Murrieta City Council
February 3, 2026

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In August 1996, the City Council retained a design consultant to assist with the development of a new zoning code. In September 1997, the City began the adoption process for the Development Code after holding several joint Planning Commission and City Council public workshops to receive public input and to identify development standards. In early 1998, the City implemented new zoning and development standards replacing Riverside County Ordinance No. 348. The new standards included hillside development. Other than minor updates in 2003, the City’s hillside development standards have remained relatively unchanged since adoption.

When the standards were initially adopted, they were applied on a citywide basis and not specifically to designated hillside areas within the City. Further, the City did not have the ability to identify hillside areas on its own. At some point in time, a map of the City’s hillside features was created which was not codified within the MMC. The information has been utilized in the past with respect to project review, but uncertainty remained regarding its accuracy. With changes in technology, the ability exists to identify hillside areas on a citywide basis with certainty using geographic information software commonly referred to as GIS.

Additionally, over time staff discovered inconsistent standards between existing Municipal Code sections that conflict with interpretations of the current standards. For example, Staff has received feedback from applicants that the City’s hillside standards and general height standards are overly complicated and have not been consistently applied.

The overall goal of these updates is to re-draft the development standards into language that is more concise and accurate for applicants and staff. With these proposed modifications, staff anticipates that proposed modifications would improve readability, resolve code inconsistencies, incorporate best practices, and simplify standards to make them more user-friendly to staff and applicants.

City Council directed staff at its annual priority goals workshop on March 29, 2022, to review the hillside development standards as there were concerns about how it was being interpreted. For reference, the City’s existing hillside development standards are contained in Chapter 16.24 “Hillside Development” of the Development Code. The proposed updates were recently reviewed and approved by the Riverside County Airport Land Use Commission (Attachment 2). Lastly, a webpage was created for the proposed modifications to inform the public about the proposed changes at the following link on the City’s website: https://www.murrietaca.gov/1314/Hillside- Ordinance-Updates.

Development Advisory Group
On August 25, 2022, staff presented an overview of proposed changes to the Development Advisory Group (DAG) to receive feedback on proposed standards. The consensus from the group was that the proposed standards will be beneficial in clarifying the applicability of hillside standards. Staff notes it also had the benefit of consultant assistance through a grant program administered by the Western Regional Council of Governments (WRCOG). Within the parameters of this grant program, staff was able to obtain updated graphic images as provided within the draft Ordinance by working with PlaceWorks, at no cost to the City. 449

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Planning Commission Workshop 1
This item was continued from the December 14, 2022 meeting. No report or presentation was provided.

Planning Commission Workshop 2
On January 25, 2023, staff presented proposed changes to the Planning Commission in a workshop format to review the current and proposed standards ahead of a future public hearing.

The purpose of this effort was to receive feedback on the more substantial issues with current MMC provisions and potential standards. Below is an overview of these Discussion Items:

1. Code conflicts for measuring building height, and staff’s recommendation to use an specific grade reference point that accounts for topography.

2. Hillside mapping using Geographic Information Systems (GIS) software.

3. Removal of the Average Slope Calculation from the Development Code and replacement with GIS information for identification of slope contours using 2-foot contour data.

4. Ridgeline mapping using GIS software for identification of these locations and application of techniques for development screening at ridgeline locations.

5. Updated standards for retaining walls, both inside and outside hillside areas.

The other items presented by staff were potential techniques to improve the readability of the existing MMC, examples of graphics that could be incorporated, highlights of areas to resolve code inconsistencies, ways to incorporate best practices, and suggestions from staff on how to simplify the standards to make them more user-friendly to both staff and applicants.

Due to time constraints from the robust discussion from both the public and Planning Commission, there was not enough time to cover the proposed retaining wall updates. Staff will cover this in more detail within the Analysis portion of this report. Comprehensively, all of the updates for consideration which relate to the hillside development standards are included in the draft Ordinance.

Community Outreach Workshop
On April 11, 2023 at the Alderwood Park Clubhouse, staff hosted a presentation on the existing and proposed hillside standards. Staff held the workshop to obtain additional feedback from the community on the proposed hillside development standards. This additional outreach was conducted per direction from the prior Planning Commission meeting for further community input and transparency. Areas that were covered were inclusive of existing and proposed Hillside Overlay applicability, height allowances for structures, height measurement criteria, hillside slope applicability, average slope calculation, prominent ridgelines, and retaining wall criteria. Lastly, staff provided some time for questions/answers at the end of the presentation for feedback.

