HomeMy WebLinkAboutReso 1975-7633RESOLUTION PdO. 7633
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA ADOPTING "DESIGN CRITERIA FOR HILLSIDE DEVELOP-
MENT" MANUAL
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, the City of Chula Vista adopted the Hillside
Development Policy on November 20, 1973, and
WHEREAS, the purpose of the policy is to supplement the
Hillside Development Ordinance by setting forth design criteria,
and
WHEREAS, to better implement and explain the design cri-
teria, the Planning staff was directed to prepare a manual on '°Design
Criteria for Hillside Development", and
WHEREAS, the City Planning Commission considered the
"Design Criteria for Hillside Development" manual at a public
hearing held on January 22, 1975, notice of which was given in the
manner prescribed by law, and based upon said hearing has recom-
mended that the City Council adopt said "Design Criteria for Hill-
side Development" manual.
NOW, THEREFORE, BE IT RESOLVED that the City Council of
the City of Chula Vista does hereby adopt the "Design Criteria for
Hillside Development" manual, a copy of which is attached hereto
and incorporated herein by reference as if set forth in full.
Presented by
Approved as to form by
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D. J. Pe' !son, Director of George D:~"Lindberg, City Attorney/
Planning
ADOPTED AND APPROVED by the CITY COUNCIL o.f the CITY OF CHULA
VISTA, this 11th day of February 1975, by the following
vote, to-wit:
AYES: Councilmen Egdahl, Scott, Nobel, Hamilton, Hyde
NAYES: Councilmen None
ABSENT: Councilmen None
ATTEST + s`,~ ,-. ~ ~ < ~t ~~- ,
City Clerk ;
Mayor of the City of Chula Vista
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) ss.
CITY OF CHULA VI5TA )
I, City Clerk of the City of
Chula Vista, California, DO HEREBY CERTIFY that the above is a full,
true and correct copy of Resolution No. and that the same has
not been amended or repealed. DATED
City Cler
/r
Rev. 1/15/75
DESIGN CRITERIA FOR
HILLSIDE DEVELOPMENT
_--
1.
DESIGN CRITERIA FOR HILLSIDE DEVELOPMENT
These design criteria are to be used in discussions with the applicant,
regarding design of his hillside project. It should be handed out at the
presubmission conference. The criteria check list at the end 7s to be
used by the applicant to prepare the plans, and by the City staff to
evaluate such plans.
A. SITE PREPARATION: GRADING
Padding Techniques. Illustrations of the padding techniques called for
.in the Hillside Development Policy are shown on the following page:
1. Conventional single level pad
2. Full-split pad
3. Half-split pad
4. Rolled or sloping pads
5.' Fan shaped multi-unit pads
6. Walled pad
7. Garden pad (with house partially on, or constructed above or below
the pad)
8. Contoured grading
9. Custom foundation designed to eliminate the need for a pad
2.
I LLUSTRATIONS O F' PADDING TECHNIQUES
~ ~~ CONVENTIONAL
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3.
B. SITE AND LOT DESIGN
1. Appendage Lots. The use of appendage lots is suggested to give the
site designer more flexibility. "Flag" or "corridor" lots are the most
commonly used, and although they are not normally recommended in flatland
developments they may be justified in the hillsides, especially in areas
where the available building area is limited by topography.
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Where flag or corridor lots are included in the development, the minimum
width of corridor should be 20 feet, and the maximum length, 150 feet.
Such corridor shall be owned by the flag lot resident(s), who shall be
responsible for the maintenanc•~ of the driveway and landscaping. Land-
scaping plans for such corridor shall be approved by the City's Landscape
Architect.
2. Common Driveways; Cul de Sacs. In topography which indicates that
the normal lineal pattern of lot arrangement would have a significantly
destructive impact on the natural land forms or would be disfunctional,
the use of common driveways and cul de sacs will overcome many of the
anticipated problems.
Cul de sacs should contain sufficient turning radius to accommodate
fire trucks, other emergency vehicles, and other large trucks.
3. Street Design and Circulation. Hillside street standards should be
used wherever feasible to avoid unnecessary grading, while providing a
safe circulation system. Grades of hillside streets should not exceed 16%.
4.'
Consistent with public safety and access requirements, street design in
hillside areas should consider the following features:
a. Reduced street widths. •
b. Streets routed around trees and major rock outcroppings.
c. Use of one-way and/or split level streets.
d. Use of loop streets to improve circulation, where topography
permits.
