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HomeMy WebLinkAboutAGENDA REPORT 1987 0225 CC JNT PC ITEM 05G .c/ ( •) MOORPARK ITEM NO _ 5.G. THOMAS C.FERGUSON Mayor CLINT HARPER,Ph.D. �.w co, CHERYL J.KANE Mayor Pro Tern f� �9 City Attorney ELOISE BROWN f�/ PATRICK RICHARDS,A.I.C.P. Councilmember �4 �A Director of JOHN GALLOWAY _:t�,W: Community Development Councilmember R.DENNIS DELZEIT BERNARDO PEREZ % City Engineer Councilmember • JOHN V.GILLESPIE MAUREEN W.WALL Chief of Police City Clerk THOMAS P.GENOVESE City Treasurer MEMORANDUM TO : The Honorable City Council FROM : Patrick J . Richards , Director of Community Development DATE : February 23 , 1987 (CC/PC joint meeting 2/25/87) SUBJECT : JOINT MEETING AGENDA ITEM 5 .G. HILLSIDE DEVELOPMENT Attached for general review is a copy of Ordinance No. 639 from Simi Valley. Staff has been working off-and-on towards completing a draft ordinance. Inasmuch as the City will soon start a General Plan update to the Land Use and Circulation Elements ; it is not expected that any large residential projects will occur in the hill- side areas . Staff will prepare a draft ordinance prior to the General Plan update and "fine tune" it after the update. Agenda ftem:s CITY OF SIMI VALLEY Dale • WddiX MEMORANDUM • July 21, 1986 TO: City Council FROM: Department of Community Development SUBJECT: ORDINANCE NO.639 - HILLSIDE PERFORMANCE STANDARDS SECOND READING AND ADOPTION At its meeting of July 2, 1986, the City Council conducted a first reading of Ordinance No. 639, to revise the City's Hillside Performance Standards. It is recommended that the Council conduct a second reading and adopt Ordinance No.639, attached hereto. feJ es R. Li f ot, Acting Director Department Community Development RECEIVED 3UL211986 CM OF MOORPNRK 2 ORDINANCE NO. 639 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SIMI VALLEY AMENDING ARTICLE 16 OF CHAPTER 1, TITLE 9, OF THE SIMI VALLEY MUNICIPAL CODE PERTAINING TO THE HILLSIDE PERFORMANCE STANDARDS WHEREAS, the Planning Commission has recommended to the City Council approval of the attached zoning ordinance amendment; and, WHEREAS, the City Council did conduct a public hearing as prescribed by law in order to consider said amendment to the City's zoning ordinance; and WHEREAS, it has been determined that the adoption of this ordinance is categorically exempt from the California Environmental Quality Act. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS: SECTION 1. The City Council finds and declares: (a) That this zoning ordinance amendment is consistent with the General Plan in that numerous General Plan policies indicate that land over 20% slope should remain undeveloped and in permanent open space and that the proposed amendment would apply the twenty (20) percent slope limit to commercial and industrial development. (b) That this zoning ordinance amendment is justified by the public convenience, general welfare, or good zoning practice in that it will , for the first time apply a uniform set of design criteria (the Hillside Performance Standards) to all commercial and industrial development in hillside areas and will require special studies of soils engineering, grading, hydrology, geology, and landscaping which are needed to protect the public health, safety, or general welfare. (c) That this zoning ordinance amendment is consistent with the Open Space Element of the General Plan in that the slope limitations of the proposed ordinance would preserve land in excess of twenty (20) percent slope in natural open space. (d) That the City of Simi Valley has considered the effect of this zoning ordinance amendment upon the housing needs of the region and has balanced those needs against the public service needs of its residents and available fiscal and environmental services in that the proposed amendment of 3 the Hillside Performance Standards would modify, but not significantly alter the variety of commercial , industrial , and residential land uses shown on the General Plan land use map, which to live and work, and that the project is a regulatory measure which would not add residents to the current City population (90,640 as of January 1, 1986) and as such will not cause that number to exceed Countywide Planning Program population limits of 103,220 for 1990, as adopted in the Areawide Waste Treatment Management Plan (208 Plan) and the Air Quality Management Plan (AQMP) . (e) That to the extent that this zoning ordinance amendment causes or results in reduction in density of any parcel 's General Plan land use designation, such reduction shall only be effective to the extent authorized by the General Plan's "APPENDIX A GENERAL PLAN CONSISTENCY GUIDELINES" , including but not limited to Section 4 thereof, and any such reduction shall be deemed consistent with the General Plan. SECTION 2. Ordinance Nos. 376 and 414 are hereby repealed. SECTION 3. Article 16, as attached hereto and labeled Attachment A, is hereby adopted. } SECTION 4. If any section, subsection, sentence, clause, phrase, or portion of these Standards are for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and an independent provision and such decision shall not affect the validity of the remaining portions hereof. The City Council hereby declares that it would have passed these standards, and each section, subsection, sentence, clause, and phrase hereof, irrespective of the fact that any one of the sections, subsections sentences, clauses, or phrases hereof be declared invalid or unconstitutional . Notwithstanding the generality of the foregoing, should any court of competent jurisdiction rule that any provision of Attachment A is inconsistent with the General Plan, such provision shall be severable, be of no force or effect, nor shall it affect the validity of the remaining provisions hereof. SECTION 5. This ordinance shall not be amended except by a vote of the People or by the following procedure: 1. Prior to Planning Commission consideration thereof, any proposed amendment shall be submitted to each neighborhood council for review, comments, and recommendations, and 4 2. The proposed amendment shall be considered by the Planning Commission at a duly-noticed public hearing, following which the proposal , the neighborhood councils' recommendations, and the Commission's recommendations thereon shall be forwarded to the City Council , and 3. Not less than 30 days following the action of the Planning Commission the City Council shall hold a duly-noticed public hearing on the proposal at a special meeting at which no other business shall be considered, and, 4. Subsequent to compliance with the foregoing procedure, the City Council may amend this ordinance by not less than 4/5 affirmative vote. SECTION 6. The City Clerk shall cause this ordinance to be published at least once in a newspaper of general circulation, published and circulated in the City within fifteen (15) days after its passage, in accordance with Section 36933 of the Government Code; shall certify to the adoption of this ordinance and shall cause the ordinance and his certification, together with proof of publication, to be filed in the Office of the City Clerk of this City. 