivision plat review process or the development plan review process. The
grading scheme may be shown on a site plan or as a separate grading plan. All
development must meet the following criteria.
r
1. The portions of the site or lot to be graded will be clearly shown by the
developer's engineer or land surveyor, both on a site or grading plan and by
staking on the site or lot. The site or grading plan and the grading staking
will be approved by the City Engineer or designee prior to any grubbing,
grading, or clearing. Grubbing, grading, and clearing are to occur only
within the areas identified on the grading plan and staked on the site or lot.
2. The portions of the site or lot to be left ungraded are to remain undisturbed
and are not to be used for stockpiling of materials or excess fill,
construction vehicle access, storage of vehicles during construction, or
similar uses. If natural areas are designated on a site or lot, temporary
fencing will be installed where they abut construction areas in order to
B. Cut and Fill. Cut and fill slopes must meet the following req
2.
3
4
5
The maximum amount of cut is not to exceed thirty (30) feet.
The uppermost point of an exposed cut slope is to be no higher than fifteen
(15) feet above design grade.
The uppermost point of a nonexposed cut slope is to be no higher than the
highest point of any building set into the cut, provided that: i�
a. This cut is conce
and
as backfilling;
b. The backfilled area is revegetated in compliance with Development
Standard 9-04.3.2.B.
The vertical distance of exposed fill and/or exposed retaining material is not
to exceed fifteen (15) feet.
Exposed cut and fill slopes will either be revegetated or protected by
constructed means, such as riprapping or retaining walls.
Sup. No. 2 Page 3 of 5
w
Chapter 18.50 - Hillside Development Standards
18.50.040 DEFINITIONS
A. The following terms as used in this Chapter shall have the following meanings:
18.50.040
"Adjacent 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.
2. "Apex" shall mean the uppermost or highest point.
4
3. "Hillside development" shall mean development in areas which contain existing,
natural slopes in excess of fifteen percent (15%).
4. "Midpoint" shall mean that point equidistant from the foundation at ground level to
the apex of the roof, excluding roof structures, stairways, parapet walls, towers,
flagpoles, chimneys, or similar structures.
5. "Slope" shall mean the ratio between elevation change to horizontal distance
expressed as a percentage.
10.50.050 DESIGN STANDARDS
A. Site Grading
Grading shall be limited to that which is necessary to construct buildings, drives, and
usable open space. Where necessary, grading shall be designed to conserve natural
topographic features and appearances by sculpting the land to blend graded slopes
and benches with natural topography and retain major natural topographic features,
including natural drainage courses and existing vegetation.
2. Cuts and fills shall be limited to the extent necessary, and in no event shall cuts and
fills occur in areas with slopes in excess of twenty-five percent (25%), nor disturb more
than seventy-five percent (75%) of the area of a lot or site without approval of a
variance by the Planning Commission.
3. All graded areas shall be protected from wind and water erosion through the use of
acceptable slope stabilization methods, such as planting, retaining walls, netting, or a
combination thereof.
Construction equipment and stockpiled soils shall be stored in areas which are to be
disturbed during construction, including driveway pad locations and previously
disturbed street cuts.
City of Greeley Development Code Chapter 18.50 - Page 2 January 1, 2003
Chapter 18.50 - Hillside Development Standards
B. Buildinq Siting
Siting
1. Buildings shall be sited so that existing land forms serve as backdrops to the buildings
rather than using the sky as a backdrop, and shall be designed to fit the site rather
than modifying the site to fit the proposed buildings.
2. Retaining walls shall be permitted as long as they are not in excess of six feet (6)
above final grade. Multiple parallel retaining walls shall be designed to be part of a
tiered or terraced retaining wall system.
3. If a site has unique geological features, such as rock outcroppings or cliff faces,
special care shall be taken to design the buildings for the site so that such site
features are preserved.
Building designed to fit site.
C. Buildinq Height Stan_ dards
. The maximum height of a proposed building or structure shall not exceed the
midpoint of the tallest building or structure on the adjacent uphill lot.
a. If more than one (1) lot meets the definition of "adjacent uphill lot," the
measurements required shall be made against the lower lot.
2. The maximum height of a proposed structure on a lot which has no adjacent uphill lot
shall be as established in the zoning district in which the lot is located.
3. Nothing in this chapter shall be construed to allow the height of a structure to exceed
that allowed in the underlying zoning district or to prohibit a single -story structure.
City of Greeley Development Code
Chapter 18.50 - Page 3
January 1, 2003