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HomeMy WebLinkAbout1974-01-15; City Council; 2271; Consideration of adoption of Standard ConditionsTHE' CITY OF CARLSBAD, CALIF' OR MIA Agenda Bill No. & 71 - Date: January 15f 1974 Referred To: CITY COUNCIL Subject: r .. . . .-..,. ,.- . . Submitted By:Consideration of Adoption of.Standard Conditions and Developmental Policies as PLANNING COMMISSION adopted by the Planning Commission. Statement_of the Matter The Planning Commission, after a number of workshop sessions adopted Policies .No. .2 and 3 attached. The intent of these two policies was to restate in some concise form, a number of existing City requirements which are found in various City ordinances and Council Policies. In addition, the Planning Commission has developed some new policies to assist in the interpretation of these ordinances; in addition there are several new which the Planning Commission feels are necessary for the proper development in Carlsbad. The purpose of asking the Council to adopt these policies by resolution is so they will no longer need to be listed as individual conditions on Council resolutions relatingtodevelopment. The developer, instead, will be given the adopted development standards at the time ofapplication. Exhibit 1. Planning Commission Policy No. 2 2. Planning Commission Policy No. 3 Staff Recommendations to the City Manager Staff recommends the City Council adopt Policy Nos. 2 and 3. ' AS NO. Date: January 15, 1974 City Manager's Recommendation For some period of time the Council has expressed concern over the number of conditions being placed in Planning Resolutions relating to development. Since the Planning Commission Pol icies, which you are-being asked to adopt, are quite lengthy and complex, it is suggested that the Council appoint a Council Committee to work with the staff in reviewing the policies and report back to the Council on their adoption at an early date. Council Action 1-15-74 It was agreed this matter would be continued to the regular Council meeting of March 19, 1974. -2- ANKING COMMISSION RESOLUTION NT 999 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, ADOPTING AS POLICY, STANDARD CONDITIONS FOR DEVELOPMENT. POLICY NO. 2. WHEREAS, the Planning Commission considers it to be in the best interest of the community, to establish certain minimum conditions to be met by any development; and, WHEREAS, the Planning Commission believes that certain condi- tions must be met in order to complete any development in an orderly and logical manner, and; « WHEREAS,/the adoption of standard conditions at this time will/ facilitate the consideration of each subsequent request by the Planning Cdmmission. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of \arlsbad, California, does adopt the following list of standard conditofcus as policy to be applied to every development when applicable: 1. The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit- . The location of all buildings, fences, signs, roadways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit _, except or unless indicated otherwise herein. All buildings and struc- tures shall be of the design as shown on the elevation plans labeled Exhibit . 2. Unless the (use is inaugurated) or (the construction of the structure or facility is commenced) not later than one year after the date the approval is granted and is diligently pursued thereafter, this approval will auto- matically become null and void. 3. Any minor change may be approved by the Planning Director. Any substantial change will require the filing of an application for an amendment to be con- sidered by the Planning Commission. 4. All requirements of any law, ordinance or regulation of the State of California, City of Carlsbad, and any other governmental entity shall be complied with. XX XX 5. No signs or advertising of any type whatsoever shall be erected or installed until plans therefore have been approved by the City of Carlsbad. 6. All areas shown as parking areas shall be surfaced with asphaltic concrete and shall be visibly marked outlining individual parking spaces and traffic flow. .Said surfacing and marking shall be 'completed prior to final inspection of the structure or struc- tures by the Building Department. The surface shall be kept in a reasonably good state of repair at all times. 7. Prior to obtaining any building permits, the applicant shall submit to the Planning Director a revised plot plan, in triplicate, showing the changes and conditions as required by the Planning Commission. S. Prior to obtaining a building permit and within 30 days hereof, the applicant shall file with the Secretary of the Planning Commission written acceptance of the conditions stated herein. 9. Any mechanical and/or electrical equipment to be located on the roof of the structure shall be screened in a manner acceptable to the Planning Director. Detailed plans for said screening shall be submitted, in triplicate, to the Planning Director. 10. All lighting shall be arranged to reflect away from adjoining properties and streets. 11. All outside storage areas shall be screened from adjacent property and streets. 12. The lighting of the sign shall be accomplished in such a manner that there shall be no reflection on adjacent properties or streets which may be considered either objectionable by adjacent property owners or hazardous to motorists. 13. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a fence and/or wall of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate. 14. Interior landscaping of parking areas shall be provided in a manner acceptable to the Planning Director. Said minimum area of landscaping shall be equivalent to 3$ of the area of the lot excluding required perimeter landscaping. 15. A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Planning Director for consideration and approval. 16. Prior to final building inspection clearance, all, landscaping shall be installed. Said landscaping shall, at all times, be maintained in a manner accept- able to the Planning Director. 17. -All landscape areas in parking lots shall be enclosed by a raised concrete curb or low wall. All planters adjacent to street right-of-way shall be constructed with weep holes per specifications of the City Engineer. 18. All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. 19. All utilities to any structure approved herein shall be supplied by underground feed. 20. All public improvements shall be made in conform- ity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. 21. Street shall be improved .in accordance with the specifications of the City Engineer, or the permittee shall enter into an agreement with the City and shall post a bond in an amount to be deter- mined by the City Engineer guaranteeing the construction of the improvements. 22. There shall be no ingress or egress to the property except for those shown on the plot plan labeled Exhibit , and as approved by the ( ); any such ingress or egress shall have a width of not less than __^ feet nor greater than feet; and any such entrance shall be surfaced and improved as required by, and in accordance with, the standards and specifications of the City Engineering Office. 23. Prior to any construction, the applicant shall submit plans to the appropriate entity providing domestic water to the proposed development, for its approval of the location, type and adequacy of water lines, and to this Fire Department for approval of the location of fire hydrants. 24. Street trees, as required by the City, shall be installed by the applicant at his expense. Trees shall be of a type approved by the Parks Dept. and shall be installed to their specifications. If removal of any existing trees is required by the City, said removal shall be at the applicants' expense. It shall be the responsibility of the applicant to make all arrangements with the Parks Dept..concerning the requirements of this condition. 25. The applicant shall install all required fire hydrants and dry-stand pipes prior to framing con- struction, and said fire appurtenances shall be functional prior to commencing such work. 26. Prior to final occupancy, compliance with arid execution of all conditions listed hereon shall be necessary, unless otherwise specified. Deviation from this requirement shall be permitted only by written consent of. the Planning Director. 27. This ( ) is granted for a period of time ending . Prior to the end of said , period of time and upon pending expiration of this () the applicant may request that the Planning Commission review the case for a possible extension of time. 28. The ( ) is granted for a period of time of ending . 29. The ( ) shall expire when the use for which it is granted is discontinued for a period of consecutive days or more. 30. All operations authorized by this ( ) shall be restricted to those hours as listed herewith. 31. This approval is granted to the applicant only, and is not assignable to others. 