'l SECTION 7. This ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage. PASSED and ADOPTED this day of , 1986. ATTEST: ELTON GALLEGLY, MAYOR OF THE CITY OF SIMI VALLEY, CALIFORNIA APPROVED AS TO FORM: APPROVED AS TO CONTENT: ►���,�,, Cif�'�--�� Jo n Torrance, City Attorney M. L. Koester, City Manager frJa es R. Lig t, Acting Director D partment o ommunity Development -3- 5 ATTACHMENT A (6-30-86) ARTICLE 16 HILLSIDE PERFORMANCE STANDARDS Sec. 9-1.1601 - Purpose - The City of Simi Valley is situated among a series of major and minor hills. These hills constitute a significant natural topographical feature of the community because they are visible to all persons traveling the major highway arteries as well as to citizens residing in and around Simi Valley. The purposes of these Performance Standards are, therefore, to implement those provisions of the General Plan of the City of Simi Valley as they relate to the preservation of hillside areas, the promotion of single family, detached housing in hillside areas, the maintenance of open space, the retention of scenic and recreational resources of the City and to further enhance the public health, safety or welfare by regulating development in hillside areas. Sec. 9-1.1602 - Applicability - Except as exempted in Section 9-1.1604, these Performance Standards shall apply to any parcel or any portion of a parcel of land in any land use zone which is located outside of the valley floor boundary line as noted on the Development Map of the Valley Floor attached hereto, and made a part hereof by this reference as Exhibits A and B. All principally and conditionally permitted uses in the underlying zone are likewise principally and conditionally permitted under these Performance Standards subject to the Findings (Section 9-1.1605) and the application of Development Standards (Section 9-1.1610) contained herein. Sec. 9-1.1603 - Variance from Performance Standards - Variance from the terms of this ordinance shall be granted either pursuant to the procedures of Section 9-1.1103(e) of this Chapter or as part of a Planned Development Permit, Cluster Development Permit, Special Use Permit, Specific Plan, or other entitlement, provided that the findings required below are made prior to approval of the project. Any variance granted shall be subject to the findings required by Section 9-1.1103(e)(4) , including, but not limited to an express finding that the granting of the variance will serve the interests of preserving and protecting the public health, safety or welfare. Sec. 9-1.1604 - Exceptions - These Performance Standards shall not apply to those specific developments or applications involving one or more of the following circumstances: (a) Any approved permit, including, but not limited to, a Specific Plan, Planned Development Permit, Cluster Development Permit, Vesting Tentative Map, Tentative Map, Parcel Map, Special Use Permit, Variance, Sign Variance, Building Permit, Grading Permit, Encroachment Permit or other entitlement valid as of the date of adoption of these Standards. This shall include any such above-defined entitlement for which a minor modification is approved. However, prior to the Director of Community Development approving or conditionally approving the minor modification, he shall submit the application to the Planning Commission for a -1- 6 determination of whether the application meets the criteria in Section 9-1.1103(g)(2)(iv) . If the Commission so determines, this exception shall apply to any such subsequently approved minor modification, unless the Director of Community Development, or the Planning Commission on appeal , or the City Council on further appeal find any modification to the above-defined entitlements to be a Major Modification of such a magnitude as to alter the original intent of the project approval . (b) Any re-application for a previously-approved Planned Development Permit, Tentative Map or any other entitlement valid as of the date of enactment of these Performance Standards, where the failure of the project to proceed under the original entitlement is solely caused by the failure to obtain necessary building permit allocations in spite of having filed good faith application(s) therefor and that such re-application does not contain any modification to the original entitlement of such a magnitude as to alter the original intent of the project approval . (c) Construction of a residential dwelling unit, or additions thereto, and accessory building(s) on a legally subdivided, residentially-zoned parcel as of the date of adoption of these Performance Standards, which does not involve grading for structures on visually prominent ridgelines or on land with a slope in excess of twenty (20) percent, or grading in excess of 1,000 cubic yards. (d) Any parcel having only isolated land forms with slopes of ten (10) percent or greater which have a horizontal run of less than 100 feet and a vertical rise of less than 30 feet. (e) Any parcel involving a sanitary landfill operation, landfill related gas recovery and collection systems and ancillary electrical power generating and transportation facilities as well as equipment storage, administrative facilities and ancillary improvements related to a landfill , all of which are subject to government permits; provided, however, said