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HomeMy WebLinkAboutReso 1973-7088RESOLUTION NO. 7088 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF Cf?ULA VISTA ADOPTING A HILLSIDE DEVELOPPIENT POLICY The City Council of the City of Chula Vista does hereby resolve as follows: WHEREAS, an amendment to Chapter 33 of the City Code provides for the inclusion of a Hillside Modifying District, and WHEREAS, it becomes necessary to establish guidelines for development within such district, and WHEREAS, the Planning Commission set the time and place for a public hearing to consider adoption of a Hillside Development Policy, and notice of said hearing, together with its purpose, was given by the publication in a newspaper of general circulation in the City at least ten days prior to the date of said hearing, and WHEREAS, a hearing was held at said time and place, namely 7:00 p.m., June 27 and July 18, 1973, in the Council Chambers, Civic Center, 276 Fourth Avenue, before the Planning Commission and said hearing was thereafter closed, and WHEREAS, the Planning Commission has recommended to the City Council the adoption of a policy for Hillside Development and the City Council has heretofore held a public hearing on October 9, 1973, and November 20, 1973, to consider the adoption of the policy attached hereto and incorporated herein by reference as if set forth in full. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Chula Vista does hereby adopt a Hillside Development Policy, as attached hereto. Presented by Approved as to form by c ~,, ~ ~ -- D. J. Peterson, Director of George Lindberg, City Attor Planning a ADOPTED AND APPROVED BY THE CITY COUNCIL OF~THE CITY OF CHULA VISTA, CALIFORNIA, this 20th day of November , 1973, by the follocaing vote, to-wit: AYES: NAPES: ABSENT: Cauneti.2men Hyde, Egdahl, Scott, Hobel Caunc~.2men Hamilton C a un e~.~2-n en None Y ,F~aya~. a z e .cry a~ hu ~ • ~.~ a ( ~ ATTEST ' :~Z-7u-f- ~~ ~ `_ ~,,~ . v"` STATE OF CALIFORNIA ) COUNTY OF SAN DIEGO ) ss. CITY ~F CHULA VISTA ) I, J~NNIL ti4, ~ULASZ, C~.~y C2e%ch. a~ ~h.e C.c~y a~ Chu.~a ~%a:.~~`a, Ca.~ti~ann~.a, DU H~RLBy C~RTI~y ~ha~ the abase and ~anega~:~.g ~.~ a ~u.~.E, ~rcue and can~ec~ cod y a ~ and ~ha~ ~12e bane hay nab been amended arc ~ce~ea.2ed. DATFD: ~. y enh. ---, ~, HILLSIDE DEVELOPMENT POLICY Adopted by City Council {Zesolution No. 7088 on 11-20-73 A. ASSUi~~PTI0f1S 1. Due to thei~~ physical prominence, whatever is done to the hills dramatically affects the visual character of the eastern portion of the community. 2. A desirable visual identity of the City can be preserved and enhanced through protection of its most prominent topographic features. 3. The hill areas are an integral part of the total City environment because they constitute a large part of the natural open space and scenic resources. 4. There are saecial attractions inherent in the hill areas, such as variety of topography and rugged natural terrain, which can be used to structure the shape and arrangement of development areas. 5. Hill area development requires speciai attention to the provision and mainten- ance of public utilities and facilities along with providing for the protection of human lives and property. B. 03JECTIVES 1. To preserve and enhance the beauty of the City's landscape. 2. To insure that the hillside areas will continue to be an integral part of the total City environment. 3. To encourage the maximum retention of vistas, natural plant formations, and natural topographic features, such as canyons, ridgelines and slopes. 4. To encourage variety in site design and the arrangement of development areas in the hillsides. . 5. To provide density, grading and land use criteria that will insure the best possible treatment of the hillsides' natural features and~open space. 6. To encourage the retention of major canyons and topographic features in order to create physical form and interconnecting open space buffers between and within developed areas. 7. To provide safe and functional ingress and egress of vehicular, pedestrian, bicycle and equestrian traffic to and within the hillside areas, and to provide for access by emergency vehicles necessary to serve the hillside areas. 8. To reduce the scarring effects of hillside street construction while maintaining an acceptable level of safety for traffic and to prevent construction of slopes subject to erosion, deterioration or slippage. 