32. The applicant hereby accepts responsibility for use inauguration or construction commenced prior to the appeal period as established by the Carlsbad Municipal Code. 33* Prior to any occupancy or the issuance of any occupancy clearance for the structure, said existing structure shall be inspected by the Building Dept. for compliance to the requirements of the applicable edition of the Uniform Building Code. All corrections found necessary for compliance shall be performed by licensed contractors and all necessary permits shall be obtained prior to commencement of any construction or repairs. PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City Planning Commission, held on the 27th day of November, 1973, by the following vote, to wit: - [ AYES: Commissioners Casler, Forman, Palmateer, Wrench j t and Little f NOES: None ABSENT: Commissioners Dominguez and Jose ROBERT T. LITTLE, Chairman Pro-Tempore ATTEST: DONALD A. AGATEP, Secretary RESOLUTION NO. 1000 A RESOLUTION OF THE PLANN'/HG. COMMISSION OF THE CITY OF CARLSBAD ESTABLISHING A POLICY OF DEVELOPMENT STANDARDS. POLICY NO. 3 WHEREAS, the Planning Commission recognizes that certain critical areas of design and development are not adequately covered by the Municipal Code; and WHEREAS, it is the objective of the Planning Commission to: - Minimize traffic congestion and hazards and assuring that the assigned traffic function of public streets will be preserved. - Promote site location and design for compatibility with other activi- ties in the immediate area. - Control those aspects of site development and operation which" are damaging to adjoining land uses and property values and to assure that every possible device for protecting adjoining properties is built into the site. - Assure that every development project will be a community asset in terms of attraction, appearance, function, and aesthetic appeal; and WHEREAS, it has been determined that the adoption of this policy will not have a significant impact on the environment. NO~W, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Carlsbad that it does hereby adopt as policy the attached Development Standards, labeled Exhibit A. PASSED AND ADOPTED by the Planning Commission of the City of Carlsbad this the 2_7_th_ day of November > 1973, by the following vote, t o w i t: * AYES: Commissioners Casler, Forman, Palmateer, Wrench and Little NOES: None ABSENT: Commissioners Dominguez and Jose ROBERT T. LITTLE, ATTEST: Chairman Pro-Tempore UDNATD A. AGATEP, Secretary FINAL DRAFT CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT TO: PLANNING COMMISSION SUBJECT: ESTABLISHMENT OF DEVELOPMENTAL POLICIES CASE NO: POLICY NO. 3. PURPOSE: Certain critical areas of design and development are not • adequately covered by the Municipal Code limitations. Therefore, it is the purpose of this paper to recommend the adoption of a policy of site planning and development principles and standards. These principles and standards will better assist the development of Carlsbad in the future. AREAS OF DISCUSSION: The major areas of concerns that are covered in these standards are: 1. Content of development plans to be submitted. 2. Suggested guidelines and principles of single-family lot development, multi-family site development, office site development aad independent business site development. 3. Specific standards which include: Parking area standards Landscaping standards Subdivision standards 4. Control of hillside development. SUMMARY: If a policy of development standards were adopted as outlined in the attached, the City would be better able to guaranteee an end product in terms of design that would be, as visualized by the City Council and Planning Commission, the type of development that is a positive addition to the cityscape of Carlsbad. It is intended that a complete revision of the development standards in the Municipal Code will occur as outlined in a previous report on the complete ordinance revision. - • PLANNING COMMISSION POLICY NO. 3 EXHIBIT A SITE PLANNING AND DEVELOPMENTAL PRINCIPLES AND STANDARDS INDEX SUBJECT: I. II. Ill IV. V. INTRODUCTION OBJECTIVES . POLICY PRINCIPLES AND STANDARDS A. Content of Development Plans B. Suggested Guidelines with S.F. Lots 1. Lot and Block Grading 2. Climate Control 3. Efficient Use of Site 4, Privacy 5. View 6. Landscaping C. Suggested JGuideJines forrM.E, Sites 1 , Stting 2. Grouping of Structures and Units 3. Vehicular Access and Circulation 4. parking and Service 5. Service Areas and Drive 6. Recreation Space and Facilities D. Suggested Guidelines for Office "Site r~ >- t • ~ — -L' Suggested Guidelines for 1 . Business Site SPECIFIC STANDARDS A. Parking Standards B. Landscaping Standards C. Subdivision Standards Subdivision Conditions PAGE: 1 II II 2-24 2-13 13 13 14 16 16 T7 17 17-24 18 18 19 20 21 21 22-24 24 24-53 24-33 33-36 36-40 37 i. . . • FINAL DRAFT -2- D. Hillside Development 40-53 .1. Principles for Hillside Dev. 42 a. Appearance and Character ' " b. Erosion Control " c. Land Use 42 d. Circulation 43 e. Utilities and Public Facilities 44 f. Professional Team Services 45 g. Methods " h. Cuts and Fills 46 i. Street Geometries 52 SITE PLANNING AND DEVELOPMENT PRINCIPLES AND STANDARDS I. INTRODUCTION: Although the proper design and development of private property sites is clearly the responsibility of the property owner and developer, the neighborhood and community is directly affected by and are therefore directly concerned with certain characteristics of site development, and operation. Therefore, the Planning Commission and City Council propose to adopt general planning and development principles and standards which broaden and clarify the requirements of the City of Carlsbad Municipal Code. II: OBJECTIVES: The controlling objectives for the adoption as policy of these Principles and Standards are: a. Minimizing of traffic congestion and hazards, and assuring that the assigned traffic function of public streets will be preserved. b. Promoting site location and design for compatibility with other activities in the immediate area. c. Controlling those aspects of site development and operation which are damaging to adjoining land uses and property values, and assuring that every possible device for protecting adjoining properties is built into the site. d. Assuring that every development project will be a community asset in terms of attraction, appearance and asthetic appeal. III. POLICY STATEMENT: In accordance with Title 21 of the City of Carlsbad Municipal Code, a development principles and standards policy is being adopted by the Carlsbad City Council and Planning Commission to govern the location, arrangement, design, construction and maintenance of improvements on private and public property within the City of Carlsbad. These principles and standards are intended to supplement standards set forth in the Municipal Code. in case of conflict between provisions contained herein and provisions of the Municipal Code or any applicable -* laws or regulations, the most restrictive provision shall prevail. IV. PRINCIPLES AND STANDARDS: A. Content of Development Plans In order to evaluate requests in terms of Municipal Code and General Plan requirements every request at the appropriate time shall in- clude the following: 1. Site Plan or Plot Plan - A scaled drawing of a dimensional site plan which shall include the following: a. vicinity map b..address and legal description , c. name, address and telephone no. of owner d. zone classification e. street right of ways, property lines and setback lines f. all existing and proposed buildings, fences, walls, driveways, parking spaces and loading areas g. a screened trash enclosure h. areas to landscape i, location and width of driveways with profile of 5% or more grade, j. drainage flows and land elevations at typical existing -2- and finish grades, k. proposed and existing slopes 1. Cross-sections at each property line including precise slope calculation, when appropriate. m. existing tree areas and structures n. existing water, sewer lines and other utilities. 2. Elevations - A scaled and dimensional drawing of each face of the proposed structure showing: Materials, color, textures, doors, windows, architectural detailing, mechanical equipment, etc. 3. Landscape Plan - When requested for development in all zones except R-A, R-l, R-2, a detailed landscaping plan indicating: a. size, species, amount and location of all landscaped areas. b. an adequate irrigation system to cover all landscaped areas. c. 6" concrete curbing or approved planning department equivalent surrounding all landscaped areas in parking lot areas. d. details of outdoor lighting program. 4. Sign Plans - a scaled and dimensional plot plan and elevation of all proposed signs showing: a. street right of ways, property lines and setback lines. b. location, size, material, color, etc. c. an indication of affected or proposed planters, parking areas, buildings, etc. Examples of plans are as follows: (attached pages) Exhibits A thru I. -3- VICINITY MAP AV/EN UE LOT AREA SQ. FT. OF STRUCTURE LOT COVERED °, NO. OF- UNIT'S * TYPE ..OF UNIT. NO. OF PARKING SPACES LEGAL, DESCRIPTION OWNER EXHIBIT A ^ STATION EXHIBIT B / v EXHIBIT C LOT- AREA SO. FT. OF STRUCTURE LOT COVERED NO..OF UNITS NO OF PARKING SPACES LEGAL DESCRIPTION OWNER STEAD i-i .!_j 4414,. | i^—-z^.?wr 4 i. 'J L lit* L!^F5Ii5^--;r<f "1L£.'_.I .« "_£8-r-Xv -,-grfer1 -I-TAQ.- .-y.._fiT, <.'TR'aV^.> :',...•(1 1 ' - i> •< i ,-jxaO—f'aaaH «»Ci:a.i»»^c-,--.;,,,( >~Vij- •'-'• ~S >/ ' c1—. '^-" S2^3Sa n,.^,^L- -"~ L oc H I N VAP, ' EXHIBIT D '' -- 'i-*"" " ' paw fl'ff.IZZ* '.