Overview - Greer Ranch and Copper Canyon Specific Plans It should be noted that portions of the proposed Hillside Area Overlay cover both the Greer Ranch and Copper Canyon Specific Plans areas. For context, a Specific Plan is a planning document that implements the goals and policies of the Murrieta General Plan. Specific Plans serve as 450

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standalone planning documents with their own unique development standards within a defined area. This would include their own development standards for hillside areas. Areas with adopted specific plans would be excluded from any changes to the hillside regulations, except where noted.

Greer Ranch
With the implementation of the Greer Ranch Specific Plan, it was described as “...the site is characterized by two valleys created by three northeast to southwest trending ridgelines.

Elevations range from 1,560 to 2,160 feet above mean sea level. A highlands area is created by the hills in the northwestern portion of the Site. Development will be primarily restricted to areas of less than 25 percent slope (Greer Ranch Specific Plan, Page 1).” Given this standard in the specific plan, a project would avoid areas over 25 percent slope within Greer Ranch that would otherwise be considered a “Hillside Area” under the City’s hillside development standards.

When reviewing projects within the Greer Ranch Specific Plan on the steeper hillside areas of the plan area, there are provisions for limited pad grading and landform grading techniques. This mirrors the same approaches as provided in the Citywide Development Code: “...The Estate Residential use areas (Planning Areas 6 and 7) are characterized by more steeply-sloped, visible hillsides, particularly in the northwest portions of the Site. Limited pad grading and other minimal grading techniques, in addition to landform grading, will be stressed in the design of development within these areas (see Exhibit 12). A key factor affecting the grading here is access, which is provided with a modified "Mountain Local" road designed to minimize grading and reduce landform impacts (Greer Ranch Specific Plan, Page 34).” Copper Canyon
As described within the Specific Plan “...The prominent ridgelines and hillsides onsite are preserved in open space. Adherence to special hillside grading design criteria and development standards is required in the adjacent development areas to minimize and soften transitional grading impacts. (Copper Canyon Specific Plan, Page 290).” Furthermore, “...A slope analysis of the site was prepared early in the planning process to determine the site development opportunities and constraints. The analysis evaluated slopes of 0-15%, 16%-20%, 25% and 50% with an emphasis on slopes of less than 25% as a benchmark for determining developable areas and preservation requirements. Areas of 25% slope or greater are largely avoided.

The preservation of visually prominent ridgelines and steep hillside areas is a major design feature of the Specific Plan, supported by a comprehensive set of hillside grading, infrastructure, land use, and landscaping design standards and guidelines (Copper Canyon Specific Plan, Page 292).” Similar to Greer Ranch, Copper Canyon would also avoid those areas considered a “Hillside Area” under the citywide development standards.

In addition, the Specific Plan does have provisions for consistency with the hillside development standards when implemented: “...Based upon a directive from the City’s General Plan process a Hillside Overlay Zone (HOZ) was developed to identify prominent hillside and ridge line features of the City. The HDO establishes policies for the treatment of areas identified as being within or adjacent to the HOZ. A portion of the Copper Canyon site associated with the escarpment has been included in the HOZ and is subject to the provisions of the HDO. 451

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To ensure that the development of the proposed specific plan will be consistent with the HDO, the portions of the project site subject to the provisions of the HDO were identified. While much of the project site is proposed for open space uses where the HOZ is identified, Planning Area 1, Planning Area 2, Planning Area 16 (the golf course), and Planning Area 18 (the golf clubhouse, under the “Golf Course Alternative”) are largely located within the HOZ (Cooper Canyon Specific Plan, Page 40).”

ANALYSIS
The following analysis covers the major proposed modifications that were previously discussed at both the Planning Commission and Community Workshops, as well as, a summary of the more non-substantive modifications.