9. To prohibit, insofar as is feasible and reasonable, excessive padding or terracing of building sites in the hills. ---~ 10. Te encourage the use of the major open space areas fnr recreation. _, ' ;~.~~,;-5. C. PRIPdCIPLES 1. ~~~earance and Character 2 a. To enhance the identity of the City, developers are encouraged to preserve prominent landmarks, steep slopes, natural foliage, landrnarl: trees, historical sites and areas of special natural beauty. b. Developers are encouraged to accomplish the maximum retention of natural topographic features and natural plant formations. c. Land uses shall be designed so as to be compatible with existing iand forms and vegetation. d. The dimensions of hillside streets and lanes may vary to provide special treatment to various areas of the hills. 2. Site Preparation a. A variety of techniques should be.employed in creatir-rg building pads, including tf~e following: (7) Conventional single level pad. (2) Full-split pad. (3) Half-split pad, (4) Rolled or sloping pad. `r~ N~ (6) Bermed pad. ~ ~ (7) Garden pad, with house partially on, or constructed above or below the pad. (8)~ Custom foundations designed to eliminate the need for pads. _ (9) Stair step padding. 3. Landscaping a. Retention of existing plants and plant communities which now function as afire retardant barrier, or which now protect the natural land form against erosion and slippage, is strongly encouraged. The applicant should conduct a detailed investigation of the plant communities both onsite and on immediately adjacent properties. He is encouraged to consult with the City's Landscape Planner in the course of this investigation. b. Where man-made slopes are created, such slopes should be planted with approved plants (trees, bushes, and grasses) which will establish themselves as quickly as possibie to protect the slopes against erosion and slippage, and which 4ri11 require minimal or no maintenance. Planting and irrigation shall be carried out in accordance with the grading ordinance. The City's Landscape Planner should be consulted to determine which plants and planting techniques ~o apply. A list of plants appropriate to this area~is contained in the Landscape Policy, c. In those areas where irrigation will be required and the soils are suit- able, the technique of subsoil root-level irrigation is encouraged in order to nraxinri ze the watering effect and mi nim~i ze the i oss of water. ,, ;~ ,>~.. ~,L~ , 3. d. Landscaping of development units should be carefully coordinated with the proposed and existing vegetation in the open space areas. 4. (:irculatinn a. The use of public and private "lanes" is encouraged, with the width and rad-i us of cur~~aC~,~;re of such 1 anes as smal l as practical , with due consi dera- tion given to public safety, eurer~~gency vehical access, and the projected traf- fic load from the area being served. h1inimum ~,ridth of public lanes shall be in accordance with city standard di°aw~ing 101C. b. Where reduced street widths are employed, graded shoulders shall be provided on at least the do~~rnhill side for pedestrian use and emergency par~~I:i ng. c. Hillside streets should be designed around significant natural features, such as major trees, or major rock outcroppings. d. The use of one wa.y loop and split-level streets should be considered in hillside street design. Such designs should emphasize minimal scarring of natural slopes. 5. Site and Lot Design a. The design of bosh sites and structures shall norr:,ally be dictated by the attributes of the natural terrain, including, but not limited to: vistas, cinni~i~a,nt. t.onnnraphy and plant life, and hazardous areas such as earthquake faults and potential landslide areas. b. Consideration shall be given to ensuring that pro~.~osed structures vrill relate spatially and architecturally, and will complez,ent the natural land forms. Such design features shall be considered in detail in the early stages of grading plan preparation. 6. Sloe Ratio and Height Although steeper slopes are feasible from an engineering viewpoint, to ensure ease of maintenance by the property owner, slopes exceeding 2:1 in steepness or 30 feet in height are not aesthetically pleasing acrd shall be discouraged in hillside areas. 7. Housing a. A variety of housing types shall be encouraged in hillside developments ranging from very low density custom homes to apartme~~ts. b. Cluster housing and condominium developments shall be utilized in hill areas in order to minimize grading and maximize the use of developable land. c. The use of other housing types, including stilt hauling, high rise, and contour oriented structures shall be encouraged wherever feasible. '~ ~~ ~' 4. 