exemption shall not apply to landfills that receive hazardous wastes as defined in California Administrative Code, Title 22, Section 25117, as amended. (f) Grading for agricultural purposes, pursuant to a grading permit reviewed by the Planning Commission following a duly-noticed public hearing. (g) Lot line adjustments, lot mergers or condominium conversions involving existing structures, issued pursuant to local ordinance. (h) Fire breaks and fire roads required by the Ventura County Fire Department. (i) Recreation trails for pedestrian or equestrian purposes constructed by or pursuant to the requirements of the Rancho Simi Recreation and Park District. (j) A Specific Plan that includes a Regional shopping center that provides at least five hundred thousand square feet of building -2- 7 area, a minimum of two major department stores of at least one hundred thousand square feet each, a predominantly-enclosed pedestrian mall and which prohibits satellite buildings for fast-food restaurants. (k) The construction of public works improvements, including, but not limited to drainage channels, retention basins , water tanks and pumping stations, provided that such facilities shall be landscaped and bermed so as to minimize their visibility from view points from the valley floor as defined in Section 9-1.1615(c)(2) herein. (1 ) Public, quasi-public or non-profit facilities of a recreational or educational nature, including, but not limited to planetariums, observatories and libraries , provided that such facilities shall not be visible from viewpoints from the valley floor as defined in Section 9-1.1615(c)(2) herein. (m) The replacement or reconstruction of commercial , industrial or residential structures existing prior to the enactment of these Performance Standards which destroyed or damaged by fire, earthquake or other natural disaster. Sec. 9-1.1605 - Findings - These findings constitute a further definition and implementation of those policies of the General Plan of the City of Simi Valley which relate to the preservation of hillside areas, the preservation of open space and the protection of life and property in hillside areas subject to various natural and man-made hazards. In approving or conditionally approving any application for development subject to these Performance Standards, the Director of Community Development, the Planning Commission, or the City Council shall affirmatively find that all the following hillside development policies have been attained by the proposal . In denying any application for development subject to these Performance Standards, the Director of Community Development, the Planning Commission, or the City Council on appeal , shall state which of the following hillside development policies, if any, have not been attained. The manner in which these Findings are listed is not to be construed as giving one Finding priority over the other. (a) General Findings (1) That the natural topographic features of the hills surrounding Simi Valley have been respected and protected. (2) That all development in this project has been kept from natural slope areas of twenty (20) percent or greater except as specifically authorized pursuant to Section 9-1.1603 and Section 9-1.1611(a). (3) That all commercial and industrial development has been kept from natural slope areas of ten (10) to twenty (20) percent, except as approved by the West End Specific Plan or any amendments thereto. (4) That the overall density or intensity of land usage in all land use zones generally decreases as slope increases. -3- 8 (5) That the view of the hills from the valley floor as well as the viewshed from the hills has been respected and maintained as defined in Section 9-1.1614(c) and Section 9-1.1615. (b) Development and Design Findings ( 1) That grading has been kept to an absolute minimum in order to maintain the natural character of the hillsides and that unavoidable grading complements natural land forms. (2) That mass grading of large pads and excessive terracing has been avoided in residential land use zones and minimized in commercial and industrial use zones. (3) That significant natural landmarks and other outstanding features have been retained in their natural state. (4) That proposed residential development plans have utilized varying setbacks and heights for buildings, building techniques, building forms and materials which ensure the compatibility of structures with the surrounding terrain and that proposed commercial and industrial development plans have utilized varying setbacks and heights for buildings, building techniques, building forms, materials and colors which ensure the compatibility of structures with the surrounding terrain. (5) That street and circulation design respects the natural contours of the land, minimizes grading requirements and minimizes the percentage of land devoted to streets. (6) That altered slopes will be re-landscaped with plants which are compatible with the project's soils, terrain and micro-climate, and which reduce the risk of fire, consistent with requirements for water conservation. (7) That the project's design and construction complies with the Development Standards in Sections 9-1.1611 through 9-1.1618. (8) That land graded for road right-of-way purposes through slopes not otherwise permitted to be graded hereunder does not include or permit construction of an increased number of building pads other than those permitted within that parcel . Sec. 9-1.1606 - Slope Calculation Procedure (a) Slope Calculations - For the purpose of these Performance Standards, the following methods will be used to determine the slope of any land, and the square footage or acreage within any slope category on land subject to these Performance Standards. (1) Definition of Slope - Slope is here defined as the relationship between the change in elevation (rise) of the land and the horizontal distance (run) over which that change in elevation occurs. The percent of any given slope is determined by dividing the rise by the run on the natural slope of land, multiplied by 100. See figure below. -4- 9 (2) Slope Map Required - For the purpose of determining the amount and location of land falling into each slope category, the applicant