Summary of Code Changes – Chapters 8.20 and 15.52 (For Informational Purposes Only – Limited to City Council Review) (Attachments 1.1 and 1.2):
Updates to Section §8.20.030 “Declaration of Nuisance” oCode Enforcement Division’s request to address revegetation of sloped areas after a catastrophic event.
oFollowing a catastrophic event causing a loss of vegetation (i.e. wildfire, landslide, etc.), all impacted sloped areas of a subject parcel shall be revegetated to prevent further erosion pursuant to Section 16.28.080 “Landscaping Standards”. Updates to Section §15.52.020 “Definitions” for Consistency oClarification of a definition for “Hillside Area” and “Hillside Site” for consistency with the proposed updates under Chapter 16.
o“Hillside Area,” means those areas specifically designated in a Hillside Overlay as adopted by the City.

Summary of Code Changes – Title 16 (Attachments 1.3 and 1.4):

The proposed code changes are intended to clarify existing Hillside Development regulations and applicability, remove redundancies, clarify code sections, and streamline review processes where applicable. A summary of the changes proposed is reflected below. The modifications as described below run parallel with the order of the attached Ordinance Amendment:
Updates to Development Standards Table Updates: Tables 16.08-3, and 16.08-4 oAddition of footnotes on where someone would go to find the maximum building height and if the property is within a “Hillside Area”. oUpdates Section §16.08.020 “Residential Districts General Development Standards”, Table 16.08-03 “Residential (Single-Family) Zones General Development Standards” refers back to this footnote.
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oUpdates Section §16.08.020 “Residential Districts General Development Standards”, Table 16.08-04 “Residential (Multi-Family) Zones General Development Standards” refers back to this footnote.
Updates to Section §16.08.030.5.c “Single-family Residential Design Standards and Design Features”
oProvides a new cross-reference from Section §16.08.030.5.c “Single-family Residential Design Standards and Design” to Section §16.22.070(F) “Retaining Walls” for someone to locate retaining wall criteria.
Updates to Section §16.08.040.7.c “Multi-family Residential Design Standards” oProvides a new cross-reference from Section §16.08.040.7.c “Walls” to Section §16.22.070(F) “Retaining Walls” for the centralized retaining wall criteria. Development Standards Table Updates: Tables 16.10-2, 16.11-2, and 16.12-2 oAddition of footnotes on where to go to find the maximum building height and if the property is within a “Hillside Area”.
oSection §16.10.020 “Commercial District General Development Standards”, Table

16.10-2 “Commercial Zones General Development Standards Requirements” refers to this footnote.
oSection §16.11.020 “Office Districts General Development Standards”, Table 16.11- 2 “Office Districts General Development Standards” refers to this footnote. oSection §16.12.020 “Business Park and Industrial Districts General Development Standards”, Table 16.12-2 “Business Park and Industrial Zones General Development Standards” refers to this footnote.
Updates to Section §16.12.030 “Business Park and Industrial Zoning Districts Design Standards”
oProvides a new cross-reference from Section §16.12.030.4.d “Screen Walls/Fencing” to Section §16.22.070(F) “Retaining Walls” for the centralized retaining wall criteria.
Development Standards Table Updates: Tables 16.13-2 and Table 16.14-2 oProvides footnotes on where to go to find the maximum building height and if the property is within a “Hillside Area”.
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oSection §16.13.020 “Innovation District General Development Standards”, Table

16.13-2 “Innovation District General Development Standards” refers to this footnote. oSection §16.14.010 “Purpose”, Table 16.14-2 “Special Purpose Districts General Development Standards” refers to this footnote.
Updates to Section §16.18.080 “Height Measurement and Height Limit Exceptions” Please Note: Covered Under Discussion Item 1 from 1/25/23 PC Workshop Background:

This standard creates ambiguity as to when the City’s Hillside Development standards apply. Relatedly, Chapter 16.24 could be misapplied beyond the maximum slope height criteria as identified under Section 16.18.080 “Height Measurement and Height Limit Exceptions”. Staff is aware of an inconsistent interpretation that has been raised regarding how an applicant would measure a slope under a 14.3 percent slope (one- foot rise or fall in 7 feet). The measurement for a building pad would remain unchanged with these proposed modifications.

Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 1. Staff suggested the below updates as they would provide uniform standards for measuring height on a slope and pad irrespective of a given percentage. Outside of the Hillside Overlay area, the maximum height would be based on the underlying zone maximum height criteria. If a project is located within the mapped Hillside Overlay area, then a 30- foot maximum height would apply to those to those areas greater than 25 percent. The direction to staff from the Planning Commission was that this approach was agreeable for incorporation into the Ordinance amendment.

