SUPPLEMENTAL MATERIAL - Laserfiche WebLink

F. Colors and Materials. A harmonious mixture of materials, and colors, should be used to blend structures and site improvements with the natural hillside as follows: 1. Colors that emulate native vegetation and soils shall be used for exterior elevations and roofs. Darker, flat tones, such as, browns, black, greens and terra cotta shall be used for exterior siding and roofs in high - visibility areas. Light or bright 4117fors shall be avoided; and Surface materials and roofs should include a mix of rough textures to blend with the coarseness of landscaping and natural vegetation in hillside areas. Materials including but not limited to stucco, wood, brick, and coarse block are appropriate materials to use. Figure 3 -9 Design Sensitive to Terrain Figure 3 -10 Retaining Wall Design G. Architectural Design. Structures shall be designed as follows. 1. Buildings and improvements shall be scaled to complement the hillsides and to avoid excessively massive forms that dominate views of the hills. 2. Residential development on infill hillside lots shall be of a scale that is compatible with the existing adjacent neighborhood, and shall be designed to locate windows, balconies, and outdoor living areas with consideration for the privacy of adjacent dwellings and yards, to the maximum extent feasible. 3. Building facades shall have varying vertical planes and overhangs shall be used as a means to create changing shadow lines to reduce the visual mass of forms. Building architectural elevations shall be stepped to follow the natural contour of the slope and to minimize building heights. See section 19.26.050.J (Hillside Project Development Standards)for building step back requirements. 4. Wall surfaces visible from off -site on properties located within an area of Scenic Resource, section 19.20.080, as designated by the General Plan, shall be minimized in scale through such design features as: the use of single story elements, setbacks, roof pitches, and landscaping. 5. Roof pitches shall generally be designed to follow the angle of the site slope; but variation may be provided to avoid a W. onotonous appearance. See figure 3 -9. Structures with visible structural underpinnings that extend more than six feet above grade shall be avoided. Integrate structural underpinnings for decks, additions or foundation structures that exceed six feet in height into the design aesthetic of the building. (Ord. No. 1441, § 2(A); Ord. No. 1461, § 2(A); Ord. No. 1480, § 2(A)) 19.26.050 Hillside Project Development Standards. A. Residential Density. When creating new residential lots or when a single family property is being developed with more than one dwelling unit, residential densities shall be reduced in compliance with table 3 -6. No development potential shall be allowed for areas with average slopes of greater than 25 percent. Each site to be developed shall be mapped to depict the average slope areas, based on the ranges in table 3-6. The average slope shall be calculated using the contour measurement method as defined in Article 6 (Definitions - Average Slope) of this chapter. The maximum residential density allowed under the General Plan land use designation is then multiplied by the reduction factor defined for each slope area to determine the maximum allowable density for each area. The maximum number of units allowed is then determined by calculating the combined sum of the area of each slope category, which have been multiplied by the corresponding reduction factor. Resulting fractional unit numbers shall be rounded down to the nearest whole number. Areas with different General Plan designations or zoning districts must be analyzed as separate site areas to determine the total allowable units. (This section does not apply to the development of one single family dwelling unit or an accessory dwelling unit on an existing, legal lot.) Table 3 -6 Allowable Residential Density and Building Intensity Floor Area Ratio (FAR) Based on Site Slope General Plan Land Use Designation Average Slope Range Percent Reduction in Allowable Units or FAR/Sq. Ft. Reduction Factor RVL 0% to 10% None None 10% to 25% None None Greater than 25% 100% 0.0 5