Loading...
PC R 65-8 P�� RESOLUTION N0. 65-8 P RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRRNDE ADOPTING CERTAIN POLICY, EXPRESSED AS OBJECTIVES AND PRINCIPLES, AS A GENERAL GUIDE FOR THE PLANNING COMMISSION AND OTHER CITY OFFICIALS IN MAKING DETERMINATIONS REGARDING ROLLING AND HILL AREA DEVELOP- MENT. WHEREAS, it is realized that development of the hill areas will and must take place, thereby rendering necessary that the City of Arroyo Grande establish policies to insure desirable developments; and WHEREAS, the following are deemed valid assumptions to be considered in the development of rolling and hill areas in the City of Arroyo Grande; 1. 2. 3. 4. 5. Due to their physical dominance of the City's landscape, whatever is done to the hills seriously affects the visual character of the com- munity. A desirable visual identity of the City can be preserved and enhanced through protection of its most prominent landmarks. The hill areas are an integral part of the total city environment for they constitute a lar�ge part of the natural open space and scenic resource. � � There are special attractions inherent in the hill areas such as variety of topography, rugged natural terrain and.their dominance of the total city. Hill area development requires special attention to the provision and maintenance of public utilities and 'facilities and safety to human lives and property. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City o�::Arroyo Grande that the following objectives and principles are hereby adopted and declared as policy for guidance of the Planning Com- mission, and other officials of the City of Arroyo Grande and nll other persons concerned, in regard to determination relating to hill area development within the portions of the City. ROLLING AND HILL AREA IDENTIFIED Rolling and hillside area is defined as any area 2a% which consists of a gradient to exceed 7%. OBJECTIVES l. To protect the public health, safety and welfare. � 2. To preserve nnd enhance the beauty of the City's landscape. �� 3. 4. 5. 6. 7. � � 2, ma�ntaining an acceptable level of safety against unstable slopes or slopes subject to erosion and deterioration. 10. 3. PRINCIPLES , Appearance and Character 1. To insure that the hill areas will continue to be an integral part of the total city environment. To encourage developments which will result in preservation of the natural character of the hillside and the amenities provided by the hillside areas. To encourage variety in the development pattern of the hills. To minimize overhead clutter such as utility wires and signs. To provide density and land use incentives to aid in insuring the best possible development and conservation of historical sites, natural features and open space. To provide for a safe means for ingress and egress of vehicular and pedestrian traffic to and within the hillside areas and to provide for access of emergency vehicles necessary to serve the hillside areas. To reduce the scarring effects of hillside street construction while To prohibit insofar as is feasible and reasonable, successive padding or terracing of building sites in the hills. . . ., . .,� .. � . %,- .- �:-r _ . t , _ . . ! ' -- -- - :- . . .. . To enhance the,identity of the„City, developers shall be encouraged to preserve prominent landmarks, steep slopes, natural foliage, land- mark trees, historical sites and areas of special natural beauty. Developers shall be encournged to accomplish the maximum retention of natural topographic features, such as drainage swales, slopes, rock outcroppings, vistas, and natural plant formations. The character of the street and lane appearance may vary to provide special identity for various areas of the hills. 4. Erosion Control: All manufactured slopes, other than those construct- ed in rock, shall be planted or otherwise protected from the effects of storm runoff erosion and shall be benched or terraced as required to provide for adequate stability. Natural drainage courses shall be protected in a manner and character typical of the area. Planting shall be of a character so as to cause the slope to blend with the � •.. , 16 ;' 5. � 7. Developers shall be encouraged to provide a variety of building and dwelling types to provide maximum choice in living environment. surrounding terrnin and development. The use of special structures to accept design storm runoff shall be incorporated into the street design where appropriate. Irrigation facilities shall be required where necessary to provide for proper maintenance of the planted areas. Cut and Fill Slopes: No manufactured slope will be permitted within the roadway and shall normally be a maximum of two horizontal to one vertical unless limited by existing topography or constructed in rock. Manufactured slopes of less than two to one may be permitted where adequate slope control measures such as retaining walls or rip-rap embankment are utilized. The slope shall in no case exceed the natural angle of repose of the material. Cut and fill slopes shall be con- structed to eliminate sharp angles of intersection with the exist- ing terrain and shall be rounded and contoured as necessary to blend with the natural topography to the maximum possible extent. The street furniture, including fencing, sidewalks, pathways, elect- roliers, street signs and street trees, shall be given special design consideration to enable the maximum identity and uniqueness of character to be built into each development. . Land Use � r'� 10. 11. Attached dwellings, residential clusters and groups of various hous- ing types shall be encouraged, to enable steep hill slopes, wooded areas, and areas of special scenic beauty to be preserved as scenic easements through.the use of density transfer. Incentives in the form of density of dwellings and varied land use may be used to encourage areas of special scenic, natural, and his- torical interest to b� preserved through dedication to the City in fee or easement. Land uses (i.e., commercial, administrative research, etc.) which benefit�dnd serve the area shall:�-be designed so as to be compatible with the area. Density transfers may be permitted in order to provide for in- creased flexibility in land utilization, earth movement reduction,and 17 scenic open space retention under a Planned District or a planned unit development approach. 12. Public and private recreational facilities and open space or green belt development shnll be encouraged to enhance the City, utilizing the natural topography. Such facilities or improvements may be accepted by the City in fee or easement; or the developer or land owner shall enter into an agreement with the City to provide and assure maintenance o.f such areas. Circulation and Streets 13. 