shall submit to the Department of Community Development at the time of application a base topographical map of the subject site prepared and signed by a registered civil engineer or licensed land surveyor. Such a map shall have a scale of not less than one (1) inch to two hundred (200) feet and a contour interval of not more than two (2) feet provided that the contour interval may be ten (10) feet when the slope is more than twenty (20) percent. This base topographical map shall include all adjoining properties within 150 feet of the site boundaries. Slope bands in the range of zero (0) to ten (10) percent, ten (10) to fifteen (15) percent, fifteen (15) to twenty (20) percent, and twenty (20) percent or greater shall include, or be accompanied by, a tabulation of the land area in each slope category specified in acres. The exact method for computing the percent slope and area by percent slope category should be sufficiently described and presented so that a review can readily be made. MEASUREMENT OF SLOPE • --RISE ----��0— --. SLOPE- RUN X 100 —860— 22 = 100 X 100 —85a OR 22%SLOPE. -840- 22 VERTICAL —830— • CHANGE IN ELEVATION (RISE) —820— 1004 ELEVATION IN FEET SCALE • 1 INCH=30 feet HORIZONTAL DISTANCE BETWEEN CONTOURS(RUN) 1 -5- 10 (3) Slope Mapping Method (i) The percent slope of any particular piece of land shall be plotted on the map described in Section 9-1.1606(a)(2) by dividing the vertical rise between the contours employed by the horizontal distance between the same contours, multiplied by 100. The minimum contour interval employed shall be two (2) feet and the maximum contour interval employed ten (10) feet with the ten (10) foot interval being preferred. (ii) In preparing a slope map, isolated slope areas (i .e. , surrounded by a flatter or steeper slope category) with a horizontal run of less than one hundred (100) feet and a vertical rise of less than thirty (30) feet shall be disregarded and the area thereof classified as being within the adjacent category. If the isolated slope area is adjacent to two or more slope categories, the isolated slope area shall be classified with the steepest adjacent slope category. (iii) In preparing a slope map, those portions of ravines, ridges, and terraces of less than one hundred and fifty (150) feet in width at their widest measurement which are in an area generally sloping at twenty (20) ) percent slope or greater shall be regarded as being of twenty (20) percent slope or greater, and shall be included as part of the bordering twenty (20) percent slope or greater band. Sec. 9-1.1607 - Calculation of Total Allowable Dwelling Units (a) Land Areas Included in Calculations - The total allowable residential dwelling units shall be calculated based on the total land area within each slope category pursuant to Section 9-1.1606(a). Except for the exclusions specified in Section 9-1.1607(c) , all land areas, including group open space, park and recreation areas developed by the applicant and designed principally for use by the occupants of the proposal , lands dedicated to the Rancho Simi Recreation and Park District pursuant to the Parkland Dedication Ordinance, dedicated or otherwise reserved natural areas within the site and lands within the proposed development required for new or expanded public right-of-way for roadways may be included in calculations of total allowable dwelling units, if the land area is designated for residential development on the General Plan. Such areas shall be calculated as open space (1 unit per 40 acres) if they are designated as Open Space on the General Plan. (b) Land Areas Included in Calculations but Unbuildable - Isolated land areas shall be considered unbuildable but may be included in calculations of allowable numbers of dwelling units (gross density) for the entire site being considered if: -6- 11 (1) The provisions of Section 9-1.1606(a)(3)(ii) , Section 9-1.1606(a)(3)(iii ) or Section 9-1.1607(c) do not apply. (2) A public roadway must be constructed which traverses natural slopes in excess of twenty (20) percent for more than one hundred (100) feet per dwelling unit requiring such access. (c) Exception - Lands meeting any or all of the following criteria shall not be included in the calculation of total allowable dwelling units: (1) All land areas, regardless of slope, which will be subject to inundation during a one hundred (100) year storm after development has occurred. (2) All land which is in a geologic hazard area as defined in the Safety Element of the General Plan of the City of Simi Valley and for which no feasible mitigation measures are proposed consistent with these Performance Standards. (3) All land which will lie within the easement or right-of-way boundaries of an open flood control channel after development has occurred. (d) Residential Dwelling Unit Calculations Using the Slope Map described in Section 9-1.1606(a) , the maximum allowable number of units shall be calculated as follows: Slope Category Dwelling Units Per Acre 0-10 Percent Underlying General Plan designation at target density or 7 units per acre, whichever is less. 10-15 Percent 1 Unit per 1/2 acre (2 units per acre) or target density, whichever is less. 15-20 Percent 1 Unit per 4 acres (.25 units per acre) 20 + Percent 1 Unit per 40 acres ( .025 unit per acre) Areas General 1 Unit per 40 acres ( .025 unit per acre; Planned as Open applies in all slope categories) Space (e) Transfer of Dwelling Unit Allocations - Within a Tentative Map, Planned Development Permit, Vested Tentative Map or any other applicable entitlement, dwelling unit allocations within the applicable slope category may be utilized pursuant to Section 9-1.1607(d) or may be transferred to other slope categories of less than twenty (20) percent. Residential sites shall only be developed with single-family, detached units with a maximum density of seven (7) units per acre, except for the following: -7- 12 (1) housing projects for senior citizens; or (2) residential projects located on a parcel not visible from viewpoints from the valley floor as defined by Section 9-1.1615(c)(2) and containing at least twenty-five (25) percent of the units which are affordable for low income and very low income households, as defined by