Chapter 18.26
HS ZONE HILLSIDE (AGRICULTURAL/LOW DENSITY) AREAS
Sections:
18.26.08 Uses Permitted by Conditional Use Permit.
18.26.10 District Requirements.
18.26.14 Development Standards (on-site).
18.26.16 Development Standards (off-site).
* Prior ordinance history: Ords. 335 and 426.
18.26.02 Intent and Purpose.
The Hillside Zone is intended to provide for the development of agricultural and low density residential uses in a safe, orderly and aesthetically appealing manner in hillside areas, by establishing a more comprehensive review procedure and flexibility in development standards to accommodate the varied condition in hillside areas. It is intended to ensure that hillside areas are developed in a manner that will recognize the unique character and problems of hillside development, and minimize mass grading and any other techniques adverse to Norco’s rural character. (Ord. 513 Sec. 7 (part), 1984)
18.26.04 Applicability.
The following regulations and general rules set forth in this chapter shall apply in Hillside Zones. The regulations provide for a comprehensive review of development plans, standards for location of lots (subdivision) and development on existing lots. Where a conflict occurs between the requirements of this chapter and other City requirements, this chapter shall apply. Any proposed project including, but not limited to, division of land, site plan or any grading wholly or partially within a Hillside Zone shall be subject to the provisions of this chapter. no such project shall be undertaken without Planning Commission review of hillside development. (Ord. 513 Sec. 7 (part), 1984)
18.26.06 Permitted Uses.
The following uses are permitted and shall be used and buildings and structures shall hereafter be erected, altered, enlarged, or otherwise modified for the following uses only:
(1) Agricultural uses as follows:
(a) Field and seed crops;
(b) Truck crops;
(c) Orchard and vine yards;
(d) Pasture and rangeland;
(e) Tree farms;
(f) Furrow lands.
(2) Single-family detached dwellings. No more than one such dwelling shall be permitted on any lot.
(3) Home occupation as defined in Section 18.02.04(31) and subject to conformance to the criteria for home occupation provided in Chapter 18.32 and all the provisions thereof.
(4) Animal keeping as provided in Section 18.26.20.
(5) Child home care.
(6) Supportive housing as defined in Chapter 18.02.
(7) Transitional housing as defined in Chapter 18.02.
(8) Single-resident occupancy as defined in Chapter 18.02 and regulated by Section 18.66.06. (Ord. 969 Sec. 1, 2014; Ord. 513 Sec. 7 (part), 1984)
18.26.08 Uses Permitted by Conditional Use Permit.
The following uses may be permitted subject to the approval of a Conditional Use Permit as provided in Chapter 18.45 (Conditional Use Permits):
(1) Schools both public and private, including all allied activities providing education as required under the California State Education Code.
(2) Government, quasi-government and public utility facilities.
(3) Caretaker dwelling.
(4) Churches, temples or other places used exclusively for religious worship.
(5) Day nurseries or nursery schools.
(6) Veterinarian or veterinary hospital. (Amended by Ord. 513 Sec. 7 (part), 1984)
(7) Public golf courses and similar recreational facilities. (Ord. 677, Sec. 1, 1993)
18.26.10 District Requirements.
(1) Size of District: Each newly created hillside district shall contain at least ten acres and have an average natural slope of at least twelve percent.
(2) Slope Measurement: Slope measurement to determine average natural slope is to be calculated per the following formula:
|
S = |
0.0023IL |
|
|
A |
S = average slope as a percent
I = contour interval on map measured in feet
L = total length of contour lines within the district as measured in feet
A = the area of the district in acres.
(Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.12 Lot Requirements.
All lots hereafter created in the HS zone shall meet the following minimum standards.
(1) Lot Area: Each newly created lot shall have a minimum area of 20,000 square feet.
(2) Lot Dimensions: No minimum lot dimension for width or depth is required except for lots with easement access (flag lots) of 150 feet or less in length. For such lots, the width of the access shall be no less than 20 feet. If the access exceeds 150 feet in length, the width shall be no less than 30 feet. In no case shall the length of the access strip exceed 600 feet. When the access portion abuts a dead-end street or cul-de-sac, the combined length of the street and the access strip shall be no more than 1200 feet.
(3) Lot Design: Lots should be designed and located to provide areas for large animal keeping and to avoid terracing effects of grading.
(4) Animal Unit Recordation: At time of subdivision, or prior to a building permit if the lot is existing, the maximum number of animal units shall be determined per Section 18.26.20 and recorded with the County Recorder. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.14 Development Standards (on-site).
(1) Yard Space: The following minimum yard areas are required:
(a) Front Yard: Minimum of 25 feet from the right-of-way line as determined by the Master Plan of Streets and Highways.