14. 15. 16. The use of private streets within hill area developments may be en- couraged where such streets will create a more desirable living environment and result in a more desirable utilization of the amen- ities of hillside topography. Such streets shall have a minimum paved width of 20 feet and serve not more than 8 lots or parcels. All other requirements shall be the same as on public streets. Split, one-way street sections, and occasional steep street grades should be allowed to fit terrain and minimize grading and exposed slopes. Equestrian and hiking trails may, when feasible, be developed through- out the hill areas, to provide connections between park areas and scenic easements to help maximize the leisure opportunities of the hills. Trails may be accepted by the City in fee or easement. Streets and lanes in the hills shall be laid out so as to encourage slow speed traffic and respect the natural topography of the area. 17. The use of trails to connect the terminal points of lanes and streets shall be encouraged, to provide for efficient emergency vehicular movement through an area thus minimizing the need for a large turn-around at the end of a street or lane. 18. Circulation shall, when feasible, be designed to allow for separation of vehicular, pedestrian nnd equestrian trnffic•. 19. Driveways and drives shall be designed to a grdde and alignment that will provide the maximum of safety and convenience for 'vehicular and pedestrinn use. � • 20. Street Standards: a. Curbs - Standard 6" curb and gutter of Portland Cement Concrete shall be constructed on both sides of all public streets. Ex- .. ��ceptions to this requirement may be permitted where the Planning Commission finds that adequate drainage and traffic control are provided and normal maintenance would not be impaired. b. Parking Lanes - Parking lanes, eight (8) feet in width, shall be provided on at least one side of all public streets except where existing topography renders development adjacent to the street impractical; or where the street serves solely as an access road. Roads without parking lanes shall be provided with emergency parking stalls adequate to contain two vehicles and spaced at an average distnnce of 500 feet. c. Horizontal and Vertical Curves - The design of all streets shall incorporate horizontal and vertical curves adequate to provide a maximum in vehicular safety. The minimum horizontal curve radius on residential streets shall be 100 feet and the minimum length of vertical curve shall be 100 feet where practicable. Collector streets and thoroughfares shall be designed t.o i:n- cor.porate;vertical and horizont�al curves greater':than the said . minimum for residential streets�, in order to provide for the increased traffic flow and vehicle speeds on such collector •streets and thoroughfares. The paved width of one-way streets shall be increased as necessary to provide for safe movement of traffic, at sharp curves-. d. Walkways - Walkways of five (5) feet minimum width shall be pro- vided along or in the proximity of all public streets, and along private streets and may be required to tranverse through unusixally long blocks or from public right of ways to public in semi public w areas, as determined by the Planning Commission to be necessary. , 'Walkways may not-: ne.ces;sarily be concrete sidewalks but, may be � constructed of materials suitable or similiar for use in the particular area and shall be located as necessary to provide a maximum of pedestrian safety and a maximum use the character of the hill area. Materials utilized for walkway construction shall not result in an abnormal maintenance expense to the tax- payers. 19 e. Geometrics - Standard street sections may be modified by the Planning Commission to encourage more efficient use of the terrain or to minimize the scarring effect of development on hillsides. f. Construction Standards - Al1 streets shall be constructed so as to carry the anticipated traffic load without deterioration. over the design life of;the roadway. Minimum pavement shall be two inch (2") Asphalt concrete over suitable base course. g. Driveways and Drives - Driveways and drives shall be designed to a grade and alignment that will provide the maximum of safety and convenience for vehicular and pedestrian use and in a manner which will not interfere with drainage or public use of the sidewalk and/or street area. Utilities and Public Facilities 21. In order to maximize public safety and reduce overhead visual clutter in the hills, all utility lines shall be developed with underground , systems. Appurtenances such as trarisformers and switch boxes may be mounted..above grade,._providing adequate screening is provided. 22. The natural drainage areas shall be left as natural as possible and gerierally left unfenced ,t.o minimize marring the hill slopes with concrete-lined channels and chain link fences. 23. Prior to development, area plans, including land use, circulation and public facilities, shall be npproved by the Planning Commission in order to establish a framework for �evaluating development proposals so that school sites, parks, fire statioris, etc., and collector and major street locations shall be known. 24. Al1 hillside public streets shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the hillside areas. Street lights shnll be mounted on ornamental electroliers and shall be served by underground wiring. 20 25. Prior to development approval of any development proposal for the hills, the existing or proposed utility services shall be adequate for use and population densities proposed, 26. The design of storm drainage facilities shall insure the acceptance and disposal of storm runoff without damage to the street or to adja- cent properties. The use of special structures to accept design storm runoff shall be incorporated into the street design where appropriate. 27. Modifications to Standards Herein- The Planning Commission may approve modifications of the above design standards provided such modifications are in substantial conformance with the objectives states in this resolution. On motion of Commissioner McMillen, seconded by'Commissioner Mize, and on the following roll call vote, to-wit: AYES: , Commissioners Dexter, Evans, McMillen, Mize, Schultz, Talley and Chairman Strother. NOES: None ABSENT: None the foregoing Resolution�was adopted this 4th day of January, 1966, > ` W ATTEST ., Secretary ' Chairman , -,.� �-. ... •, ..� .,., ' . , .� i r . .� • ! .. . � - � • �