8. Public Facilities anti Utilities a. Street Lighting The City's street lighting standards may be amenc~~d in hill areas, con- sistent t•~ith public safety, to preserve the unique character of selected areas. Such amendr~ents pray i nc1 ude the number of 1 i ghts, ca-}dl e-po~•~er, and the physical appearance of the lighting structures. Strut lighting in hill areas shall normally be placed at street intersec-~ Lions, dangerous curves, and in multi-use parking arr-as (e.g., schools, corner-- cial areas). Their placement in other areas, such as along straight segn;ents of hillside r°esidential streets, should be required only if it is clear that the public safety -•rill be endangered unless lighting is provided. b. Street Furniture Street furniture includes all those public service facilities which normally appear on streets throughout the city, including: i'ire hydrants, benches, public facility substations, mail boxes, public telephones, traffic signals, and road signs. All of these facilities shall be carefully designed to rein- force the special treatment given to streets, structures, and landscaping. The supporting structures for traffic lights and signs should be constructed out of materials and/or painted with colors w}rich b7e;rd in with the rustic appearance of a hillside development area_ ' c. Utilities .Public utilities installations, such as sub-stations, maintenance yards, permanently installed operation equipment and structures, shall be given the same careful architectural and screening treatment ttsat is recommended for public service and maintenance facilities. 9, Commercial and Industrial Uses a. Commercial and industrial uses shall be discouragAd in the hill areas unless the following conditions are present: (1) Proposed development sites are 10% or less i'n average natural slope before grading. (2) The proposed uses will primarily serve or provide emp]oyment for the residential areas in the same development. (3) The proposed uses are justified by market a:ralyses. b. Exterior architectural treatment on retail stores should be modified so as to blend in with the natural surroundings. 10. Design Features Suggestions for specific design treatment in hillside developments are on file with the City Planning Department and shall be used in the preparation of plans for developments in hill areas. -~ ~~ jY ~~ .~ ~: ~. 5. 11. Professional Team The use of the professional talents of the architect, engineer, landscape architect and urban planner is encouraged to produce the best possible hillside cievelopm4~nt plan. 12. Procedural Batters a. In cases 4vhere an applicant believes the provisions of the Hillside f~lodifying District should not apply to a particular property, he may file a re?onir~g application to rernove the "H" f~odii~ying designation in accordance -Nitf~ the pertinent provisions of the Zoning Ordinance. If the City~Council finds that the provisions of the "f1" Modifying District need not apply to the subject. property in order to satisfy the intent of the "H" h1od-ifying District and this Policy, it may remove the "N" h1odify~ing designation. Ire such cases, it shall be the policy of the City of Chula Vista to rezone the subject property to a dist-°ict ~~ahich requires the applicant to prepare a detailed plan in order that he may demonstr°ate that: tree property, if rezoned in accordance with the plan, wi11 satisfy the purposes of this Policy and the "H" Modifying District. b. It is the intent of the City of Chula Vista that the grading and density provisions of the hillside Modifying District applicable to the R-1 District (column 6 of the nomograph) shall be generally applicable throughout the "fi" Modifying District and in unincorporated areas ti~~itf~in the City's sphere of influence. Provisions pertinent to R-2 and R-3 Districts (columns 7 and 8) shal] be allowed in areas already zoned R-2 or R-3 and such other limited areas as are found by the City Council to justify a higher density. Provisions pertinent to the R-E, R-1-15 and R-1-10 Districts (columns 3, 4 and 5) may be applied by the City Council in cases where topographic conditions are unusually severe. or in cases ~vhere the public safety, health and general welfare require a lo~,rer density development. ~, ~. ~~ ~~~.