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4. Fire Protection. In designing hillside developments, provision for
fire protection shall be given primary consideratipn, particularly with
regard to providing adequate access- and water supplies.
5. Canyon Access. As shown in the following illustration, the design
and arrangement of lots located adjacent to canyons should provide for
access from the residential areas down into these canyons. This can be
accomplished by leaving narrow easements at the end of cul de sacs, or
between lots; or by designing public pathways through the development.
Such pathway should be separated by distance and grade from the rear yards
of private lots to preserve the privacy and views of such lots. Such
access would serve pedestrian traffic and fire fighting capabilities into
the natural open space, as well as providing visual windows into the canyons.
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6, Lot Orientation, In hillside areas where vier~rs are a primary attribute
of the develop~~~ent, lots should be oriented towards the viers and vistas;
this usually means the lots will secure a better vieti-r if they are oriented
_at right angles to the contour lines, instead of at right angles to the
streets, .
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7. Mixed Lot Sizes. Most existing subdivisions offer lots of nearly
the same size and shape. In hillside developments, the prime determinant
of the size and shape of lots should be the natural terrain. As long as
the applicant conforms to minimum lot size requirements imposed or modified
by the Planning Commission, he is encouraged to modify the size and shape
of the individual parcels.
8. Trailer and Boat Storage. In developments which are not covered by
the PUD Policy, and in which onstreet parking is not permitted, the lots
and structures themselves should be designed to .provide adequate storage
for trailers, boats, and campers. This could best be accomplished by
providing a wide side yard. Consideration should also be given to modifying
garage design to accommodate such vehicles.
9. Multi-Family and PUD Site Design. In residential developments where
cluster design is possible, the use of knolls and side hills (sloping up or
down from the building clusters) is encouraged to give physical separation
and accent to the site layout.
8..
C. PAD AND STRUCTURE DESIGN
1. Illustrations.
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Note: With both the full-split and half-split (next page) padding techniques,
the normally wasted bank space between units is utilized within the design of
the structure.
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There can be a minor pad elevation difference between these units. The banks
between ,the multi-pads should be large enough to protect the views of the upper
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pad and to provide a visual buffer between the pads.
10.
(e) The preceding pad and structure designs afford an unobstructed front view
from the house. To open up the side views, the previously discussed technique
or orienting the pads and units at right angles to the contours, in staggered
fashion, will create a highly desirable result.
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The orientation of the structure in this manner achieves two other desirable results:
(1) From the street, the houses are seen in perspective, rather than front-on
in one dimension.
(2) Space may be saved in the front yard area, since the lots are situated
diagonally to the streets.
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2. Drainage.
drainage
For lots or portions of lots which do not drain to the street, `
in the rear of lots will be designed to intercept rear lot run-off
structures
and direct to a street or into a separate drainage structure. Drainage facil-
roval of the Director of Public Works. ~
ities are subject to the app
3. Rain Gutters.
3
Where split level homes are used, the roof lines of such houses whit '
ed with rain gutters and ~
overhang natural or manmade slopes shall be equipp
downspouts.
4. A great variation in structural design can be achieved. The following
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should be considered:
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a. Design the garage space to be either under or over the structure, {
din on whether the lot is uphill or downhill from the street.
depen g
Where the garage is underneath the house (uphill lot), the roof can be
used as a recreation deck or second (enclosed) story. In both cases,
the amount of grading can be reduced substantially.
b. The use of deck space, wherever possible, either on the r•~of of the
garage, or the house itself, or on the mid level of a split level house,
will result in a reduced amount of grading and/or more usable living area. `
c. Zero lot line houses result in site utilization which avoids wasted 4
• side yards, and either transfers the space into a larger single side
yard or reduces the size of the lot, where the latter may be appropriate ~
due to the steepness of the terrain. The following illustration demon-
strates the zero lot line concept. ••
12.
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d. The use of clustered developments as in PUD's can be undertaken ~ .
to conserve and consolidate usable ground within a project.
(PUD's are governed by the City's PUD Policy available at the Planning
Department.)
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73.
e. "Unconventional Structures": There area number of variations
in the basic design of structures which can promote the conservation
of land in hillside areas, and if carefully designed, create a unique
living environment. Such structures are termed "unconventional" since
they are reserved almost exclusively for hillside developments, and
require special foundation work.