the Housing Element of the Simi Valley General Plan (which, as of February, 1986, or as amended from time to time, was established for a family of four as an annual income of $16,700 or less for very low and $26,700 or less for low) and which do not exceed a maximum density of ten (10) units per gross acre, including density bonus and density transfer. In no event shall these above exceptions exceed the twenty (20) percent slope restrictions. Sec. 9-1.1608 - Commercial and Industrial Development Potential - Development of parcels within a commercial or industrial land use zone shall comply with all of the provisions of the underlying base and overlay zone and all provisions of the Hillside Performance Standards, provided that development is limited to slopes of ten (10) percent or less, unless otherwise approved by the West End Specific Plan or any amendments thereto, in which case, development shall be limited to slopes of twenty (20) percent or less. In addition, approval and development of two 2-5 acre commercial developments north of the map boundary and one 2-5 acre commercial development south of the map boundary shall not be deemed prohibited hereby, provided such development ) is restricted to those areas having slopes of ten (10) percent or less, and said developments will not be visible from viewpoints from the valley floor, as defined by Section 9-1.1615(c)(2) , herein. Sec. 9-1.1609 - Subdivisions of Land - In order to avoid the creation of undevelopable parcels of land, any subdivision of land proposed in areas falling wholly or partially under the provisions of these Performance Standards shall not be divided in such a fashion as to preclude the reasonable use of any resulting parcel (s). (a) Developable land may not be divided from land substantially undevelopable under the provisions of these Performance Standards unless: (1) The undevelopable parcel (s) is to be held in common by the owner(s) of the resulting developable parcel (s); or, (2) The undevelopable parcel (s) is conveyed to and accepted by an appropriate public agency or other party (e.g. , homeowners' association) to be used for other residential purposes, such as, but not limited to, parks, flood control facilities, campgrounds, agriculture or other uses consistent with the Open Space Element of the Simi Valley General Plan; and, (3) An open space easement over the undevelopable parcel (s) specifying the allowable non-residential , or, alternatively, the proscribed uses, is dedicated to the City of Simi Valley or -8- 13 another appropriate public agency. Such an open space easement shall be conveyed subject to the provisions of Government Code Section 51070 et seq. (b) If a parcel of land is proposed for division into two or more parcels, but with no Cluster Development Permit or Planned Development Permit for the whole original parcel , each parcel shall have a proportionate share of the total developable land or the total dwelling units allowable under the provisions of these Performance Standards unless either of Section 9-1.1609(a)(1) or 9-1.1609(a)(2) have been satisfied. (Example: If four lots are to be created from 40 acres, each approximately ten acres in size, each lot must have twenty five (25) percent of the developable land and/or twenty five (25) percent of the total units allowable on the original parcel . ) (c) Any parcel created pursuant to the provisions of these Performance Standards and entirely in twenty (20) percent or greater slope, or designated as open space in the Simi Valley General Plan, shall be no less than 40 acres in size unless Section 9-1.1609(a)(1) or 9-1.1609(a)(2) pertain. (d) Single parcels of land of record as of the date of adoption of these Performance Standards in a residential or open space land use zone on less than 40 acres shall be allowed a minimum of one dwelling unit notwithstanding Section 9-1.1606 of these Performance Standards. (e) Land, otherwise developable under the provisions of these Performance Standards, is rendered undevelopable when the development which could be built on that land is transferred elsewhere on the parcel(s) subject to the same development application. In such a case, the land rendered undevelopable shall be treated in a manner consistent with Section 9-1.1609(a). Sec. 9-1.1610 - Development Standards - The purpose of this Section is to further define and describe the meaning of Findings (Section 9-1.1605) , and to implement the same. The following Development Standards are, therefore, the minimum criteria by which to evaluate the achievement of the Findings (Section 9-1.1605) of these Performance Standards by any proposal , plan or similar action subject to the provisions of these Performance Standards. Sec. 9-1.1611 - Grading Standards - In addition to Chapter 70 of the Uniform Building Code, Chapter 7 of the Ventura County Land Development Manual , or any other applicable grading requirements, the following grading standards shall apply to all grading of land subject to these regulations (if more than 1,000 cubic yards) . (a) No manufactured slope shall exceed thirty (30) feet in height, [except that slopes required for public streets may exceed thirty (30) feet in height if no feasible alternative consistent with the Findings (Section 9-1.1605) exists]. The height of a manufactured slope shall include the height of any retaining wall constructed as an integral part of that slope. -9- 14 (3) Erosion control measures to prevent soil loss when grading is in process. Sec. 9-1.1612 - Drainage Standards - All proposed drainage facilities shall respect the natural (before development) hydrologic characteristics of the subject terrain, preserve major drainage channels in their natural state and be designed in such a manner as to preserve the public health, safety or welfare. The provisions of the following standards shall apply to all land subject to these regulations, and shall be in addition to the provisions of the adopted version of the Uniform Building Code, Chapter 6 and 7 of the Ventura County Land Development Manual or any other applicable drainage requirements. (a) To the maximum feasible extent, all natural drainage courses serving major drainage areas and containing significant perennial vegetation