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19.26.020 Applicability. The standards in this division apply to subdivisions, uses, new structures, additions to existing structures including dicessory structures and to all other development on parcels with an average slope of 10 percent or greater. See also ction 19.20.080 (Scenic Resource Protection), and General Plan exhibit EN - Map 3 in chapter IV: Environment. (Ord. No. 1441, § 2(A); Ord. No. 1461, § 2(A); Ord. No. 1480, § 2(A)) 19.26.030 Permit Process and Application Requirements. Design review approval shall be required for all development subject to the provisions of this division. The design review application and review process for all hillside development shall include the following procedures and application submittal requirements: A. As part of the design review process, a Design Review Committee workshop shall be held as described by the procedure in section 19.42.030(D)(1) (Design Review) for all hillside development projects. However, applications for individual single - family homes, minor additions and accessory structures may be exempted from the workshop requirement as determined by the director. B. When a hillside development project requires multiple land use permit and /or subdivision applications, all such applications shall be filed, processed, reviewed and considered for action concurrently. C. All design review applications for hillside development shall be accompanied by information and materials required by section 19.40.040 (Application Preparation and Filing), and all additional materials required by the application contents handout provided by the department for hillside development as updated. D. A constraint analysis shall be prepared and submitted with a design review application for undeveloped hillside sites in compliance with section 19.40.0406 (Constraints Analysis). The extent of information included in the constraint analysis shall be based on and limited to the known constraints of the site. For example, the constraint analysis need not include special studies and surveys assessing riparian conditions, if such conditions are clearly not present on the site. Regardless, the analysis shall be accompanied by a geotechnical report, which identifies and proposes mitigation measures for any soils or geological conditions that may affect site stability or structural integrity. E. Three - dimensional building elevations and scaled cross - sections shall be prepared and submitted to demonstrate building planes, heights and massing. 4 A photo montage, computer - generated visual simulations and/or a site model may be required when the director termines that such information is necessary to demonstrate topographic relationships, building mass and scale, site grading, visual impacts or project relationship with the adjacent neighborhood. G. The installation of story poles is required to demonstrate the location, footprint, massing and height of proposed hillside buildings. The installation of stakes and flags may also be required to demonstrate the location of proposed access roads, driveways and retaining walls. Story poles shall be erected in accordance with the City of Novato Placement of Story Poles Policy and Procedures, which are available at the Community Development Department. (Ord. No. 1441, § 2(A); Ord. No. 1456, § 2(A); Ord. No. 1461, § 2(A); Ord. No. 1480, § 2(A)) 19.26.040 Hillside Development Design Criteria. Hillside development shall comply with the following design criteria, as deemed applicable by the review authority: A. Terrain Alteration. The project should be designed to fit the terrain rather than altering the terrain to fit the project. Development patterns that require excessive cuts or fill, form visually protruding horizontal bands or steeply cut slopes for roads or lots shall be avoided. B. Structure Siting and Design. Site design shall utilize varying setbacks, structure heights, split -level foundations, and low retaining walls and terraces to blend structures into the terrain. Front building setbacks shall be varied and staggered consistent with natural hillside character. C. Location of Structures. Structures should be located in the most accessible, least visually prominent, and most geologically stable portion or portions of the site. When feasible, place structures so that they will be screened by existing vegetation, rock outcroppings, or depressions in topography. Buildings and improvements should be located to save trees and minimize visual impacts. Additional native plant materials should be added to augment the screening qualities of existing vegetation, where appropriate. D. Retaining Walls. Tall and /or long retaining walls shall be avoided. Retaining walls shall be divided into terraces to reduce the individual heights of walls where practicable, with landscaping to screen them from view. Generally, no retaining wall should be higher than eight feet. See figure 3 -10. E. Exterior Lighting. Hillside development shall not create an array of bright lights. Lighting shall be properly designed to urinate direct and off -site glare and the spill of light to surrounding areas. Site and building designs shall incorporate - intensity exterior lighting. The use of low ground -level fixtures is encouraged, as opposed to the use of fewer, but taller fixtures. 4