—~, "- .'4WJ-EE: ! ^^ ',l\ vx'.t — "-^ ... ui [fl '€- EXHIBIT E ir^»TVttMJW;*:.-*r.'*s*"-T^«ffiSj^»1t J-CV^WT* J»*w«. ".-«uru»«r«i-i dew-tiioc^ I } ! I \ ** rjst^K": s^= I -MM ^ —75=? ' t—ff-ii^-M^l%&i to: Htm p4VnHEPfiuu EXHIBI Lla TRASH r>u ' S L AT TC n? C n . L .3o" DSC. MASONRY WAUL. ^-* FEKCE OB. J. WALL PL A KIT LIST _4 li" U (vv >-^_ Lvv~--~ V- uv-» 7- ^— • 17. NOTE-' JM STALL IM AtL Puuu 5v< o w 6 c /XLG fy DI/^AEH 5\o^4 5 EXHIBIT G BWSf»'Jf-««*--i--yKr-'-"!'VJ^X-*«l^**-» -7'-0' JgpUBLE ^ACS FouS a V/Auu 7 &16N"O /^f\ u^- WALL 616M6 Ip-F. WAU*< >Ttr VARIES STREET nr. l.u-Lu tDcw-rm -^ji*ujw*"we ^ i*'*^3j:r *u-^% ^t-ttMa^^^-ww^***,**)*...-**, A EXHIBIT H The areas Indicated within the dashed lines shown above typically represent the boundaries used in computing areas of irregular shaped signs. EXHI B. Suggested Guidelines for Single-Family Lot Development: More urban land is devoted to single residences than to any other use. This is where more than three-fourth's of the population lives and spends most of its time. This is the basic ingredient of family life which takes a major share of family income and represents the largest single investment most families will make. Unfortunately, the livability rating of the typical signle residence does not always measure up to the owner's investment in money and living time. Livability and stable value of the single residence depends upon a number of conditions, some of which the owner can and must control, but some of which are beyond his control. His ability to pay for the house-and-lot package he needs or desires is usually limited, so his primary concern and major investment is in the dwelling itself. Except under extreme conditions of substandardism, the adequacy of the dwelling for his purposes is his own concern and not the public's. But while he usually selects the dwelling with care, he often merely accepts the lot on which it is located. This despite the fact that the lot typically represents at least 20% of his total investment. Unfortunately, he cannot later re-orient, remodel or expand the lot to meet his needs, nor control the outdoor living habits of his next-door neighbors. Hence, the following principles and standards of single-family lot planning and devleopment represent a check-list of livability, presented as much for the benefit of the homebuyers as for the developer, who creates the lot, and the Planning Department, who has a definite, if indirect, responsibility. This Section deals only with general guidelines and do not represent any required standards by which to develop. 1. Lot and Block Grading. Positive drainage of each lot -13- and block is a major factor in subdivision planning and construction. New subdivisions require improved lot and block drainage, and most will require underground storm drainage facilities connecting to a city-wide drainage system and outfall capable of accommodating anticipated run-off. 2. Climate Control. Careful attention to a few basic rules of orientation will mean greater comfort, economy and stable property value for the homeowner. Since the summer sun is high overhead at noon and sets in the west northwest, comfort requires all possible sun protection, particularly after midafternoon. ','•?" In winter it is desirable to capture all possible sunshine. These characteristics of local climate demand that special attention be directed to lot orientation in subdivision design, as well as selection of floor plan and lot development. Since the ability to spend more time out-of-doors is an important advantage to local climate in the summertime, proper orientation of outdoor activity areas is essential to achieving maximum utilization of the homesite. It is generally easier to select an appropriate floor plan for each basic lot orien- . (. tation than it is to property orient outdoor living space. Exhibit J, illustrates the orientation problem and shows some of the desirable relationships of indoor- outdoor space. Except for view orientation and terrain, north or south facing houses have generally proven most satisfactory in the Carlsbad area.. With this orientation garages, storage and service areas should be located on the west side of the dwelling where they will insulate interior living areas. West facing houses can be "equally satisfactory if principal indoor living -14- EAST PLACE TREES Fc., MAXIMUM NORTH AND EAST SHADt. LOCATE GARAGES AND STORAGE ROOMS FOR MAXIMUM SHADE AND INSULATION OF INDOOR LIVING AREAS PLACE HOUSE ON LOT FOR BEST USE OF OUTDOOR SPACE EAST. AND WEST FACING HOUSES REQUIRE SPECIAL CARE IN MODEL SELECTION FOR COMFORT AND UTILITY EVERGREEN TREES ON WEST FOR i, WIND BREAK I f\/ v / \SV>. x"\ /* EVERGREEN TREES =LACED FOR MAX. SHADE. EVERGREEN TREES .. ON NORTHEAST CARPOfiT ON\ ' SOUTHN. \ TREES ON SOUTH WEST FOR MAX SHADE WEST LATITUDE 33°-IO'N LONGITUDE 117 °- 20* W HOMESITE DEVELOPMENT IN RELATION TO ORIENTATION CARLSBAD PLANNING DEPT EXHIBIT areas are oriented to the rear. East facing lots require special • planning of both indoor and outdoor 1iving areas to avoid late afternoon sun and off-shore wind action. These climatic conditions strongly influence the directional pattern of the subdivision street system,, Even in a curvilinear design, most of the lots can be oriented generally north or south, while east facing lots should be minimized. Only complete planning and construction of the subdivision as a_ uni t will ach ieve maximum 1 f vabl 1 I ty for every lot. 3. Efficient Use of Site. In suburban"large-lot subdivisions, some of the lot area may be appropriately allocated as open space and not be actually used by the occupants. However, urban land Is too - valuable to wastethis way, and all parts of the lot should be planned for efficient use. Short, direct driveways to front-opening garages are more efficient than longer "Y" drives to side-opening garages. An excessive front setback relegates a disproportionate amount of lot area to public influence. Outdoor living areas set at substantially the same level as adjoining indoor areas increase the, apparent spacious- ness of the dwelling interior. ^» Privacy. Privacy for eye and ear is essential to urban homelife. People are seeking more privacy and are willing t*o pay for it. Outdoor areas are required to relax, to dine, to play and to work in, but a yard which is wide-open to public view is generally not denied as far as outdoor living is concerned. Generous use of glass walls is desirable only if rooms are shielded from public view. Outdoor sound protection is a vital element of privacy. Outdoor living areas should be shielded from street and freeway noises and those emanating from adjoining lots. -16- 5. V i^ew. A desirable view adds materially to both the tan- gible and intangible value of the lot. House placement and lot develop- ment should take advantage-of attractive views. Conversely, full view of ugly neighborhood features reduces property value. Unattractive views should be screened out with walls, fences and landscaping. 6. Landscaping. Simple and effective landscaping is an integral part of the house-and-lot package, and should be designed as a basic framework within which additions can be made by the homeowner. Landscaping is one of the keys to Hvability of any lot which would \ otherwise suffer from exposure to sun and wind. It can also improve an attractive view by framing, and eliminate a bad view by screening. Preservation of existing trees is good business for the developer -- their considerable current value increases with age. C. Suggested Guidelines for Hulti-Family Site Development 'Site design and development for multi-family dwellings concerns the public for many of the same reasons as that for single residences. Although, a somewhat lesser degree of privacy and conven- ience is a main concern in condominium development. Due to greaters population density, site planning requires more attention to adequate access and prevention of traffic conflicts. Their larger site areas and greater periphery involvement greater change of conflict with adjoining land uses. There are three basic structural types of multi-family dwellings: (1) Townhouses (condominium development), (2) Low-rise apartments, and (3) High-rise apartments. While basic site requirements are much the same for all three types, details of site planning and development vary widely both between and within structural types. -17- General site planning criteria applicable to all three types of mu11i - family development include the following:. 1. S i-t ing. The'quality of site design is critical to the long-term economic success of every multi-family project. Economies are largely obtained by close grouping of structures 'to reduce street and utility costs and facilitate efficient function a'nd operation, while leaving the remainder of the site open for density relief and recreation building setting. Site planning should be strongly in- fluenced by existing topography and natural features, and by the type and character of adjoining land uses. Condominium development should conform or exceed single family development in terms of amenities and open space. 