§ 9.97.180. Multiple-lot standards.

(a)

Grading standards. Unless excepted as provided for in this chapter, all multiple-lot projects must conform to the grading standards set forth in Section 9.97.170 for single-lot projects; except that the width limitation imposed upon cut slopes for single-lot projects shall not apply to multiple-lot projects. However, all finished cut slopes created for multiple-lot projects shall be planted and contoured to present an undulating or natural appearance and shall be made to blend with natural grade.

(b)

Access driveways. The access standards set forth for single-lot projects shall also apply to multiple-lot projects; except that such additional standards as set forth herein shall also apply:

(1)

Street width. The minimum street width for local and cul-de-sac streets (those streets used primarily to serve abutting property) shall be 30 feet from curb facing to curb facing, in a 50-foot right-of-way; except that this 50-foot right-of-way requirement may be waived and a lesser width prescribed by the Planning Commission as it determines is appropriate.

(2)

Cul-de-sac design. No cul-de-sac street or other single-entry access shall have a roadway radius of less than 32 feet at the terminus.

(3)

Street improvements. Curbs and gutters, of a design to be determined by the City Engineer, shall be required improvements for all proposed public streets. Sidewalks will not be required in most circumstances.

(4)

Street grade. The finished grade of any dedicated public street or private street shall not exceed 15 percent; except that, for any public or private street having a finished grade in excess of ten percent, the Planning Commission must make a finding that such road grades are necessary to meet the goals and objectives of the adopted General Plan and that no reasonable alternative is available. In exceptional circumstances, at the discretion of the Planning Commission, a road grade of 20 percent may be created for a limited distance. The purpose of such exception, however, shall only be to provide access to desirable development sites in difficult terrain where no other reasonable access is possible.

(c)

Hillside lot design and lot size. The average density of any proposed multiple-lot hillside project shall be no greater than the underlying zoning subject to the following design and lot size criteria:

(1)

In an area where the average percent slope is 50 percent or greater, the minimum size of a newly created lot shall be two times the area required by the underlying zoning.

(2)

In an area where the average percent slope is 35 percent but not greater than 49.9 percent, the minimum size of a newly created lot shall be 1.5 times the area required by the underlying zoning up to a maximum required lot size of five acres.

(3)

In an area where the average percent slope is 25 percent but not greater than 34.9 percent, the minimum size of a newly created lot shall be 1.34 times the area required by the underlying zoning up to a maximum required lot size of five acres.

(4)

The Planning Commission and/or the City Council may decrease the minimum size of newly created lots, subject to a finding that all other conditions of this title are met and that such action meets the goals and objectives of this title and the General Plan.

(5)

The minimum ratio of lot depth to width shall be 2½:1, whenever possible. Flag lots shall be permitted subject to the following findings:

a.

The proposed lot design offers an opportunity to minimize cut and fill which would otherwise be required to create a building site;

b.

The proposed lot design will take advantage of a natural building site;

c.

The proposed lot will not impinge upon the privacy of any other home or home site in proximity to it.

(d)

Other standards.

(1)

Open space; dedication of development rights. The City shall require dedication of development rights for all proposed open space parcels that are part of multiple-lot subdivisions of land;

(2)

Viewscape impacts. Proposed building sites and structures shall not detrimentally impact important ridgelines, knolls, watercourses, streambeds or major viewscapes within the City, or intrude into a viewline of an important environmental resource; and

(3)

Consistency with other standards. The proposed development shall be consistent with the City's General Plan and with all other building and zoning standards of the City.

(Ord. No. 297, § 9.06.020.190, 3-20-2007)