(b) Interior Side Yard: All lots on which dwellings or buildings are located shall have side yards on each side of the dwelling or building and the width of one side yard shall be no less than five feet and the width of the other side yard shall have such a dimension that the sum of the widths of the two yards shall be no less than twenty feet, provided, however, the width of the other yard shall not be less than twelve feet.
(c) Corner Side Yard: A side yard on the street side of twenty percent of the lot width but no more than fifteen feet need be provided as measured from the right-of-way line as determined by the Master Plan of Streets and Highways.
(d) Rear Yard: A minimum of 30 feet.
(2) Permitted Heights: The maximum height of any structure shall be 35 feet.
(3) Permitted Coverage: The maximum lot coverage of all permanent structures shall be not more than 15 percent of the total lot area.
(4) Distance Between Buildings: Minimum distance between buildings shall be controlled by the provision of the Uniform Building Code as adopted by reference in Title 15 of the Norco Municipal Code.
(5) Walls, Fences, and Structures in the Setback Area: The provisions of Section 18.31.08 (WALLS, FENCES, AND STRUCTURES IN THE SETBACK AREAS) shall apply.
(6) Off-Street Parking: The provisions of Chapter 18.38 (OFF-STREET PARKING) shall apply. No required front or corner side yard shall be used for parking.
(7) Signs: The provisions of Chapter 18.37 (SIGNS) shall apply.
(8) Size of Dwellings: Every single-family dwelling having two bedrooms or less shall have a floor area of not less than 1,100 square feet, exclusive of porches and garages. All other single-family dwellings shall have a minimum floor area of not less than 1,300 square feet, exclusive of porches and garages.
(9) Exception: The Planning Commission may approve modifications to the above requirements if it is found that the requirements are inappropriate due to such matters as excessive slopes, unusual terrain, rock outcropping, scenic view, natural area preservation, or location and design of access street. Such exception shall be incorporated into the approved site plan. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.16 Development Standards (off-site).
Streets serving property within the HS zone shall be designed to minimize grading. To meet these goals, the following criteria are to be incorporated into the development plans to the satisfaction of the City Engineer.
(1) Street width:
(a) Through streets may be reduced to 50 foot right-of-way with pavement width of 32 feet provided a trail system be either designed into the street right-of-way or if not possible, an alternative system within an improved common open space network created under the provisions of this Chapter.
(b) Cul-de-sac and loop streets may be reduced to 40 feet right-of-way, with pavement width of 22 feet provided parking bays are provided at intervals that will reasonably service the area. In such case, three parking spaces shall be provided for every two lots being served.
(c) Split level streets shall have pavement widths at least 16 feet for each direction of traffic and the median strips to be landscaped and irrigated or other means to control erosion provided.
(2) Street Design:
(a) Street alignments and grades shall conform to natural topography and shall accommodate views.
(b) Centerline curve radii shall not be reduced below 150 feet unless otherwise recommended by the City Engineer.
(c) Streets should be located on contours and intermediate ridgelines and should avoid skylines, mountain tops, natural water courses, significant rock outcroppings and mature trees wherever possible.
(d) Hillside streets should avoid being designed at right angles to contour lines except where necessary to provide for streets within canyons or other similar geological features.
(e) Split level and reduced width streets are encouraged where they will minimize cut and fill operations.
(3) Trails: Innovative trail systems are encouraged and may be treated independently of the street pattern. On trails on steep grades of over 15%, low barriers may be installed across the trail and filled on the higher side to reduce erosion. Railroad ties are recommended for this purpose. Spacing may be no closer than every 20 feet. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.18 Grading.
The purpose of the grading regulations are to reduce grading and minimize scarring of natural hillside areas on both private property and street right-of-way. To meet this, the following criteria shall be used in grading plans:
(1) Transition to natural slopes: At the intersection of a manufactured cut or fill slope and a natural slope, a gradual transition of contours with a minimum radius of 50 feet shall be provided. Manufactured banks intersecting at or near right angles at building pads shall be rounded with a radius of no less than 25 feet unless retaining walls are used.
(2) Intersection of graded slopes with street or trail beds: Where manufactured banks approach street or trails at or near right angles to the bed, the slope shall be flattened at the point of intersection to a ratio of 3-1 or flatter.
(3) Maximum graded slope: The maximum graded slope shall be two feet horizontal to one foot vertical. A slope of one and one-half foot horizontal to one foot vertical may be permitted if approved by the Planning Commission and City Engineer, and a soils report verifying the stability of the slope is submitted to the City. Graded slopes in excess of 100 feet in length should have curvilinear configurations. Linear slopes shall be avoided.