Community Workshop – 4/11/23:

This issue area was presented for a second time at the hosted community workshop.

The feedback from the group was positive and felt the proposed modifications were easier to implement versus the current criteria.

Proposed Modifications / Discussion:

Section 16.18.080 (Height Measurement and Height Limit Exceptions) of the Murrieta Municipal Code is hereby amended to read as follows:

All structures shall meet the following standards relating to height, except for fences and walls, which shall comply with Chapter 16.22 (Fences, Hedges, and Walls).

A. Maximum Height. The height of structures shall not exceed the standard established by the applicable zoning district in Article II (Zoning Districts and Allowable Land Uses) or for structures within a Hillside Area under Section 16.24.020.A. In addition, the Mmaximum height for structures on a specific parcel shall be measured as follows:the vertical distance from finish grade to an imaginary plane located the allowed number of feet above and parallel to the finish grade.
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FIGURE 3-1

HEIGHT MEASUREMENT

1. Establishing the high point and low point on the property as reference grade points as follows:
a. A measurement is taken from the lower of existing or proposed grade, 5 feet away from the lowest grade point around the structure in accordance with Figure 16.18-

1. This point shall be the low reference grade point. The highest point anywhere on the structure may not exceed the elevation of that low grade point by more than the allowable height plus the grade differential between the low point of structure and high point of structure (excluding items as detailed under Section 16.18.080(B) (Exceptions to Height Limits)), but in such case where the actual grade differential exceeds 10 feet, only a maximum of 10 feet may be added to the maximum allowable height per the zone.

The measurement is the difference in elevation between the highest and the lowest adjacent ground elevation surrounding the building.

FIGURE 16.18-1

MEASUREMENT LOCATIONS
b. If the difference in elevation is 10 feet or less, the reference grade point is established at the highest adjacent ground elevation. See Figure 16.18-2. If the difference in elevation is greater than 10 feet, the reference grade point is established at 10 feet above the lowest adjacent ground elevation. See Figure 16.18-3. For stepped 455

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or terraced buildings, the building height is the overall height as illustrated in Figures

16.18-4 and Figure 16.18-5.

FIGURES 16.18-2, -3, -4. -5

MEASUREMENT CRITERIA
c. For a project with a proposed pad configuration, the height of the structure measured by the vertical distance from the finished grade to the height of the roof line.

See Figure 16.18-6.
oThe structure height measurement is the difference in elevation between the highest and the lowest “Adjacent Ground Elevation” located five feet from the building. If the actual grade difference exceeds 10 feet, a maximum of 10 feet may be added to the maximum allowable height per the zone to accommodate areas such as crawl spaces.

Additionally, staff is proposing under this scenario, chimneys, vent pipes, etc. would be permitted to exceed this limit up to 15 percent as provided currently under MMC §16.18.080.C. - “Exceptions to Height Limits.” This approach reduces grading in some respects and promotes a grading design that follows natural grades. oIf the difference in elevation is 10 feet or less, the reference grade height is established at the highest “Adjacent Ground Elevation”. Figures 16.18-2 and 16.18-4. 456

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oIf the difference in elevation is greater than 10 feet, the reference grade height is established at 10 feet above the lowest “Adjacent Ground Elevation”. Figures 16.18- 3 and 16.18-5.
oProvides some flexibility to account for some subterranean areas that one would encounter on a sloped property (i.e. crawl space areas below a stem wall). oProvides some flexibility for someone to have a covered elevated deck or balcony within this height envelope.
oFor where there are steeper slopes, where the elevation difference is 10 feet or greater, the measurement envelope tightens as height would pull back with the slope.

This would minimize the overall height.
oFor gentler slopes where there is a differential of less than or equal to 10 feet, it accounts for slight variation at a building site.
oOn a very steep lot, it may limit the height of the building on the highest uphill side.

FIGURE 16.18-6

MEASUREMENT WITH PAD CONFIGURATION
B. Structures on Sloping Parcels. Where the average slope of a parcel is greater than one foot rise or fall in 7 feet of distance from the street elevation at the property line, structure height shall be measured in compliance with Chapter 16.24 (Hillside Development).

