Chapter 22.104 and Appendix I
Dimensional standards
Height & bulk
Servicing
- Applies near
- Hillside Management Areas
- Geographic extent
- Areas with 25% or greater natural slopes, as defined in Chapter 22.104
Extracted standards
30 individual requirements pulled out of this section’s prose, each with the sentence it came from.
Grading
- Maximum elevation change from mass gradingGrading (cut & fill)Reshaping land by removing earth (cut) or adding it (fill), often capped by volume. for projects >100,000 cu yd25 ft
For projects with more than 100,000 cubic yards of onsite earthwork, avoid any mass cut and fill grading that would result in a change of 25 feet or greater in elevation...
- Maximum exposed heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. of retaining walls6 ft
Build retaining walls to be less than six feet in exposed height...
- Minimum distance below crest for water tanks 20 ft+ tall50 ft
Locate water tanks and other similar types of structures that are 20 feet tall or taller so that their highest point is at least 50 feet below the crest of the highest hilltop or ridgeline...
Other
- Conditional UseConditional useAllowed only after a discretionary approval — usually a public hearing and a board vote. Permit required for development in HMA
The Review Authority shall approve a Conditional Use Permit application if the Review Authority finds that the application substantiates, in addition to those required by Section 22.158.050 (Findings and Decision), the following findings...
- Maximum block length before mid-block paths required800 ft
For new land division blocks of development that exceed 800 feet between intersections, design mid-block through-paths...
- Maximum block perimeter for 75% of lots in new land divisions1,320 ft
For new land divisions, contain at least 75 percent of developable lots within blocks that have a perimeter of one-quarter mile (1,320 feet) or less...
- Maximum block perimeter for 75% of development footprint2,000 ft
Connect roadways to form blocks wherever feasible (2,000 square feet or less block perimeter), such that at least 75 percent of the development footprint is contained within blocks.
- Maximum elevation difference between adjacent pads/blocks/streets30 ft
Differentiate elevations so that elevations between adjacent pads, between adjacent blocks, or between adjacent streets, range from one to 30 feet.
- Maximum building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. on slopes >=25% or near ridgeline25 ft
Limit building heights to two stories (or 25 feet) when sited on 25 percent or greater slopes or when the building pad elevation is located less than 50 feet below the crest of the nearest hilltop or ridgeline located within a linear distance of 500 feet.
- Maximum building storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code. on slopes >=25% or near ridgeline2 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
Limit building heights to two stories (or 25 feet) when sited on 25 percent or greater slopes or when the building pad elevation is located less than 50 feet below the crest of the nearest hilltop or ridgeline located within a linear distance of 500 feet.
- Maximum single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours. lot size where clustering allowed15,000 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
For new land divisions, where lot clustering is allowed and compatible with community character, reduce all single-family lot sizes to 15,000 square feet or less.
- Maximum gradient for private drives15 pct
Utilize private drives instead of public streets on 50 percent or more of the project road circulation system to allow slightly higher gradients (up to 15 percent)...
- Minimum number of paved roadway access points for projects >50 DU and >10 acresacre43,560 square feet — about the size of an American football field without the end zones.2 count
Provide at least two points of paved roadway access to a County highway for any project (or portion of development) greater than 50 dwelling units and 10 acres in size.
- Minimum vertical and horizontal clearance for bridges6 ft
Use bridge design techniques that are attractive, maximize the preservation of natural watercourses, and allow easy wildlife migration beneath the bridge (minimum 6 feet of vertical and horizontal clearance recommended).
- Recommended buffer width between undisturbed open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted. and development50 ft
Locate and design improved open space as a buffer (recommended at least 50 feet wide) between undisturbed open space and development.
- Minimum elevation difference between adjacent pads/blocks/streets1 ft
Differentiate elevations so that elevations between adjacent pads, between adjacent blocks, or between adjacent streets, range from one to 30 feet.
- Minimum percentage to exceed open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted. acreage requirements10 pct
Exceed the minimum open space acreage requirements by 10 percent or more.
- Minimum percentage of buildings within 500 ft of infrastructure50 pct
Locate 50 percent or more of the project's buildings and developable lots within 500 feet of existing sewer, water, and roadway infrastructure.
- Minimum percentage of development footprint on slopes less than 25%50 pct
Locate at least 50 percent of the development footprint on the flattest portions of the site (i.e., those areas having slopes of less than 25 percent)...
- Minimum percentage of improved open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted. for recreational purposes25 pct
Utilize at least 25 percent of the overall project's disturbed (improved) open space for recreational purposes.
- Minimum percentage of existing trees and woodlands to retain50 pct
Retain and incorporate 50 percent or more of existing onsite trees and woodlands...
- Minimum distance below crest for roadways and paved driveways100 ft
Place all new roadways and paved driveways at least 100 feet below the crest of the tallest hilltop or ridgeline located onsite, or offsite within 500 feet of the project boundary.
- Minimum roof pitch for new residences1.5 ratio
Use pitched roofs (at least 1.5:1) and shingles for new residences.
- Minimum shrub planting ratio on graded slopes and improved open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted.1 per 100 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
Landscape at least 50 percent of all graded slopes and improved open spaces at a minimum ratio of one new shrub per 100 square feet of total graded slopes and improved open space area and one new tree per 800 square feet of total graded slopes and improved open space area.
- Minimum tree planting ratio on graded slopes and improved open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted.1 per 800 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
Landscape at least 50 percent of all graded slopes and improved open spaces at a minimum ratio of one new shrub per 100 square feet of total graded slopes and improved open space area and one new tree per 800 square feet of total graded slopes and improved open space area.
- Minimum width of contiguous undisturbed open spaceOpen spaceLand a development must leave unbuilt, sometimes required to be usable or planted.150 ft
Preserve contiguous undisturbed open space throughout the site, utilizing segments of land that are at least 150 feet wide.
- Minimum water conservation percentage beyond State/County requirements20 pct
Use plant materials and irrigation systems that, combined, conserve water 20 percent or more beyond State and County requirements.
Signage
- Maximum monument sign heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first.6 ft
Design monument signs to be constructed with wood, stone, brick, or decorative concrete, and to be no more than six feet in height.
- Maximum projecting sign surface area10 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
For business signs, use wood construction materials and painted lettering/logos, avoiding the use of metal and plastic, and with 18 square feet or less total sign surface area (10 square feet for projecting signs) per business establishment.
- Maximum total sign surface area for business signs18 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
For business signs, use wood construction materials and painted lettering/logos, avoiding the use of metal and plastic, and with 18 square feet or less total sign surface area (10 square feet for projecting signs) per business establishment.
From the ordinance
Hillside Management Areas (HMAs) have 25 percent or greater natural slopes; development on 24 percent or 'lesser' slopes can have negative impacts on hillside terrain that could be minimized by following these Guidelines.