17.32.110 DEVELOPMENT STANDARDS

A. Lot Size Standards: The minimum lot size within the hillside development overlay zone is: Class 2 slope: Twenty thousand (20,000) square feet; Class 3 slope: Twenty six thousand (26,000) square feet; Class 4 slope: Thirty two thousand (32,000) square feet; Building construction shall not be permitted on slopes in slope class 5. Any area within a lot that has slopes in slope class 5 shall not be included in the calculations for the minimum lot size. B. Determination Of Slope And Slope Areas: 1. Slopes shall be determined from contour maps with contour intervals not greater than five feet (5'). 2. The contour map shall identify the profile lines from which the slopes were determined. The profile lines shall be perpendicular to the contour lines and at maximum intervals of one hundred fifty feet (150') or seventy five feet (75') from a property line. C. Drainage And Erosion: 1. All lots shall have adequate setbacks, which have been approved by the city engineer, from any drainage channel. 2. All lots shall have adequate buildable area located outside of the 100-year floodplain. No structures shall be allowed in the 100-year floodplain. 3. Storm water collection facilities shall be required to be constructed on the development site. a. Such facilities shall be the first improvement of facilities constructed on the site and shall be built to meet the requirements of the total project. b. Such facilities shall be designed to divert surface water away from the sloping faces of cuts and fills. D. Design Specifications: Street design specifications shall be the same as for all other streets in the city with the following additional requirements: 1. Street grades shall be a maximum of eight percent (8%) unless otherwise approved by the city engineer. 2. Vertical curves at intersections require that the approach area where vehicles stop while waiting to enter the intersection shall not exceed four (4) to five percent (5%) from the gutter line of the street being intersected for a distance of fifty feet (50’), except for intersections where both intersecting streets are major streets, in which case the design grade for the approach are two (2) to three percent (3%) for a distance of one hundred feet (100’). E. Additional Design Standards: 1. Except for cul-de-sacs, at least two (2) ingress and egress routes shall be provided for each subdivision. 2. Access shall be provided to all developed, partially developed or undeveloped areas for emergency firefighting equipment. 3. Cul-de-sacs shall not exceed six hundred feet (600') in length and shall have a turnaround radius of fifty feet (50'). 4. Variations of the street design standard developed to solve special hillside visual issues or site distance issues may be presented to the planning commission for consideration. F. Building Setbacks: The front setback along public streets where the slope is over ten percent (10%) will be a minimum of thirty (30) horizontal feet from the property line. G. Vegetation And Revegetation: 1. All areas on development sites cleared of natural vegetation during construction or off site improvements shall be replanted with vegetation which, when established, shall have characteristics of erosion control equal to or exceeding the original vegetation. 2. New planting shall be protected with organic cover. 3. Developers shall use persons or a firm having expertise in the practice of revegetation (i.e., landscape architects or nursery workers) and shall be employed to supervise the planning and installation of vegetation cover. 4. Vegetation shall be removed only when absolutely necessary (i.e., for the construction of buildings, roads and filled areas). 5. Vegetation shall be planted in all disturbed areas within a reasonable time as determined by and under the direction of the city engineer. Such vegetation shall be of a perennial and low combustible nature, and which, when established, shall be efficient to stabilize the soil. H. Fire Protection: Spark arresters shall be installed in every fireplace constructed indoors or outdoors. Screen openings in such arresters shall not be in excess of one-quarter inch (1/4") in diameter. I. Grading, Cuts And Fills: 1. Exposed, unstable surfaces of an excavation or fill shall not be steeper than three (3) horizontal to one vertical. 2. All permanent fill shall be located so that settlements, sliding or erosions shall not damage or cover streets, curb, gutter, or sidewalk. 3. All fill and degrees of compaction shall comply with current standards of the uniform building code. 4. The top or bottom edges of a slope caused by an excavation or fill shall be at least three (3) horizontal feet from the property line and street right of way lines. 5. All structures, except retaining walls or soil stabilization improvements, shall have a setback from the crest of the cut or base of the fill of a minimum distance equal to the depth of the fill or the height of the cut, unless a structurally sound retaining wall is built for cut or fill slope. Retaining wall may be part of the dwelling unit. (Ord. 2022-5, 2022: 2002-5 § 1, 2002: Ord. 2000-16 § 1: Ord. 99-02-18-01 § 2)