which may constitute a significant wildlife habitat should remain in their natural state. Alterations to the above drainage courses may be allowed if the application of this Section will result in upstream or downstream flooding hazards for which there is no other feasible means of mitigation consistent with the Findings (Section 9-1.1605) . (b) In the event that off-site drainage facilities will be required to handle increased runoff from any development subject to these regulations, interim drainage facilities which provide for no increase in peak runoff from a ten (10) year storm shall be constructed and maintained until such time as the permanent facilities are completed. (c) The overall drainage system shall be completed and made operational at the earliest possible time during construction or shall otherwise be provided for in a manner acceptable to the City of Simi Valley. If a development is to be phased, all downstream (including interim facilities within the project area or required interim off-site drainage facilities) elements of the approved drainage facilities will be completed or otherwise provided for in a manner acceptable to the City of Simi Valley before the completion of upstream phases. (d) A drainage plan, including text, maps and diagrams, shall be submitted to the City as part of any formal application for development under these regulations. The City Engineer in consultation with the Director of Community Development, or their designees, shall review these submissions for completeness, adequacy and conformance with the above and other applicable standards. Sec. 9-1.1613 - Street Standards - The design of streets and the circulation pattern within any proposed project governed by these regulations shall be such as to minimize grading requirements; shall , to the maximum feasible extent, complement the natural contours of the land; shall serve to retain the natural features of the impacted hillsides; shall be designed in such a manner as to reduce street mileage to a minimum; and shall be as narrow as traffic generation and public safety will permit. -11- 15 (a) Local Street Widths - The minimal street width in residential land use zones for local and cul-de-sac streets (those streets used primarily to serve abutting property) shall be twenty eight (28) feet from curb facing to curb facing with a five foot improved shoulder on each side. (1) In order to encourage a rural feeling in residential land use zones of two units per acre or less , reduced street standards including, but not limited to reduction in minimum street width [Section 9-1.1613(a)], the elimination of sidewalks and formal parkways will be allowed if the Director of Community Development, in consultation with the City Engineer; or the Planning Commission; or the City Council determines that such will not be detrimental to the public health, safety or welfare or that adequate alternative pedestrian circulation has been provided. (b) Access Roadway Length - Where access to isolated land areas with less than twenty (20) percent slope can be provided only by constructing a roadway traversing natural slopes in excess of twenty (20) percent, such a roadway shall not traverse twenty (20) percent slopes for more than a cumulative distance of one hundred (100) feet per dwelling unit requiring such access nor more than two hundred (200) feet per acre of commercial or industrial land of less than twenty (20) percent slope. (c) Special Streets - Special streets, such as one-way streets, split level streets and dead-end streets shall be acceptable when their use is justified by detailed engineering studies submitted by the applicant, approved by the City Engineer in consultation with the Director of Community Development, or their designees, and are found to be necessary for the full achievement of the Findings of these Performance Standards (Section 9-1.1605). (1) The maximum centerline gradient for residential streets shall be no more than ten (10) percent except at intersections or adjacent areas of transition where the gradient should be less than two (2) percent. (d) Applicability of the City of Simi Valley Road Standards - In all other respects, any proposed trafficways shall comply with the City of Simi Valley Road Standards. Exceptions to the City of Simi Valley Road Standards may be granted under these Performance Standards if the City Engineer, in consultation with the Director of Community Development, or their designees; or the Planning Commission; or the City Council determines that the Findings (Section 9-1.1605) of these Performance Standards serve to be furthered by such an exception. Sec. 9-1.1614 - Design Standards - Applicants are encouraged to employ site planning and architectural techniques which implement the Findings of these Performance Standards (Section 9-1.1605). In general , any proposed land use must be planned and designed in such a fashion as to complement and preserve the hillside terrain as well as provide a safe living environment. -12- 16 (a) Buildings (1) Those building styles and lot configurations which lend themselves to hillside development or those which are easily adapted to meet the special design and terrain requirements presentee by hillside areas are encouraged. The intent is to encourage building methods as well as other land development methods in ten to twenty percent slope areas which minimize terrain disruption and blend with the natural contours of the subject hillside terrain. The maximum height of any building constructed on land subject to these Standards shall be two (2) stories or thirty-five (35) feet, whichever is less. (2) Buildings and grading should be planned in such a manner as to hide necessary grading under or behind buildings. An example of such a technique would be split level construction. (b) Horsekeeping - When horsekeeping is proposed in areas subject to the provisions of this Ordinance, such property should be buffered from non-horsekeeping property as much as possible through intervening open space, arterial roads, landscaping, other appropriate design techniques or lotting patterns which avoid common lot lines between horsekeeping and non-horsekeeping property. (c) Viewshed - View from land subject to the