2. Grouping of Structures and Units. Multi-family structures are usually designed as combinations of modules composed of two or more living units, repeated horizontally in one and two-story buildings - and-vert ica 1 1 y in higher -structures. -The character and appeal of the total complex is largely determined by the manner in which these modules are combined in separate buildings and by the physical re- lationship between buildings on the site. The basic rule governing the physical relationship of buildings on the site, as well as living units in the buildings, should be'f ronts-oppos i te-f ronts, sides-opposite-sides, and rears- opposite-rears". To be successful, any departure from this rule demands very careful design and the innovative use of additional screen and ornamental walls, fences and landscaping. In general, the arrangement of buildings in courts makes for a more attractive and functional project than one comprising a -18- series of long, -straight, rectangula ." bu i Idi ngs. Court arrangement permits maximum flexibility in design of sites having unusual proportions and shapes, and those abutting arterial streets and non-residentia1 properties. It also lends itself to provision of convenient parking, recreation and service facilities without imposing on the livability of dwelling units. In arranging buildings in courts, the open space between building faces functions as the front, side or rear yards of the living units. Design and dimensioning of these yards are largely a mat' ter of good relationship of mass and open space based on specific min- imums related to light, air and circulation. Courts entirely enclosed by building walls (interior courts) are generally not appropriate except where land costs are extremely high. However, U-shaped courts may be partially closed on the open end, providing the closure does not exceed about 25% of the court's. interior width. 3. Vehicular Access and Circulation. Some of the effects of arterial traffic on the livability of multi-family units have been. ( discussed earlier in this report. While principal vehicular access to multi-family complexes should be from collector or arterial streets, neither type of street should be used for direct vehicular access to individual units, nor should cars be permitted to back fcom driveways and parking areas into arterial streets. In the design of interior drives, safety, convenience and livability take precedence over traffic speed. Within the project, short loop streets or drives provide adequate circulation and safe access to groups of structures. The use of cul-de-sac streets should be limited to serving relatively small concentrations of dwelling units. -19- ^- Parking and Service, "Adequate off-street parking for residents, guests and service vehicles is. essential. The developer should be responsible for providing a 11 of the off-street parking spaces that will ever be needed by the residents, whether the project be occupied by elderly couples with one car per unit, or by house- - holds of single college students with one car per person. Careful group- ing of dwelling units according to intended type of occupancy will facilitate the provision of adequate parking. Off-street parking should be as unobtrusively and conveniently located as possible, generally with not more than 100 feet between living units and assigned parki ng^ space. Parking courts should be located so as to avoid impairing the view from living rooms, entrances or front yards. All parking and service areas should be screened from view from the street. Large, central parking areas more distant from dwelling units are more acceptable for apartment projects than for condominium projects. Condominium units should have a minimum of a two car garage located Immediately to the rear of each unit, this arrangement conforms to the single-family parking standards. This dispersed rear parking tends •to be less unattractive and easier to screen than larger, more central parking areas^but is considered essential in terms of maintenance and convenience for the individual condominium owner. Where large, central parking areas prove most efficient and economical, the stark effects of broad expanses of unshaded asphalt must be alleviated through care- ful use of walls, fences and landscaping. Rear parking combines readily with service drives and group service facilities for laundry, outdoor clothes-drying and storage of refufie. Although this arrangement is extremely efficient and generally -20- desirable, it tends to de-emphasize v:he use of front entrances and is less convenient and attractive for visitor parking. It is therefore •essential that greater architectural care should be given to the design of the rear parking areas. Additional requirements will be outlined in a later section. . - 5. Service Areas and Drives. The design problem of un- sightly outdoor clothes-drying yards and garbage storage facilities has been largely eliminated by the trend toward installation of dryers and disposal units. It has also become common practice in apartment projects to provide laundry rooms or buildings containing dryers. However, where outdoor drying yards are proposed they should be screened from view from beyond the project boundary and should not impair the view from living rooms, entrances or front yards. It is generally found most feasible to develop several small, decentra1ized refuse storage and collection stations serving all the residents of a single structure. This does not hold true for condominium developments where single ownership of facilities is not possible. 6. Recreation Space and Facilities. Green open spaces for building setting and recreation should be provided throughout the 'project. Passive recreation facilities are construed as lawns, walks, benches, game tables, etc., while more active recreation includes horseshoe, shuffleboard, swimming, tennis and play apparatus for elementary school-age children. In multi-storied structures, some of these passive and active facilities can be provided on sun decks and roof gardens. In all but the largest multi-family projects, recreation facilities should be scaled to resident needs, but as a supplement -21- rather than a substitute for public parks and playgrounds. Where it is anticipated that children will occupy the project,- playgrounds for pre-school children shall be provided in locations convenient to the units in which they live. Recreation areas must be convenient to dwelling units without intrusion of play activities. The swimming pool or playground which is a source of enjoyment to youthful residents may also be a serious annoyance to everyone else if improperly located in relation to living units.' 7. -Recreation vehicle storage area. Recreation storage areas should be considered in condominium developments. ' v D. Suggested Guidelines For 'Office S|te Development In considering standards for development of individual com- mercial sites, offices should be treated differently from other types of commercial land uses. They have different needs for lot and building space, and usually generate less volume and different types of traffic than do other commercial activities. These standards are therefore directed to improved site development for individual business and professional offices, such as law offices, medical and dental offices t. and clinics, insurance and realty offices, engineering and architectural offices and the like. All of these establishments have similar requirements for location, space and construction. However, high-rise office buildings are not considered in these standards due to their special characteristics of location, construction and operation. Offices often provide an effective and desirable transition between residential and commercial uses. When residential property abuts the office site, access to parking and service areas should not be from a street serving residential frontage with in-the same block, and parking areas should be screened along the district boundary. _ 22- There are no site standards for minimum 1 ot area, width or depth which are appropriate for all types of offices.- B.u iId i ng he j qht should not exceed two s-tories when offices abut a low-density residential district. Tota1 f1oor areas should generally not exceed twice the net lot area. The lot maybe covered by buildings to the full extent permitted after satisfying setback and parking requirements. In calculating maximum building floor area, covered parking as an accessory use is not included as floor area despite the fact that by virtue of its roof it must be considered a building. Buildings and parking areas should be set back from the front lot line a least ten feet to provide space for landscaping and afford a measure of privacy. Where rear parking is provided, buildings should be set back from one side lot line at least 24 feet to provide adequate on-site access to parking. Side setbacks may be waived when a common wall at the lot line between two separate establishments is desirable and where parking is so located that access can be provided elsewhere. Most offices require at least one off-street parking space per 400 square feet of gross floor area. However, medical and dental offices and clinics, and certain other types of offices require one space per 200 square feet. In any event, it is mandatory tfrafthe property owner provide a 11 of the off-street parking space which will be needed to accommodate occupants, customers and visitors. Perimeter and interior landscaping of these parking areas is essential to soften the effect on adjacent properties and to integrate them into the total site design. Signs should be restricted to those permanently attached to -23- or constructed as a part of the face of the building. Overhanging, free-standing and roof signs should be prohibited. » E. Suggested Guidelines for Independent Business Sites Independent business sites occupied by single establish- ments constitute a large proportion of commercial development in every city, and strips of such businesses occupy much of th'e older arterial street frontage. This general category of commercial development includes conventional sales and service establishments, drive-in establishments, open air sales and display and gas service stations.