CB. Exceptions to Height Limits. Exceptions to the height limits identified in this development code shall apply in the following manner:

1. Roof-mounted Features. Roof-mounted features including chimneys, cupolas, clock towers, elevator equipment rooms, equipment enclosures, and similar architectural features shall be allowed, up to a maximum of fifteen (15) feet above the allowed structure height. The total square footage of all structures above 457

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the heights allowed in the zoning districts shall not occupy more than twenty-five (25) percent of the total roof area of the structure. Greater height or area coverage may be allowed subject to the approval of a minor conditional use permit in compliance with Chapter 16.52.

2. Parapet Walls. Fire or parapet walls may extend up to four feet above the allowable height limit of the structure.

3. Public Assembly, Hotels, Class "A" Office and Public Structures. Places of public assembly including churches, schools, assembly halls, Class "A" office buildings greater than three (3) stories, hotels and other similar structures may exceed the established height limit by one (1) foot for every two (2) feet that the minimum required front, rear and side yard setbacks are increased. The increase in the front, rear and side yard setbacks is determined by averaging the total of the increased building setbacks at the closest point on all sides. The maximum additional height allowed is thirty (30) feet above the height limit established for the applicable zoning district. This exception shall not apply when the site is adjacent to single-family zoned property. This exception may be used in conjunction with the height exception for rooftop equipment.

4. Telecommunications Facilities. Telecommunication facilities, including antennae, poles, towers, and necessary mechanical appurtenances, may be authorized to exceed the height limit established for the applicable zoning district, subject to the approval of a conditional use permit in compliance with Chapter 16.52.

5. Basement. A basement is defined as a story that has its floor surface below the adjoining finished grade as both conditioned and unconditioned space per the California Building and Residential Codes.
…
oFor a proposed building pad location, the height of the building is the vertical distance from the finished grade to the height of the roof line. oThe finished grade is a known metric and easily identifiable element. oThis mirrors the current standard and it is a simple approach for both a project applicant and City staff.
oThis is a relatively easy standard for an applicant to show compliance with elevations and height measurements on a standard set of plans.
Updates Section §16.18.140.D.4.b “Setback Regulations and Exceptions” Please Note: Covered Under Discussion Item 5 from 1/25/23 PC Workshop Background:

Presently, Section §16.18.140.D.4.b refers to two retaining wall standards with one standard facing outward and inward; however, it is missing some other wall components that are needed to address line-of-sight and visibility triangles, required offset for step- 458

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back, general design criteria, and a cross-reference to retaining wall criteria in Hillside Areas.
oMakes our existing standards easier to follow for applicants and staff for retaining wall criteria.
oApplies Citywide
Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 5. As mentioned in the introduction, due to time constraints from the robust discussion from both the public and the Planning Commission; there was not enough time to cover the proposed retaining wall updates at the Planning Commission Workshop on January 25, 2023.

Community Workshop – 4/11/23:

This issue area was presented at the hosted community workshop. The feedback from the group was that having Table 16.18-2 and having the existing parameters consolidated into one table would be easier for staff and project applicants to follow. Having the retaining wall offset at 12 feet in height was positively received as well.

Proposed Modifications:

TABLE 16.18-2

RETAINING WALLS - NON-HILLSIDE AREAS
Criteria
Facing Outward Within Front or
Street-Side Setback
For residential, mixed-use
locations, commercial, and
industrial, retaining walls within
a front yard or street-side
setback shall not exceed four
feet in height.

Facing Inward Retaining walls up to six feet in
height may be located within a
required setback provided the
exposed side of the wall faces
into the subject parcel and shall
incorporate landscaping to
screen the wall(s).

Line-of-Sight Locations/Visibility
Triangles
For any required line–of–sight
locations or visibility triangles, a
maximum of thirty inches in
height shall be permitted.

Six Feet or Greater - Retaining
Wall Facing Outward
Retaining walls six feet or
greater in height shall be subject
to the same setback
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requirements as the main
structure in the applicable
zoning district and shall
incorporate landscaping to
screen the wall(s).

Required Offset At twelve feet in height, a
retaining wall shall be separated
by a minimum of six feet
horizontally to accommodate
landscaping.

Design Criteria Refer to Section 16.22.070(F)
(Retaining Walls).

