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HomeMy WebLinkAboutOrdinances_2030_CCv0001.pdf ORDINANCE NO. 2030 AN ORDINANCE OF THE CITY OF REDLANDS AMENDING THE REDLANDS MUNICIPAL CODE PERTAINING TO HILLSIDE GRADING AND THE ESTABLISHMENT OF A HILLSIDE DEVELOPMENT OVERLAY DISTRICT R.P.C. No. 718 THE CITY COUNCIL OF THE CITY OF REDLANDS does ordain: SECTION ONE: It is deemed advisable and desirable to amend the Redlands Municipal Code to establish a Hillside Development Overlay District to protect public health, safety and general welfare in hillside areas of the City; implement Measure N which requires limited density on slopes over 15 percent and preservation of ridgelines and scenic vistas: and implement the Live Oak Canyon (Southeast Area) General Plan Amendment No. 28; therefore, Chapter 18.138 is hereby added to the Redlands Municipal Code which is the read as follows: CHAPTER 18.138 HD — SII SIDE DEVELOPMENT PM DISTRICT 18.138.010 PURPOSE The purpose of the Hillside Development District is t protect public health , safety and general welfare in hillside areas of the City, implement Measure 'N" which requires limited density on slopes over 1 and preservation of ri,dgelines and scenic vistas; and implement the Live teak Canyon (Southeast Area) General Plan Amendment No. 38. 18.138.020 OBJECTIVES OF HILLSIDE DEVELOPMENT DISTRICT The objectives of the HL Hillside Development District shall be: A. Minimize flood hazards, water runoffand soil erosion, problems incurred in development alteration of the ;land, B. Maximize retention of natural topographic features such as skyline profiles, ridgelines-, ridgecrest hilltops, hillsides , slopes , arroyos, ravines , Canyons, prominent trees and rack outcrops, view corridors, and scenic vistas$- C. Assure that development on or near topographic features will relate to the surrounding topography and will not be conspicuous and obtrusive because of design or location. D. Provide safe vehicular circulation to and within hillside ,areas and minimize scarring effects of hillside street construction. E Minimize exposure of human life and property to wildland fire. E. Minimize potential for deterioration of ground water quality. G. Ensure efficient expenditure of public service funds. 18.138.030 SCOPE A. The hillside development overlay district 'shall apply to any land parcel with an average cross slope of fifteen percent or greater, and to land. parcels with any slopes of fifteen percent or -2- greater including, but not limited to major slope areas as generally depicted on the map labeled City of Redlands Slope Identification contained in and made part of this section; and all other areas in the Live Oak Canyon (Southeast Area) General Plan Amendment No. 38. B. Fractions of numbers shall be rounded off' to the nearest tenth. When .05 or higher is computed, the number shall be rounded off to the next tenth. C. All calculations shall apply to parcel boundaries of parcels of record as of the effective date of this ordinance; except those individual parcels less than the minimum size that would allow construction may be increased through property aggregation to meet minimum building requirements for a dwelling unit. 18.138.040 DEFINITIONS Certain terms used in this chapter shall be defined for purposes of this chapter only, as follows: A. Average cross slope: The method of determining natural cross slope of land by using the following equation: I x L x .0023 where A I Contour interval in feet; L Combined length in feet of contour lines measured on the project site. .0023= A constant which converts square feet into acres and expresses slope in percent. A Project site area in acres. B. Building envelope: The area to be occupied by any structure and associated development. C. Building site slope: The average natural slope of the area designated as the building envelope measured at right angles to the natural contours along a line passing through the center of the building envelope; such line shall terminate at the opposite edges of the proposed building, or at the opposite edges of the proposed cut or filly whichever distance is greater. -3- H Development . Any alteration of the natural or existing configuration of the earth's surface or vegetative cover: creating residential and accessory facilities, including any and all utility services and circulation areas, such as streets, private roads, parking areas or driveways. An alteration of or any addition to a structure or circulation area which existed prior to December 11, 1387 and does not exceed either one thousand square feet or twenty-five; percent of the area covered by the existing structure, whichever is greater, shall not be considered "development" . E. Divide To separate into two or more land parcels. F. Exposed slope. All the face of a cut or fill, from the toe to the top , whether the surface is retaining walls, rip-rap, natural vegetation or other materials .. G Land parcel : An area of land with boundaries recorded in the San Bernardino County recorder's office, H. project site: An area- consisting of one or more land parcels that is planned , reviewed and developed as a unified project. I. Slope plan. A plan for development ,= clearly depicting all proposed grading including the location, extent and treatment of all exposed slopes. 