provisions of these Performance Standards should be respected through design. (1) Living areas of dwelling units should be faced on to open, landscaped or view areas. (2) Dwelling units should be located in such a manner as to avoid interference with the view from other existing or proposed dwelling units. Sec. 9-1.1615 - Ridgeline Development Standards - In order to implement the Findings of these Performance Standards, there shall be no development along visually prominent ridgelines in order to preserve the existing backdrop to the community and to maintain the open character of the visually prominent ridgelines surrounding Simi Valley. The purpose of this Section is to set forth standards for maintaining such ridgelines and their immediately adjacent slopes. (a) Areas To Remain Undeveloped (1) Structures subject to the provisions of these Performance Standards shall not be constructed on top of any visually prominent ridgeline as defined in Section 9-1.1615(c)(1) . (2) No point on any structure subject to the provisions of these Performance Standards shall be closer to a visually prominent. ridgeline than one hundred and fifty (150) feet measured horizontally on a topographic map or fifty (50) feet measured -13- 17 vertically on a cross section, whichever is more restrictive, except that this requirement shall not affect the location of structures to be placed at or below the lowest visible elevation of a visually prominent ridgeline. (b) Transfer of Dwelling Units - Allowed dwelling units may be transferred to another place on the subject parcel if such dwelling units could not be constructed due to the provisions of the previous section. The place to which the subject dwelling units are transferred must be buildable under the provisions of these Performance Standards. (c) Definitions - The terms used in this section shall have the following meanings: (1) "Visually prominent ridgeline" shall mean any hill location visible from the valley floor and subject to the provisions of these Performance Standards which forms a part of the skyline visible from the valley floor or any hill location visible from the valley floor, the ground surface of which is seen as a distinct edge against a backdrop of land at least three hundred (300) feet horizontally behind it. (2) "Visible from viewpoints from the valley floor" shall mean continuously visible for more than one thousand (1000) feet along any of the following: (i) The Simi Valley Freeway between Kuehner Drive and Oak Park; (ii) Madera Road between the Simi Valley Freeway and the East Valley Sheriff's Station; (iii ) Tierra Rejada Road between the western City limit and Los Angeles Avenue; or (iv) Kuehner Drive between Katherine Road and the Simi Valley Freeway. (d) Maps on File - A map(s) shall be kept on file with the Department of Community Development outlining visually prominent ridgelines to be used as a guide in complying with the provisions of this Section. If there should be a conflict between the written provisions of this section or a detailed site analysis and the map(s) , the written provisions shall control . Sec. 9-1.1616 - Landscaping Standards - All hillside property subject to these Performance Standards shall be landscaped in such a manner to reduce fire hazard, stabilize cut/fill slopes, reduce erosion, retain moisture and enhance the natural scenic beauty of the valley. } (a) Retention of Vegetation - Wherever possible, well adapted drought resistant natural flora shall be retained. -14- 18 (b) Major Tree Planting - The planting of major trees in areas to remain in natural open space should include, but not be limited to, the following native species: - Juglans California hindsi (California Black Walnut) - Platanus racemosa (California Sycamore) - Quercus agrifolia (California Live Oak) - Quercus lobata (Valley Oak) (c) Landscaping in Developed Areas - Landscaping in developed areas such as in parkways or in group recreation areas should be integrated with other elements of the proposal and comply with other guidelines for the preservation of natural topographic features, the view of ridgelines and the preservation of vistas. (d) Preliminary Landscape Plan - A preliminary or conceptual landscaping plan prepared by a registered landscape architect and acceptable to the Director of Community Development shall be submitted at the time of application. Such a plan shall outline all proposed planting in graded and non-graded areas, means of irrigation, proposed timing of landscape installation and the manner in which landscaping will be maintained. A precise landscape plan shall be submitted prior to the issuance of a grading permit. (e) Landscape Maintenance - Plans and proposed programs for the ongoing maintenance of landscaped areas shall be submitted at the time of application. Such plans shall include, but not be limited to, responsible parties or agencies, the nature and extent of each agency's and party's responsibility and the financial arrangements for maintenance. The Director of Community Development, or his designee, shall review these plans for completeness, adequacy and conformance with applicable standards. The Director of Community Development, or his designee, may waive the above submissions in the event that determination is made that such submissions are not required due to the scope or scale of the subject application. Sec. 9-1.1617 - Utilities and Sewer Facilities (a) All public or private utilities and facilities proposed in areas subject to this Ordinance shall be planned and constructed consistently with the appropriate provisions of this Ordinance. The Planning Commission or the City Council shall review and comment on any such proposals prior to construction. (b) These Standards shall not apply to necessary access roads which service these facilities or to utilities or facilities which will not be visible from the valley floor after construction. Sec. 9-1.1618 - Procedures - The intent of this Section is to outline the general procedures for applying the provisions of these Performance Standards. -15- 19 (a) Permits Required - Land subject to the provisions of these Performance Standards shall comply with the permit requirements of the underlying base and overlay zones. Additionally, a