The following amendments passed on their first reading on 8 December, and will be back in January for final adoption.
The result of these amendments is to reduce the required housing density on sloping terrain, with a greater reduction on steeper hillsides. When "average slope" exceeds 20%, any development over two acres becomes a "Planned Residential Development" (PRD) which requires Planning Commission involvement in the permit approval process but allows the developer more flexibility. It also requires the developer to file a much more elaborate application.
The definition of "average slope" applies only to the determination in paragraph p (the requirement for PRD's), not to the density reduction in paragraph o (the second table). I found this rather confusing.
9.102 DEFINITIONS
(4) Average Slope. See Slope, Average
(44) Slope, Average. The average slope, in percent, for a given area is the product of the selected contour interval and the sum of the length of each selected contour interval divided by the area in square feet.
S=(I x L x 100) / (A x 43,560)
Where:
9.110 DESIGN STANDARDS
(3) Lots and Parcels:
n. Subdivision Density: For subdivisions of eight (8) or more lots, the density limits in the following table shall be followed. Density calculations count dwelling units (not structures), i.e., a duplex is counted as two dwelling units. Accessory dwellings are not counted as dwelling units for the purpose of calculating density. One-half the right-of-way of adjacent streets can be counted into the land area. Lots shown for future development can be exempted from the minimum average gross density calculation when a development plan is approved showing eventual compliance with the minimum average gross density requirements.
| Zoning & Symbol | Minimum Aver. Gross Density | Target Average Gross Density | Incentive Aver. Gross Density |
| SF Residential, R-5 | 4.5 du/gross acre | 5.5 du/gross acre | 6.5 du/gross acre |
| SF Residential, R-7 | 3.5 du/gross acre | 4.5 du/gross acre | 5.5 du/gross acre |
| SF Residential, R-10 | 2.5 du/gross acre | 3 du/gross acre | 4 du/gross acre |
| SF Residential, SR | 0.8 du/gross acre | 1.5 du/gross acre | 2 du/gross acre |
| Plnd. Res. Dev. PRD | varies w/zone | varies w/zone | varies w/zone |
o. Density Reductions Due to Slope: All densities listed above shall be reduced based on the slope of the property as shown on the table below. Where a parcel has areas of different slopes the property shall be divided up into areas of like slopes, and the reductions applied to those areas. If the areas of similar slopes do not fit into the categories below, the Director shall use a percentage reduction which is based on the slope to density reduction relationship expressed in the table. (For example, an area of 13% to 18% slope would receive a reduction of around 25%.)
| Average Slope | Reduction in Density |
| 10% to 14.9% | 10% |
| 15% to 24.9% | 30% |
| 25% to 34.9% | 50% |
| 35% & above | 100% |
p. For development sites over two (2) acres which have an average slope greater than 20%, the following additional standards apply:
* Development is only allowed through approval of a Planned Residential Development (Zoning Ordinance Section 9.680 et. seq.).
* Minimum density requirements (second column in the above table) are eliminated.
[The following material was not included in the amendments considered on 8 December, but will be coming to Council in the near future.]
9.627 OFF-STREET PARKING AND ACCESS.
(3) Residential driveway grades shall not exceed 18%.
9.815 PROCEDURE FOR REVIEW OF A PRELIMINARY PLAN. The Planning Commission shall hold at least one public hearing on the PD plan before approving or denying the application, pursuant to Sections 9.915 and 9.916 of this ordinance. A complete application for a preliminary PD plan shall be submitted for review and action by the Planning Commission and the City Council according to the following procedure:
(1) The Planning Commission shall consider the preliminary plan at a public hearing in accordance with provisions of Section 9.916. Notice of the hearing shall be provided in accordance with provisions of Section 9.915. Following the public hearing, the Planning Commission shall act to recommend that the preliminary plan be approved as proposed, or approved subject to conditions or modifications, or denied. If the Planning Commission recommends denial of the proposal, no further action shall be taken unless an appeal of the Planning Commission's decision is filed with the City Council by the applicant, pursuant to Section 9.911(2). The Planning Commission shall base its action on findings of fact made in response to the criteria of Section 9.814.
(2) When the Planning Commission recommends approval of a preliminary plan, or approval subject to conditions or modifications, that recommendation shall be transmitted to the City Council along with findings of fact made by the Planning Commission, preliminary plan application materials, and a record of the testimony received on the proposal by the Planning Commission. The City Council shall consider the proposal at a public hearing, pursuant to provisions of Section 9.917. Notice of hearing shall be provided in accordance with provisions of Section 9.915. Following the public hearing, the City Council shall act to approve the preliminary plan as proposed, or to approve it subject to conditions or modifications, or to deny it. The City Council's action shall be based on findings of fact made in response to the criteria of Section 9.814.
9.816 PROCEDURE FOR REVIEW OF A FINAL PLAN.
(2) The final plan shall demonstrate consistency with the preliminary plan as approved, and shall include all those items required for preliminary plan review, incorporating all modifications required by the City Council Planning Commission in its approval of the preliminary plan. In addition, the final plan application shall include the following items:
(c) Typical elevations of buildings and structures (or, for single-family units, CCRs and/or design requirements) sufficient to convey the architectural intent and character of the development.
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