(1) Stilt House
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The use of such housing structures should be reserved for very
steep slopes in only limited areas,~to avoid the "mass" effect
created in some of the canyons located in or around the Los Angeles
area. Such structures, although saving on grading costs, are
normally substantially more costly in the foundation work, and the
total cost, depending on the extent of foundation work and floor area,
is often greater than if a pad was created; thus, the use of such
structure design may be more appropriate for custom built housing.
Nevertheless, imaginative and thorough design and engineering of
such structures, combined with appropriate landscaping and use of
wing walls on the downhill sides, can result in a highly attractive
i4.
living environment within essentially undisturbed natural terrain.
(2) Highrise Structures; Al though not exclusive to hillsides,
highrise structures can be particularly appropriate clustering
density in steeper areas, or areas in which significant topographic
features should be preserved. Where high rise structures are built,
the use of underground parking is appropriate, so that the ground
space saved is not eaten up in parking lots. It is recognized at
the outset that underground parking facilities are quite expensive
to build, and m~ result in rather costly units. Whether there is
an adequate demand for such structures, both by preference and
ability to pay, is not clear; however, the design option should be
considered.
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(3) Variation to High Rise: Multiple "Step
The step up technique has been used wherever
to build structures in hilly or very steep a
avoid doing a great deal of exposed grading.
treatment and landscaping of such structures
to avoid the building block effect.
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The architectural
is critical in order
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In such design, consideration would be given to common parking
areas or garages in the middle of the project with access to
adjacent streets.
A perspective view of this type of building design is shown on the
following page.
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D. PUaLIC FACILITIES APJD UTILITIES
1. Street Lighting. The City's street lighting standards may be amended
in hill areas, consistent with public safety, to preserve the unique char-
acter of selected areas. Such amendments may include the number of lights,
candlepower, and the physical appearance of the lighting structures.
Street lighting in hill areas shall normally be placed at street intersec-
tions, dangerous curves, and in multi-use parking areas (e.g., schools,
commercial areas). Their placement in other areas, such as along straight
segments of hillside residential streets, should be required only if it is
clear that the public safety will be endangered unless lighting is provided.
Special types of street light standards, location, and reduced candlepower
shall be subject to the approval of the Director of Public Works. In order
• to establish a consistent theme of hillside area, public works structures,
the design of street light standards, street signs, and traffic signal
structures shall be selected by the Director of Public Works. Applicants
si~ould contact the Director of Public Works for optional designs acceptable
to the City.
2. Street Furniture. Other street furniture, such as benches, fire hydrants,
mail boxes, and public telephone,should also be given special design treatment
consistent with their functions.
3. Public Facility Substations. In future substations and yards built
by the City in hillside areas, particular emphasis shall be placed on
reinforcing whatever rustic themes are established in surrounding private
• projects. Consistency of appearance and theme shall be addressed by
designing the grading plan to be consistent with the "Hillside Development
Policy" regarding grading; furthermore, the architectural theme of the
building shall be rustic in nature. In this regard, Spanish or ranch-style
18.
architecture, utilizing combinations of stucco and wood materials and
earthtone colors are considered appropriate. Adherence to these partic-
ular architectural items is not as important, however, as creating low
profile, well screened and well landscaped facilities which blend well
with the surrounding area and do not distinguish themselves as "public
works yards."
4. Utilities. As with amity-owned yards and buildings, utility sub-
stations and maintenance yards built in hillside areas shall emphasize
low profile, well screened, and well landscaped projects. The following
policies in particular should be applied:
a. Electrical substation - As low profile as feasible; yards and
equipment well screened with sood slat fencing and/or masonry walls;
native landscaping which blends with surrounding projects or existing
native growth. Site grading consistent with Hillside Development
Policies.
b. Telephone Facilities - Low profile buildings; yards and facilities
well screened and site landscaped with native materials. Site grading
consistent with Hillside Development Policies.
c. Water Facilities - Placing equipment underground, as feasible,
including pressure reducers; equipment well screened and landscaped
with native materials. Water tanks should be sited into hillsides to
lower imposing height of such structures; base of tanks to be well
landscaped with native materials.
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19..