(4) Design: Design considerations with respect to grading, should include rock and soil exposure, size of building pads, and materials and building arrangement.
(5) Variation: The Planning Commission may permit or require variation to these regulations if a finding is made that such variation will reduce grading or the variation is compatible with the intent of this zone. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.20 Animal Keeping.
(1) Numbers Permitted: The maximum number of animal units (AU), as defined elsewhere in this Code shall be based on the average natural slope as using the formula contained in Section 18.26.10. The maximum number of animals based on an apportionment per acre shall be as follows:
|
Average Natural Slope |
Maximum Number of AU Per 40,000 square foot lot* |
|---|---|
|
0--9.9% |
4.0 |
|
10--19.9% |
3.00 |
|
20--29.9% |
2.00 |
|
30--39.9% |
1.00 |
|
40--+ |
0.5 |
*Note: Allowable animal units shall be permitted based on lot size rounded to nearest 5000 square foot increment.
(2) The Planning Commission may permit additional animals pursuant to the procedures set forth in Chapter 18.45 (Conditional Use Permit) for projects sponsored by the 4-H and Future Farmers of America or other similar youth oriented organization.
(3) Recordation: As required in Section 18.26.12, the maximum number of animal units permitted shall be recorded with each lot.
(4) Facilities: To insure that the development of animal keeping facilities do not visually detract from the physical setting of the area the following is required:
(a) For each animal unit allowed, a minimum pad area of 240 square feet shall be provided with a finished slope not to exceed 10 percent. For each animal unit over one, there shall be provided a pad area of 100 square feet. The cutting of pad areas shall be subject to the discretionary approval of the Planning Commission, however, in no case shall pad areas be cut from hillside areas where the ungraded slope exceeds 20%. The property owner shall provide a plot plan and any other information required by the Planning Department.
(b) No barn, shelter, corral, pen, coop, or other enclosure with a roof area greater than 120 square feet for the purpose of keeping large animals, rabbits, fowl, or poultry or other animals, shall be constructed on a finished or natural slope greater than 10%. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.22 Specific Plan.
To assure that the requirements of this chapter are properly met and the area is comprehensively planned, a Specific Plan as authorized in the California Government Code (commencing with Section 65450) and processed in the manner set forth in Chapter 18.52 (Specific Plan) of this Code must be in effect prior to the approval of any subdivision of land or grading of property entailing more than 25,000 cubic yards within at least a ten acre area, or a grading project that the City Engineer determines will have a long-term effect on the future land use of the area. Notwithstanding the above, the City Council may waive the requirements of a Specific Plan if it is found that the proposed project will not substantially affect the long-range planning within the zone district, not be detrimental to adjacent properties, nor require extensive off-site improvements. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.24 Density.
Housing density shall be based on the sufficiency of public facilities such as roads, water, sewer, drainage, schools, and the average natural slope as contained in the following table:
|
Average Natural Slope Categories |
Maximum No. Lots per Acre |
|---|---|
|
0--9.9% |
1.5 |
|
10--19.9% |
1.0 |
|
20--29.9% |
0.75 |
|
30--39.9% |
0.50 |
|
40--+ |
0.25 |
Average natural slope shall be based on a slope analysis map showing bands of slopes based on intervals of 10% average natural slope up to 40% slope or greater. This slope analysis map may be accomplished either by using the average natural slope formula contained in Sections 18.26.10 within sub areas of the project area as approved by the Planning Commission or using any standard engineering practice as approved by the City Engineer. (Amended by Ord. 513 Sec. 7 (part), 1984)
18.26.26 Site Development.
Site development on legal lots of record is permitted without an adopted Specific Plan provided the development standards of the code are met. However, in either circumstance, to insure that the intent of the HS zone and any applicable Specific Plans are met, the following reviews are necessary prior to the development of any legal parcel of record:
(1) Site Plan Review: Site Plan approval as specified in Chapter 18.40 (SITE PLAN REVIEW) shall be required for all main use structures, accessory structures over 1000 square feet in floor area or greater than 15 feet in height, and the grading of animal keeping areas over 1000 square feet.
(2) Architectural Review: Architectural approval as specified in Chapter 18.41 (ARCHITECTURAL REVIEW) shall also be required for all main use structures, and accessory structures over 1000 square feet in floor area or greater than 15 feet in height prior to the issuance of building permits. In addition to the criteria of Chapter 18.41, the Planning Commission shall consider the following:
(a) Housing: Split level housing design is encouraged to minimize grading.
(b) Fencing: Private fences shall be architecturally compatible throughout any given project, and generally compatible with surrounding developments. The type, color, and height of fencing be specified by the developer and approved by the City. (Amended by Ord. 513 Sec. 7 (part), 1984)