development of four or fewer dwelling units or lots located in a residential land use zone shall obtain a Planned Development or Cluster Development Permit if deviations pursuant to Section 9-1.1603 are requested. (b) Hearings, Permits, Appeals, Revocations and Expirations - Any application for a permit or other entitlement subject to these Performance Standards shall also be subject to the relevant provisions of Article 11, as they relate to hearings, permits, appeals, revocations, expirations and other applicable procedural matters. (c) Required Technical Reports In any area proposed for development which falls under the jurisdiction of these Performance Standards , certain technical reports shall be required. Such reports will be used to determine the suitability of the subject site for development and suggest special construction and design measures necessary to mitigate identified problems which may endanger the public health, safety or welfare. These reports shall be submitted at the time of application. (1) Soils Engineering Report (i) A soils engineering report shall be submitted with each application for development under the requirements of these Performance Standards. The soils engineering report shall contain, but not be limited to, data regarding the nature, distribution and strengths of existing soils, the potential for liquefaction, degree of seismic hazard given the design earthquake contained in the Safety Element of the Simi Valley General Plan, conclusions and recommendations for grading procedures consistent with Section 9-1.1611 of these regulations, design criteria for any identified corrective measures and opinions and recommendations covering the adequacy of sites to be developed. (ii) The above investigations and report shall be performed by a professional soils engineer registered with the State of California who is experienced in the practice of soil mechanics. The above report shall be reviewed by the City Engineer in consultation with the Director of Community Development, or their designees. (iii) Recommendations included in the report and reviewed by the City Engineer in consultation with the Director of Community Development, or their designees, shall be incorporated into the application and all associated plans or maps. -16- 20 (2) Geologic Report (i) A geology report shall be submitted with each application for development under the requirements of these Performance Standards. Such a report shall include, but not be limited to, the surface and sub-surface geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, opinions and recommendations covering the adequacy of sites to be developed and design criteria to mitigate any identified geologic hazards consistent with these Performance Standards. (ii ) The investigation and report shall be completed by a professional geologist registered with the State of California who is experienced in the practice of engineering geology. The above reports shall be reviewed by the City Engineer in consultation with the Director of Community Development, or their designees. (iii ) Recommendations included in the report and reviewed by the City Engineer in consultation with the Director of Community Development, or their designees, shall be incorporated into the subject application and all associated plans and maps. (3) Hydrologic Report (i) A hydrology report shall be submitted with each application for development under the requirements of these Performance Standards. Such a report shall include, but not be limited to, the hydrologic conditions on the site, the location of any above or below ground springs, the location of all wells, possible on-site flood inundation, downstream flood hazards, identification of natural drainage courses, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, opinions and recommendations covering the adequacy of the sites to be developed and design criteria to mitigate any identified hydrologic hazards consistent with these regulations. (ii) The investigation and report shall be completed by a registered Civil Engineer experienced in the science of hydrology and hydrologic investigation. The above report shall be reviewed by the City Engineer in consultation with the Director of Community Development, or their designees. -17- 21 (iii ) Recommendations included in the report and reviewed by the City Engineer in consultation with the Director of Community Development, or their designees, shall be incorporated into the subject application and all associated plans and maps. (4) Preliminary Grading Plan - A preliminary grading plan shall be incorporated in the application pursuant to Section 9-1.1611. (5) Preliminary Landscaping Plan - A preliminary landscaping plan shall be incorporated in the application pursuant to Section 9-1.1616. (6) Exceptions - Any or all of the above required reports may be waived by the Director of Community Development in consultation with the City Engineer, or their designees, under any of the following conditions: (i) The existence of satisfactory reports covering the same subject matter on the same site, which have been completed not more than one (1) year from the date of the latest application. (ii) Any or all of the above reports are included as part of an Environmental Impact Report or Negative Declaration J if either is required, or has been satisfactorily completed for the proposal , on the site. (iii) The proposed development comprises four or fewer residential structures or lots. (iv) The proposed development is comprised of one or more residential structure(s) on a single parcel , wherein the minimum average amount of land per structure equals five (5) acres or more, no structure is located on a twenty (20) percent or greater slope and grading of land is less than 1,000 cubic yards. -18- 22 DEVELOPMENT MAP OF THE VALLEY FLOOR EXHIBIT A (.----) • • 7 �^ W.r.°2'' _ J} .1�-.� - ... �+i� \ �• 4� : 'r am Lill '• I `[I�f• .._ J B \ .,- _ i /ram + 'L-- 1 �. '- ""'` 4.1 L i- •r qT, 3 �• _.• '� r.�_}.:)•- ,, ' • \\ �`.I _ -�..7....i, • �__•__jam. 1 1 .'s' ' . I�.. '-7. • • �.� a >t it 11 a 3 T• t U . • to...... ..„ , • .:' �y _4-: 0. s i 1! i i . , . tt.: -I. -.=.1., . , .. 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