Retaining Wall(s) within Hillside
Areas
Refer to Table 16.24-2
(Retaining Walls – Designated
Hillside Areas)
Discussion:

To walk through the proposed parameters:

First, for the first row, with a retaining wall facing outward within the front or street-side setback, an applicant would be looking at a 4-foot maximum height. This would be for walls within a required front or side setback. Past the setback line, a retaining wall can be as tall a structure for that underlying zone. This is the current standard. For the second row, with a retaining wall facing inward, an applicant would be looking at a 6-foot maximum height. An example would be a parking area at a lower elevation than the street. For the third row, for any line-of-sight areas, a proposed maximum height would be thirty inches for safety issues for vehicle visibility. This is consistent with current standards for this design by engineering but just reinforced here. For the fourth row, for a retaining wall six feet or greater would be subject to the same setback requirements as the main structure.

No change in comparison to the current standard. For the fifth row, staff proposes a required offset at twelve feet in height. The retaining wall offset would be separated by a minimum of six feet horizontally in width to accommodate landscaping. This situation is concerning to staff for aesthetic reasons, as it can lead to the creation of large retaining walls with hard edges without landscaping. The idea here was to provide for additional landscaping to help soften tall retaining walls as shown in the images below. 460

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For the sixth row and fourth rows; this is just a cross-reference to the uniform retaining wall design criteria and for retaining walls in the Hillside Overlay which have their own criteria. This will be covered further within this report. Minor Table Numbering Update: Table 3-3 to become renumbered Table 16.22-1 oRenumbers Table 3-3 to Table 16.22-1 (Maximum Height of Fences, Hedges, and Walls).
oThis would be in-line with other recent table numbering updates within the MMC. Updates to Section §16.22.040 “Exceptions to Height Limitations” oMinor updates to the title to note “Non-Retaining”.
oIntention for this update is to clarify that the exceptions under this Section are applicable to non-retaining walls and not all walls.
Updates to Section §16.22.050 “Measurement of Fence or Wall Height” oThe objective here is to clarify the measurement criteria under Section §16.18.080 (Height Measurement and Height Limit Exceptions) is to utilize the standards under Chapter 16.24 for parcels located within the Hillside Overlay. oProvides parameters for when there is a difference in the ground level between two adjacent parcels and how that is determined.
Updates to Section §16.22.060 “Walls Required Between Different Zoning Districts” oClean-up of criteria and errors in the MMC with respect to wall criteria between Business Park (BP), General Industrial (GI), or General Industrial-A (GIA) Zones. 461

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oIncorporation of Innovation (INN) Zone fencing criteria in alignment with existing wall standards. This is presently absent.
oProvides for pedestrian and vehicle access standards within the INN Zone with a few exceptions for pedestrian access.
New Section §16.22.070.F “Retaining Walls”
Please Note: Covered Under Discussion Item 5 from 1/25/23 PC Workshop Background:

It was brought to staff’s attention through internal dialog with the Planning Division that Section §16.22.070 is lacking design criteria for retaining walls; however, it covers other general wall and fencing requirements. This lack of clarity has created issues for both project applicants and City staff when reviewing a development project. To help resolve this, staff is proposing a new centralized design section. oMakes our existing standards easier to follow for applicants and staff. oApplies Citywide.
oProvides a variety of design choices.

Planning Commission Workshop – 1/25/23:

Similar to the other retaining wall items, this was to be presented at the Planning Commission Workshop under Discussion Item 5. As previously noted, there was not enough time to cover this item. Below is a synopsis of the proposed updates.

Community Workshop – 4/11/23:

This issue area was presented at the hosted community workshop. The feedback from the group was positive and the group was in agreement with the proposed modifications as presented.

Proposed Modifications / Discussion:

To highlight the proposed modifications:
oProviding cross-referencing of unifying standards for all zones with respect to retaining walls for design consistency under Section §16.22.070.F “Retaining Walls”. oRetaining walls may be used to reduce grading, preserve natural, features, or increase soil stabilization.
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oCrib walls, keystone, loffelstein walls, and other similar living wall systems are a design option as long as it can be demonstrated on the project plans that the walls are structurally acceptable and provisions are provided for acceptable landscaping. 463