E. COMMERCIAL/INDUSTRIAL DEVELOPMEPJT
Commercial and industrial development in the hill areas should make use of
the following design elements:
1. Underground or lower level parking.
2. Multiple use of land and structure: commercial store on the first
floor; apartments on the second floor.
3. In "step-up" pad development, the use of the rooftop as an outdoor
display area, or restaurant, for example.
4. Locate parking areas at different levels, and in a greater number of
smaller areas rather than on one large level pad.
.5. Architectural Treatment.
a. The architectural facing of buildings and the materials used in
wall signs should be designed to blend in with the natural surroundinys.
b. Signing for the entrance to shopping centers and industrial parks
should be ground level, framed logo signs. These signs, and not the
store fronts themselves, should serve to identify the stores, as well
as the presence of the shopping complex.
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Hillside Desi4n Criteria
Check List
To be used by staff in evaluating hillside development
proposals.
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File lio.
Sul,r~ii ss i on Uate
Conference Uate
Planning Commission
Check List: tJesign Criteria for hillside Development
ti(~pl i cant
Project location acreage
Proposed land use
Plans checked by:
Design Criteria
A. Site Preparation: Grading
1. Conventional
2. Full-split
3. lial f-Spl i t
4. Rolled or sloping
5. Fan shaped multi-pad
6, lJalled pad
7. Garden pad
8. Contoured grading
Size, shape, height altered to fit
9. Custom foundations - All natural except
for streets and foundation work
B. Site and Lot Design
1. Appendage lots
2. Common dri vevrays
2a. Cul del sacs
YES ('~U
Y[:S Ir0
3. Street Uesi~n and Circulation
a. Reduced street E+idths employed
a (1) Approved by Uirector of Public tlorks
b. F1ajor trees and rock outcroppings retained
c. One way or split-level streets used
c(1) Approved by Uirector of Public forks
d. Loop streets used
e. Streets do not exceed 16% in gradient
4. Fire Protection Provided For
a. Adequate Access
b. Adequate Water
5. Canyon access provided by:
a. Publ i c pathvaays
b. Easements
c. Other
6. Lots oriented towards views
7. 1lixed lot sizes and shapes
8. Trailer, boat, and camper storage
C. Structure Design
1. I~ousi ng
a. Conventional desiyn
b. Full-split design
c. Half-split design
d. i-1ulti-pad design
e. Structures oriented tovrard views
2~~. Qraina~~ - Rear lot drainage provided for
3. Gutters - butters and downspouts provided on
rooflines over slopes
• ~ 2.
YES Pd0
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3.
D.
4. Variation in structure design within
one development:
a. Garages over or under houses
b. Deck space used
c. Single lot line Houses
d. Clustered developr~~ent units
e. "Unconventional" structures:
(1) "Stilt" houses
(2) Higi~ rise structures
(3) P-lultiple "step-up" structures
Public Facilities and Utilities
1. Street Lighting
a. f~umber of lights reduced
b. Candlepo4aer reduced
c. Ligi~t standa-°ds - specially designed
d. Post top electroliers used
e. Liguts located at:
(1) Intersections
(2) Dangerous curves
(3) I1ulti-use parking areas
2. Street Furniture - Special design
treatment given to:
a. Fire Hydrants
b. 6encl~es
c. f~lai 1 boxes
d, Public telephones
e. Traffic signals
f. Road signs
g. Oti~er
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YES i~0
E.
F.
3. City Substations and Yards
a. -Low profile buildings
b. Equipment and yards screened
c. Native landscaping materials used
4. Public Utilities
a. Low profile buildings
b. Equipment yards well screened
c. Equipment underground where feasible
d. Native landscape materials used
e. Water tanks sited to be unobtrusive
f. Water tanks well landscaped at base
Commercial/Industrial Developments
1. Underground or lower level parking
2. (1ultiple land uses
3. Use of rooftops
4. Uisaggregated parking areas
5. Architectural treatr~~ent
a. Facing and signing of buildings
given special treatment
b. Signs specially designed
6. (ias the total design considered special
treatment of:
a. Existing terrain?
b. Architecture?
c. Landscaping?
Landscaping (in general)
1. Natural plants retained
2. F~anmade slopes planted aJith native plants
3. Subsoil irrigation
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YES NO
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5.
4. Landscaping of. units coordinated ~vith natural
plants & landscaping of open space areas
5. Fire retardant plants used and "fire barrier"
incorporated into design
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