^ Types within this category vary widely in locational criteria as well as in char- acter of site arrangement and land utilzation. Their patronage varies in volume and character, as does their compatabi1ity with adjoining residential uses. Therefore, it is nearly impossible to express specific design criteria for such a wide range of diverse uses. The following specific standards will apply to a majority "of the uses in this category. V. SPECIFIC STANDARDS: Though previous general discussion only covers a limited number of uses and in the future will be enlarged to include a whole range of uses that greatly affect the community; it is readily apparent that certain elements of design criteria can be controlled which would' result in the immediate improvement of site planning and development. These would result in the immediate improvement of site planning and development. These controls are therefore applied by the adoption of the following specific standards: * A. Parking Standards The off-street parking requirements of the Municipal Code are are minimum requirements based on general experience with various types of land uses and may be wholly in-adequate for specific uses within a general category. Therefore the final responsibility lies with each property owner to provide sufficient off-street parking spaces to accommodate all customers, occupants and employees- and to make certain that the site development allows hot only for initial but also future needs arising from changes in occupants, employment and travel habits. The following standards are not so much concerned with the number of spaces to be provided nor with the manner in which space requirements are calculated, but in the manner in which parking areas, for more than five automobiles, and access drives are designed: 1. No parking area shall be constructed until plans for such lot has been approved by the Planning Director or his assigned representative. 2. Adequate ingress and egress shall be provided in a manner facilitating the control and safety of vehicular and pedestrian traffic on the public street. Every entrance and'exit shall be at least k ft. from any interior side property Line, 25 ft. from any minor street intersection and 50 ft. from any major street intersection. 3. Tandem parking shall only be permitted for th6se spaces that exceed the ordinance requirements for the use permitted. All required spaces shall be provided with -direct ingress and egress by access lanes of widths which would permit one-way traffic, except the spaces with 90 degree parking angles shall be provided two-way access lanes. k. A minimum of one space of the required parking spaces shall be covered for each'dwelling unit proposed in all zones, -25- except the R-l & R-2. A minimum of e two-car garage shall be provided for all condominium dwelling units, each of which contain more than one-bedroom. Sa.id covered spaces shall be in reasonable proximity to the dwelling units to which it is assigned. The required garages for condominium units shall be contained on the same lot as the dwelling unit to which it is assigned. 5. No parking area shall be closer than 10 ft. to any street right-of-way. Said area shall be landscaped and maintained by the owner in a manner acceptable to the Planning Department. 6. Lighting shall be provided for parking areas to be used for commercial uses during hours of darkness. The overall height of lighting fixtures shall not exceed 16 ft. and shall be constructed and installed as to reflect light away from any adjacent property or streets. 7. All open parking spaces shall be provided with wheel stops in a manner acceptable to the Planning Director or his assigned representat ive. 8. The layout of off-street parking areas shall be designed in accordance with the following minimum standards: Total Width, Total Width, Access Parking Parking One Tier of Two Tiers of Angle Lane Space Space Spaces Plus Spaces Plus Pattern Width Width Length Access Lane Access Lane 75°-90° 54°-74° 45°-53° 30°-45° Parallel 24 18 14 14 14 ft. ft. ft. ft. ft. 9 9 9 9 9 ft. ft. ft. ft. ft. 20 20 20 20 24 ft. ft. ft. ft. ft. 44 40 3532 23 ft. ft. ft. ft. ft. 64 58 56 50 32 ft. ft. ft. ft. ft. Exhibit K-0 shows several standard parking lot patterns. Exhibit P shows how landscape plant beds may be used for beauty, shade and parking control. 9. All driveway access with no parking directly therefrom -26- oz iCo:<a. e O 0> O O Z*a:<a. UJUla: u.u.o Quih-c/> UJoo D CO t- Ul UJor Hco m Ex UJ Q. UJ Q CD z <_J0_ Q < CD (/) _Jcr<o u_o O oz *o:<o. 8? O (0 o Z Xcc<a. HLU UJcr u.u_o o UJ H CO UJe>or> 03 m Ex h- Q. LU Q _J Q. Q < CD CO _J CC < O U-o bo CD Z QL o O K) UJtr o < *> E „ * 2 E o cc o UJ CO >-o IUJ> CL a: 5 oa. UJ UJcc m Ex UJ I- 3 O a:<a. j-ui UJcc en UL O a UJ UJo C9 ui UJ (K I- a. UJo CD o<m CO_jcc<o u,o \- o or 2 H D O >- <t Oz OC <tCL LU HIo: CO u.u.o Q UJ UJo CD D CO oz < ro o: ^ + 2 5 ^ a: i o wa: " i_ui uj 5a. a: e tu § 1 OQ. <HCO UJ UJ H(0 z h- x UJ UJ UJ K HOT a: f- Q. U Q O Q. co o: o u_o >- o UJ Z OCO Oz orccui e IO Oz Xa:<o. UJ UJ QC U.U_ O OLJ V> hi CD CO oo o> 10rO" a: h- DQ I X UJ CL QJ Q _ Q_ Q <m 0)_ior<o Ll_o H O o DC a. o CD 2 Mtt:<rQ. ui_ja.s<t X01 OQ X X LJ Q_ OJ Q _J CL I Q CD o u_o o shall conform to the following minimum pavement widths: 14 ft. for one-way driveways. 20 ft. for two-way driveways. B. La nd s cap jng s ta nda rd s Recognizing that providing now for trees and space for living groundcover will significantly affect the beauty, livibility, value and commercial attraction of the City in the years to come, and further recognizing that generous and tasteful landscaping provides ecological as well as psychological benefits, the following standards for landscap- ing shall be required in conformance with the limitations of the Municipal Code for new development in all zones, except the R-A, R-l and R-2 zones: 1. Landscape plans shall be submitted to the Planning Director and shall be on one complete plan, signed by a licensed landscape architect unless waived by the Planning Director. 2. Landscaped areas shall be provided with a suitable, fixed and permanent method for watering or sprinkling of plants. The water- ing system shall consist of piped water lines terminating in an appropriate number of sprinklers to insure adequate irrigation of water for plants within the landscaped area. Sprinklers used to satisfy the requirements of this provision shall be spaced to as-sure complete cover- age of the required landscaped area. The irrigation system shall be subject to the approval of the Planning Director. 3. All landscaped planter areas shall be designed to in- corporate a concrete curbing no less than 6 inches high around the perimeter of the planter except where walls are provided. 40 Landscaped areas with a depth of 10 feet or greater should incorporate earth mounding when appropriate as approved by the Planning Director. 5. Trees shall, with an equal mix of sizes of 5 gallon and 15 gallon size and some specimen trees, shall be of a species approved by the Parks and Recreation Director. -33- 6. In the absence of specific requirements for greater depth, the minimum depth of boundary landscaping along a street shall be 10 feet, not including any parkway landscaping.- 7. Parkways adjacent to an industrial area on a non- arterial street may be fully landscaped in lieu of providing side- walks if approved by the Planning Commission. All other parkways must include sidewalks that meet City standards. 8. The sum of all landscaped areas shall be no less than 15% of the total area of the property-not covered by buildings or structures. The landscaping of parking areas as required in Section 21.44.200 shall be included as a part of the required 15% landscaping. 9. Landscaping along all streets and boundaries shall be limited to a height of not more than 3 feet within corner areas. 10. Landscaping shall be maintained in a neat, clean, and healthy condition. This shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when neces- sary, and regular watering. As a condition of a precise plan •approval, the posting of a performance bond may be required to insure survival of newly landscaped areas and proper maintenance of landscaped areas. 