18.138.050 SLOPE DENSITY REQUIREMENTS A Maximum dwelling unit density on portions of land parcels with a cross slope of 15-30% shall not exceed one dwelling unit per two and one -halt acres. B. Maximum dwelling unit density on portions of land parcels with a crass slope exceeding 30 percent- shall not exceed one dwelling unit per ten acres unless the following conditions are met. 1. The building envelope is not located within the Saugus Sandy Loam soil series as mapped by the Soil. Conservation Service, or by site specific studies reviewed by the U.S . Soil: Conservation Service. - - . The maximum dwelling unit density does not exceed standards of the following table: Average Cross Minimum Area per Dwelling Greater than 30 5.0 32 5 .5 33 6.0 34 6.5 35 7 .0 36 7`.5 37 8. 38 8.5 39 9.0 40 and greater 10 .0 C On property of less than 15% slope, density shall be determined by the General Plan and zoning standards. D Permitted densities may be combined within any land parcel, so long as the number of dwelling units to be placed on a parcel does not exceed the sum of the units permitted in each slope category area of the parcel . However, where this results in an excess number of units in any slope category area, the entire parcel shall be subject to review as a planned residential development. Density bonus shall not be allowed in the Hillside Development District. 18.138.060 DEVELOPMENT STANDARDS A. A building site slope analysis and a: slope plan certified by a registered civil engineer shall b submittedto the Community Development Department for reviews and approval of conformance with this chapter prior to any clearing, grading or the issuance of a building permit or grading permit. S . Cut and Fill Requirements. 1. No out or fill shall encroach upon any Federal. Emergency Management Agency (FEMA) floodplain except in conformance with City and FEMA regulations. 2. Cut or fill material in excess of that approved for; use shall be disposed of in a manner approved by the City Engineer or his designated representative.- . Gut or fill materials that :are added to o taken away from the site shall be transported according to a haul route approved by the City Engineer or his designated alternative.- --5 C. Erosion and sediment control shall be accomplished according to best management practices defined in Redlands Southeast General Plan Amendment Fina : Environmental Impact Report Sch. # 87070606, Appendix 5. D. Slope Landforming . Landforming shall be accomplished by the use of variable slope ratios, undulating tops and toes, hiding of terraces and downdrains, and constantly varying surface features and landscaping. 2. All slopes greater than 100' in length or 10 ' and greater' in height shall be landformed. 3 . Slopes constructed adjacent to roadways shall be designed to reduce their visual impacts, by the use of variable slope ratios, meandering toga and tees, and integrated landscaping with; right-of-way areas. 18.138.070 DEVELOPMENT PLAID REQUIREMENTS In addition to the requirements of Title 17, Subdivisions, tentative maps and development plans shall include: A. A topographic map of the existing 'terrain utilizing a scale no smaller than one inch equals one hundred feet, and five-foot contour intervals depicting the following cross slope categories: 0-15%, 15-30% and greater than. 30% . The topographic map shall be prepared by the City or by private consultants pursuant to Contract with the City. The person or entity proposing to carry out the project shall bear all costs incurred by the City in preparing the topographic map. B. A soils map shoring all soil,- series as determined by the Soil Conservation Service. G. The average cross slope and individual crass slope categories of the project site analysis shall be certified by a registered civil. engineer. D. A building site slope analysis and a slope plan, similarly certified. -6- E For project sites with an average cross slope of less than fifteen percent, but with portions that are fifteen percent or greater, the following shall be noted on the development plan: "Lots (list which lots ) , may be subject to the Hillside Development District as determined by review of a building site slope analysis by the Department of Community Development and any development to be placed thereon shall be shown to conform to the requirements of the Hillside Development District prior to the issuance of any building permits' . F. For project sites with an average cross slope of fifteen percent or greater, the following shall be noted on the development plan: "This project is subject to the Hillside Development District and any development to be placed thereon shall be shown to conform to the requirements of the Hillside Development District prior to the issuance of any building permits" . G. The final map shall indicate for each lot affected by this ordinance a building envelope, dimensioned in a surveyable manner . Each building envelope shall be consistent with the approved slope plan for the development. -7- SECTION TWO: This ordinance shall be in force and take effect as provided by law. SECTION THREE: The City Clerk shall certify to the adoption of this ordinance and cause it to be published once in the Redlands Daily Facts , a newspaper of general circulation printed and published in this City. Mayor of the City of Redlands ATTEST: deputy City CI`erk City of Redlands I , Beatrice Sanchez , Deputy City Clerk of the City of Redlands, hereby certify that the foregoing ordinance was duly adopted by the City Council at a regular meeting thereof held on the 17th day of May, 1988, by the following vote: AYES.- councilmembers Wormser, DeMirjyn; Mayor Beswick NOES: Councilmember Cunningham ABSENT: Councilmember Johnson Deputy City Clerk 4f 51 lei A N. r . F y a " 7-07 •.�• e • r y s:[ M • s ■ N alr.' asa `°°,,'` "o a Ne*e r N 1 a J AtJf w w a i lJLL too r r .. ;.. a 11.138.030 CITY OF REDLANDS SLOPE IDENTIFICATION.