11. In multi-family development there shall be no less than one specimen tree of a type approved by the Parks and Recreation Director and Planning Director for each dwelling unit. 12. Along the boundary separating a non-residentia1 area from a residential area, a decorative masonry wall shall be installed. Spaced at minimum intervals of 40 feet on centers, trees of at least 15 gallon -34- size shall be planted along the non-residential side of the wall. 13. Within any parking area, trees of at least 15 gallon size shall be planted for every 5 single row parking stalls or every 10 double- row parking stalls, provided that the foregoing requirements may be relaxed for industrial parking' areas scrrened from public view. The planter shall have no dimension less than 4 feet, excluding the thickness of the curbing. The trees shall be separated from each other as indicated in condition number 12. v 14. Where plants are required for screening in leiu of perimeter walls or fences, such screening shall consist of the use of evergreen shrubs, closely spaced and maintained at least at the specified height of any required walls. Plants shall be selected so as to reach the minimum required height 18 months after planting. '15. For residential zones, all areas not covered by buildings or structures, enclosed for storage or used for paved walks, parking areas, alleys, patio, recreation areas or drives, shall be completely landscaped and shall include a.permanent irrigation system approved the the Parks and Recreation Director and Planning Director. 16. The approving authority may determine the type and location of landscaping for any proposed development. 17. For commercial and Industrial zones, the approving authority • may require landscaping in excess of the minimum area specified for a proposed development within a land use zone, provided that the required landscaping, exclusive of parking area landscaping, does not exceed 25% of the non-building area, and further provided that the additional landscaping is necessary to (1) screen adjacent uses from parking areas, loading areas, or any activity operation, storage, or structure that could cause a negative impact on adjacent uses or (2) provide landscaping that is compatible with neighboring uses. -35- 18. All required parking area trees shall be installed in conformance with the following requirements: a. All trees shall be at least twelve gallon or comparable size, with a minimum height of five feet and a minimum caliper of three quarters of one inch, and shall be in good condition and free from wounds, disease, broken branches or infirmities of any nature whatsoever, b. All trees shall be planted in holes twice the size of the container and in no case less than a minimum of twenty-four inches wide by thirty inches deep, and shall be back filled with approximately two shovels full of fifty percent organic matter, mixed with approved top soil, c. All trees shall be staked with a minimum of one eight foot long two inch by two inch split redwood stake installed adjacent to the outside of the tree ball, and shall be tied with at least two tree ties of copper wire and hose, canvas or equivalent, d,, A water basin at least six inches high and three feet, <,in diameter shall be formed around the base of all trees and shall be filled with water at the time of planting. C. Subdivision Standards Within certain limitations, the landowner has the legal right to subdivide his property; however, in exercising this right, the subdivider makes heavy demands upon the community. As a developer, he demands that his prospective buyers be provided a major street network, school system, recreation facilities and basic utility systems and services. As a citizen, he demands that .these public facilit- ies be constructed, administered and maintained with maximum efficiency -36- at minimum cost. In fair exchange, the subdivider must accept respon- sibility for complying with conditions of design, improvement and use of land consistant with the General need of the public upon which these demands are made. To guarantee that these requirements are met, the City Council and Planning Commission do hereby, adopt .the following . Standard Conditions to apply to proposed subdivisions when appropriate. The Council finds that the City's consideration of Tentative Maps will be facilitated if a set of Standard Conditions is adopted at this time so that each subsequent map can be approved by the Planning Commission and Council subject to those Standard Conditions which are applicable. Approval of Tentative Maps shall then state: "Subject to Standard Subdivision Conditions Nos. , as approved by Reso. .", Other conditions may be specified at the time of approval. Standard Conditions are as follows: GENERAL 1. The recorded restrictions for the subdivision shall in- clude the minimum lot size and width requirements, evidence of which shall be submitted to the City Planning Director prior to approval of the Fina1 Map. 2. The development of the property described herein shall be subject to the restrictions and limitations set forth herein wh-ich are in addition to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. 3. Prior to consideration of the Final Map and Improvement Plans, a grading and plot plan of the tract with all proposed dwelling -37- units located thereon, and showing appropriate setback dimensions, shall be submitted to the Planning Department for consideration and approval to insure that adequate area requirements can be met. 4. The C.C.&R's for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. 5. Park-In-Lieu fees and/or park land dedication, bonds, fees, deposits shall be granted to the City prior to City Council approval of the Final Map. 6. This development shall meet all of the requirements of the Department of Public Health. 7. The Developer shall conform to any existing policies providing for public facilities. 8. If requested by the City Engineer, an amended Tentative Map shall be submitted for approval by the City Engineer prior to preparation of the Final Map to assure compliance to all conditions of approval. 9. In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. REQUIRED IMPROVEMENTS 10. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad, and free of -38- all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. 11. All drainage and grading plans shall be submitted to the City Engineer for consideration and approval. 12. All utilities, including provisions for cable TV, shall be placed underground and/or shall be completely concealed from view. 13. Ornamental street lighting shall be provided for as required by Municipal Ordinance Code. The Developer shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. 14. Complete plans and specifications shall be submitted as required for checking and approval, before construction of any improvements is commenced. The subdivider shall submit the original drawings revised to reflect as-built conditions, prior to acceptance of the subdivision improvements by the City. 15. All land and/or easements required by this Ordinance shall' be granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. 16. All facilities provided, other than public easements, to adequately control drainage on the subject property, shall be maintained by the property owner(s) in perpetuity. 17. The Subdivider shall dedicate to the public all rights of ingress to and egress from lots abutting upon restricted access streets and roads. This dedication shall be so designated on the certificate sheet of the Final Map with the intent that the owners of said lots will have no rights of access whatsoever to said streets and roads. The words "access rights dedicated to the City" shall be lettered along the road adjacent to the lots affected on the map proper. 18. Street names shall be subject to approval and shall be designated in accordance with the standards and policies adopted by the Planning Commission on files in the Planning Department. Said names shall be approved by the Planning, Fire and Police Departments prior to recordation of the Final Map. 19. The improvement plans shall include a report of a geological inves- tigation and a complete grading plan of the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer and they shall certify that they have investigated the site and prepared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Satety Element of the General Plan. 20. This tentative map approval shall expire one year from the date of the approval of the City Council unless extended by the City Council. D. HILLSIDE DEVELOPMENT The City of Carlsbad has many hillside areas which are being considered for development. A hillside area is considered to be those geographical areas with predominant slopes greater than 15$. Predominant shall mean a natural slope of 15?£ or more on 50/£ of the total property considered" as determined by the City Engineer. Because of their physical dominance of the City Landscape, development of the hills will affect the visual characteristics of the community. A desirable visual identity of the City can be preserved and enhanced through the protection of one of our most prominent landmarks. The hill areas are an integral part of the total City environment since they constitute a large part of the natural open space and scenic resource. The Planning Commission and City Council believe that there are special attractions inherent in the hill areas such as variety of topography, rugged natural terrain and their dominance of the entire City. -40- Finally, hillside development must provide for the health and safety of the public and protection of property. Therefore, the Planning Commission and City Council do adopt standards for development in hillside areas based upon the following objectives: 1. To protect the public health, safety and welfare, and 2. To preserve and enchance the beauty of the City's landscape. 3. To insure that the hill areas will continue to be an integral part of the total city environment. 4. To encourage the maximum retention of natural topographic features, such as drainage swales, streams, slopes, rock outcroppings, vistas, and natural plant formations. Additional planting or replacement of existing plant growth is encouraged. 5. To encourage variety in the development pattern of the hills. 6. To minimize overhead clutter such as utility wires and signs. 7. To provide density and land use incentives to aid in insuring the best possible development and conservation of historical sites, natural features and open space. 8. To provide for a safe means for ingress and egress of vehicular and pedestrian traffic to and within the hillside areas and to provide for access of emergency vehicles necessary to serve the hillside areas. 9. To reduce the scarring effects of hillside street construction while maintaining an acceptable level of safety against unstable slopes or slopes subject to erision and deterioration. 10. To discourage, insofar as is feasible and reasonable, successive padding or terracing of building sites in the hills. -41- PRINCIPLES FOR HILLSIDE DEVELOPMENT SHALL BE AS FOLLOWS: a. Appearance and Character: 1. To enhance the identity of the City, developers shall be required to preserve prominent landmarks, steep slopes, natural foliage, landmark trees, forests or groves, historical sites and areas of special scenic beauty. 2. Developers shall be required to accomplish the maximum retention of natural topographic features, such as drainage swales, slopes, rock outcroppings, vistas, and natural areas. v 3. Land use types of a higher than normal density or intensity shall be designed so as to be compatible with the environment including natural surroundings. 4. The character of street and lane appearance may vary to provide special identity for various areas of the hills. 5. The street furniture, including fencing, sidewalks, pathways, electroliers', shall be given special design consideration to enable the maximum identity and uniqueness of character to be built into each development. b. Erosion Control: fll] manufactured slopes, other than those constructed in rock, shall be planted or otherwise protected from the effects of surface runoff erosion and shall be benched or terraced as required to provide for adequate stability. Planting shall be of a character so as to cause the slope to blend with the surrounding terrain and development. c. Land Use: 1. Developers shall be encouraged to provide a variety of building and dwelling types ranging from residential estates to apartment units, to provide maximum choice in living environment. 2. Attached dwellings, apartments, and residential clusters and groups of various housing types shall be required to enable steep hill slopes, wooded areas, and areas of special scenic beauty to be preserved as scenic easements through the use of density transfer. -42- 3. Incentives in the form of density of dwellings and varied land use are to be used to encourage areas of special scenic, natural and historical interest to be preserved through dedication to the City in fee or easement. 4. Land uses (i.e. commercial, administrative research, etc., and if permitted by the General Plan)which benefit and serve the area shall be designed so as to be compatible with the area. 5. Minor density transfers shall be permitted in order to provide for increased flexibility in land utilization earth movement reduction and scenic open space retention under a consideration of the tentative map or a specific plan. d. Circulation: 1. The use of public and private lanes shall be required in the hills to reduce the scarring of the natural landscape. The width of these lanes shall be allowed to be as narrow as public safety and traffic generation will permit. All parking for residential estates shall be required on site to enable the street section to be reduced where practical. Parking area clusters are also encouraged. 2. Loop and split, one-way street sections, and occasional steep grades shall be allowed to fit terrain and minimize grading and exposed slopes. 3. Equestrian, bicycle and hiking trails shall when feasible, be developed throughout the hill areas, to provide connections between park areas and scenic ease- ments to help maximize the leisure opportunities of the hills. Trails may be accepted by the City in fee or in easement. 4. The use of trails to connect the terminal points of lanes and streets shall be encouraged, to provide for efficient emergency vehicular movement through an area, thus minimizing the need for a large turnaround at the end of a street or lane. -43- 5. Circulation shall, when feasible, be designed to allow for separation of vehicular and pedestrian traffic. Walkways shall be required on at least one side of the street but may be located adjacent to the curb. 6. Driveways and drives shall be designed to a grade and alignment that will provide the maximum of safety and convenience for vehicular and pedestrian use. e. Utilities and Public Facilities: 1. In order to maximize public safety and reduce overhead visual clutter in the hills, all utility lines shall be developed with underground systems. Appurtenances such as transformers and switch boxes may be mounted above grade, pro- viding adequate landscape screening is provided. 2. The natural drainage areas shall be left as natural as possible and generally left unfenced to minimize marring the hill slopes with concrete-lined channels and chain link fences. 3. Prior to development, area plans -including land use circulation and public facilities-shall be approved by the Planning Commission and City Council in order to establish a framework for evaluating development proposals so that school sites, parks, fire stations, etc., and collector and major street locations shall be known . >•- 4. Street electroliers in the hills shall be designed in such a way that the light which illuminates the street, sidewalk, or trail system is minimized in its effect upon adjacent areas, and particularly upon lower elevations of the City. Consideration shall be given to the use of ornamental lights to add character to proposed development. 5. Prior to approval of any development proposal for the hills, the,1 existing or proposed utility services shall be adequate for use and population densities proposed. -44- 6. The design of storm drainage facilities shall insure the acceptance and disposal of storm runoff without damage to the street or to adjacent properties. The use of special structures to accept design storm runoff shall be incorporated into the street design where appropriate. 7. All hillside public streets shall be provided with a level of street lighting sufficient to protect the health, safety and welfare of those living within the hillside areas. f. Professional Team Services: The use of the professional talents of the architect, engineer, geologist, landscape architect and urban planner is required to enable the best possible development to result. The specific standards for hillside development are necessary to provide some means or methods which will aid in obtaining the objectives and principles. g.- Methods: Some of the mechanics or methods which will aid in obtaining the desired results are as follows: 1. The greater the percent of slope, the greater the lot width and lot area should be. This factor is especially important if a precise plan is not available at the time approval of a tentative map is sought. 2. Streets should run generally with and not at right angle to the contours of the land. 3. Adjustments in street widths and cross sections may be considered by the City when such adjustment is reasonable and necessary for better quality development. 4. Consideration of one-way streets with restrictions on parking and vehicular access may also be considered by the City when reasonable and proper. 5. Changing of natural terrain is to be discouraged as much as possible unless absolutely necessary. -45- 6. One means of developing areas having hillsides too precipitous for building is to permit the cutting of the tops of the hills, filling the canyons with this earth, and then build in a manner leaving the hillside between two levels undisturbed as much as possible except for additional landscaping. 7. Side lot lines need not be perpendicular to the street but may vary so as to encourage and permit the structures to be built with the contour of the land as much as possible. 8. Adjustment of required front, rear and sideyard setbacks may be considered by the City when such adjustment is reasonable and contributes to a more acceptable development. Such request? shall be made on the total development. 9. If stilt or cantilever methods of construction are to be used, extreme care shall be shown regarding the appearance of the finished development, both on an individual lot and overall basis. 10. Presentation of the total finished development concept shall be required as a part of any discretionary approval by the City. h. Cuts and Fills: If the development is to be realized by use of cut and fill method and terrain is to be changed, the following requirements shall be met: 11. Submittal of a master plan and precise plan shall be required when filing for a change of zone. Information shall be indicated on the map in the following manner: a) Lot size (graphically and in printed form). b) Pad area (graphically and in printed form) c) Pad elevation (printed form) d) Slope areas (graphically) e) Existing countours (graphically) 12. There shall be no lots having a difference in pad elevation greater than 12 ft. with respect to its fronting street and the contiguous lot on either side. 13. When the difference in elevation between the individual pads and -46- the fronting street is the maximum permitted, every attempt shall be made to reduce the steepness of the slope as much as possible. 14. Rounding of the top of bank along the fronts of the lots shall be required when permitted under good drainage practices and when not in conflict with other regulations: Contour plowing shall be utilized 15. Planting of both natural and new terrain shall be required . and firmly enforced. 2:1 or 2-1/2:1 slopes shall.be encouraged. 16. Standard concrete curbs and gutters shall be constructed on all hillside streets. 17. . Horizontal and vertical curves shall be such that a minimum sight distance of 160 feet is provided at all points. The minimum horizontal curve radius on local streets shall be 150 feet. Reversing curves shall be connected with tangents as long as practicable. Collector streets and arterials shall be designed to incorporate vertical and horizontal curves greater than the said minimum for local streets in order to provide for increased traffic. f 1 ow.; 18. The maximum centerline grade for local streets shall be 15 percent and this maximum grade shall not apply to intersections or adjacent areas of transition. In these areas, the maximum grade shall be reduced as required by the City Engineer. The maximum grade for collector and arterial streets shall be 12 percent. Changes in grade greater than five-tenths of one percent shall be connected by vertical curves. The length of vertical curves shall conform to standards of sight distance and riding qualities established by the City Engineer. Crossfall is recommended at two percent where practicable, with cross slope not to exceed four percent on tilt necticn streets:. -47- 19. Parking lanes, eight feet wide, shall be provided on at least one side of all .streets except where existing topography renders development adjacent to the street impractical; or where the street serves solely as a connector; or where an adequate number of off-street parking spaces are provided on each lot adjacent to the street. 20. In addition to requirements covered by the grading ordinance in the construction of cut and fill slopes, sharp angles of intersection with the existing terrain shall be avoided, or rounded as necessary to blend with the natural topography. .21. All cut or fill slopes four feet or higher shall be planted with1 an approved peren.ni.al type of planting which will effectively aid erosion control. The planting shall be done immediately after the slopes are "created. No occupancy clearance will be issued for any lot; until all slope planting has been established, as certified by a landscape architect, if required, and approved by the City Engineer. The minimum planting requirements shall consist of the following essential steps: a. Dress slopes as required, including grid rolling fill slopes greater than five feet in height, and contour plowing. b. Apply fertilizer at the rate of 32 pounds of nitrogen and 40 pounds of phosphorus per acre or per an approved soil analysis. Drill or cultivate fertilizer into soil unless water soluable type fertilizer is used; then proper sprinkling immediately afterward is required. c. Apply seed by drilling or raking into soil using an organic material or soil mulch of 1/4" thickness. On large projects it is recommended that mulch seed and fertilizer be applied by hydromulching organic material in a water slurry that is applied by spraying on slope. -48- d. Irrigate seeded area immediately after planting at a low rate of water application and maintain seeded slope in a moist condition. A sprinkling system or other satisfactory watering devices must provide a uniform water flow or at least 1/4 inch per hour and should be so designed to prevent back flow, through use of a vacuum breaker system, into the water system and erosion damage. Areas which do not show proper growth after a normal period shall be replanted. e. Minimum Planting: Alfalfa 20 pounds per acre Meadow Fescue 25 pounds per acre Alta Fescue 25 pounds per acre Perennial Rye 30 pounds per acre Chewing Fescue 25 pounds per acre f. Preferred Planting: 1. Hedera Helix "Canariensis" - Algerian Ivy - 15" to 18" apart. 2. Mesembryanthemum "Varieties" - Ice Plant - 12" to 18" apart. a) Delasperma Alba b) Lampranthus Spectabilis c) Mesembryanthemum Filifera d) Drosanthemum Hispidum e) Hymenocveus Luteolus 3. Pelargonium Peltatum - Ivy Leaf Geranium - 15" to 18" apart. 4. Lantana Sellowiana - Trailing Lantana - 18" to 24" apart. -49- 5. Vinca Major and Minor - Periwinkle, Trailing Myrtle - 12" to 18" apart. 6. Lom'cera Jalonia Var. "Hallina" - Hall's Honeysuckle - 1 gal, cans - 3' apart. 7. Ceanothus (C. Griseus Horizontals) (C. Gloriosus) - - California Lilac - 1 gal. cans - 3' apart. 8. Hypericum Calycinum - Aaron's Beard - 12" to 18" apart. \ 9. Rosmarinus Officinal is Prostratus - Dwarf Rosemary - 18" to 24" apart. 10. Asparagus Sprengeri - Asparagus Fern - 1 gal. cans - 3' apart. 11. Baccharis Halimifoia - Baccharis - 18" to 24" apart. 12. Fragaria Chiloensis - Wild Strawberry - 12" to 14" apart. 13. Juniperis "Varieties" - Junipers - 1 gal. cans 4' to 5' apart. Other types of planting than listed above must have prior approval of the City Engineer's Office 22. The design of drainage facilities shall insure the acceptance and disposal of storm runoff without damage to the street or to adjacent properties, Surface and sub-surface drainage systems shall be provided to prevent the accumu- lation of ground water in fill areas. 23. The attached chart marked Exhibit "A" entitled "Street Geometries- Hillside Street Standards" delineates the requirements to be used in the design of hillside streets. The use of split level one-way streets shall be encouraged wherever such use will result in a more efficient use of the existing terrain or will minimize the scarring effects of hillside development. -50- 24. All hillside public streets shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the hillside areas. Street lights shall be mounted on ornamental electro- Tiers and shall be serviced by underground wiring. 25. Driveways and drives shall be designed to a grade' and alignment that will provide the maximum of safety and convenience for vehicular and pedestrian use and in a manner which will not interfere with drainage or public use of the sidewalk and/or street area. -51- STREET GEOMETRICS ^•,\* 1' berra only if adjacent to sidewalk HILLSIDE STREET STANDARDS STREET DESIGNATION CONNECTOR LOCAL STREET (one way) LOCAL SPLIT-LEVEL STREET ' LOCAL STREET (two way) LOCAL STREET (two way) parking both sides COLLECTOR STREET free access no median strip COLLECTOR STREET ' limited access median strip TRAVEL- WAY ¥IDTH "A" 28 22 22 'ea level 34 40 64 72 incl. 16' median TOTAL R.O.W. WIDTH "B" 38 32 V* 44 50 74 82 SIDEWALK REQUIRED 1 side only 1 side only same side as parking both sides 1 side only same side as parking both sides both sides both sides MAX. GRADE PER- MITTED 15/o 15/o 15/o 15/o 15/o 12$ 12/0 MIN. CURVE RADII PER- MITTED 150' 150' 15Q' 150' 150' 500' 500' COMMENTS NO PARKING PERMITTED Vehicular and pedestrian access rights to be dedicated on both sides PARKING PERMITTED ON ONE SIDE ONLY Access rights to be dedicated on side having no parking PARKING PERMITTED ON RIGHT SIDE OF EACH LEVEL ONLY PARKING PERMITTED ON ONE SIDE ONLY vehicular and pedestrian access rights to be dedicated on side having no parking PARKING PERMITTED ON BOTH ' SIDES PARKING PERMITTED ON BOTH SIDES (5,000 - 10,000 A.D.T.) PARKING PROHIBITED ON BOTH SIDES EXHIBIT "A" HILLSIDE STREET STANDARDS "STREET DESIGNATION ARTERIAL STREET median strip ARTERIAL STREET limited access median strip TRAVEL- WAY WIDTH "A" 86 incl. 18' median 74 • incl. 16' median TOTAL R.O.W. WIDTH "B" 101 94 SIDEWALK REQUIRED both sides both sides MAX. GRADE PER- MITTED 12J6 12# MIN. CURVE RADII PER- MITTED 500' 500' COMMENTS PARKING PERMITTED ON BOTH SIDES .PARKING PROHIBITED ON BOTH SIDES V* - Variable - 5' minimum on outside edge of each level. Slope between levels cannot exceed 1-g- to 1 in steepness.. NOTE: 1. The maximum grade permitted does not apply to intersection areas. In theses areas the maximum shall be less and shall be as required by the City Engineer. 2. Curve radii limitations may be modified subject to approval of the City Engineer. 3. Slope control easements should be granted to the City to provide for slope protection in areas of cut and fill. 4. The normal street tree requirement will not apply in hillside areas. EXHIBIT "A"