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Such walls would be subject to the following standards:
oUtilize a curvilinear slope pattern consistent with the appearance of the natural hillside terrain.
oBe planted with landscape material suitable for the climate and wall exposure relative to the sun.
oThe color palette and materials selected for the retaining wall would be required to blend in with the adjacent hillsides and landscape plant palette. oWalls and fences would incorporate materials and colors used with adjacent structures. All materials used to construct the retaining wall(s) would consist of either:
native stone, poured-in-place concrete, precast concrete block, color treated, textured or veneered to blend in with the surrounding natural colors and textures of the existing landscape and native plant materials.
oWalls and fencing visible from the public right-of-way would be designed to provide variation in placement, use of planters, differing materials, and modulation of the wall plane.
oWalls and fences would follow landform grading shapes and contours. oUse of tubular steel or wrought-iron safety fencing may be necessary in conjunction with these wall locations for landscape safety maintenance personnel. Placement shall be consistent with the California Building Code and related codes. Minor Modifications to Section §16.24.010 “Purpose”
oMinor typographical updates with capitalization and italicizes to reference a given definition.

Updates to Section §16.24.020 “Applicability”
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Please Note: Covered Under Discussion Item 2 from 1/25/23 PC Workshop Background:

The issue is MMC §16.24.060.A under “Hillside Slope Categories” applies the “Hillside Condition” to all natural slopes within the threshold of 25% slope up to 50% slope throughout the City (no development is permitted on slopes over 50%). Staff understands that the intent of this original criteria was for it to be limited to mapped areas (see below image and Attachment 3) within the Hillside Overlay, not on a citywide basis. The other issue is that this map was never codified within the MMC, which should have been the case for ease of reference for project review for both City staff and project applicants.

Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 2. Staff suggested the following updates to limit the applicable criteria to those mapped area within the Hillside Overlay that are 25 percent or greater area and utilize the City’s GIS to have this mapped at two-foot contours for project review. Planning Commission concurred with this approach.
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Community Workshop – 4/11/23:

This issue area was presented for second time at the hosted community workshop. The feedback from the group was positive and felt the proposed modifications to have this mapped and codified within the MMC would work with consensus from the group.

Proposed Modifications / Discussion:

Staff believes with implementation of the following modifications it will bring clarity to the issue:
oUtilization of Geographic Information System (GIS) for identification of mapped “Hillside Areas”.
oUpdates to MMC which address the existing discrepancy with a 20 percent slope being referenced, versus the 25 percent slope as described for the Hillside Overlay Area.

This has been a key issue of misunderstanding and applicability in the past with respect to project review.
oUpdates to Section §16.24.020. The updates here help clarify that hillside overlay criteria only applies to those areas that are located within the Hillside Overlay. Updates to Section §16.24.030 “Definitions”
Removal of Average Slope Calculation
Please Note: Covered Under Discussion Item 3 from 1/25/23 PC Workshop Background:

As part of the definitions updates it has been brought to staff’s attention the below calculation may have been misinterpreted or misapplied for determining a slope. 466

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Slope, Average. The method of determining average natural slope of land using the following equation:

I x L x .0023 where
A
I = Contour interval in feet.

L = Combined length in feet of contour lines measured on the project site. .0023 = A constant that converts square feet into acres and expresses slope in percent.

A = Project site area in acres.

Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 3. Staff suggested the removal of this formula. This was based on the fact that with today’s technology, this formula is no longer necessary by using the City’s GIS using two-foot contours. The Planning Commission concurred with this approach.

Community Workshop – 4/11/23:

This issue area was presented for a second time at the hosted community workshop. The feedback from the group was positive and they felt the removal of the formula from the MMC would work.

Proposed Modifications / Discussion:

The proposed modifications would remove this formula. As mentioned within the introduction portion of this discussion item, with today’s technology, this formula is no longer necessary in the MMC and the slope criteria can be mapped utilizing the City’s GIS service using two-foot contours. This will be beneficial to project applicants and City staff in reviewing projects since it simplifies the analysis.

Prominent Ridgeline Updates – Part 1
Please Note: Covered Under Discussion Item 4 from 1/25/23 PC Workshop Background:

An issue that has come is the misapplication of Prominent Ridgelines. The Definitions section currently provides very vague language in defining where these locations are. This lack of clarity could create issues for both project applicants and City staff when reviewing a future project that lies within these areas. A potential solution would be to identify these locations within the Prominent Ridgelines Map (See below image and Attachment 4) and more precisely on the City’s GIS.
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Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 4. With these updates, there was some concern from residents that have property within the Los Alamos Hills area by having this mapped, it may limit future development at these locations. Their contention was that it should only apply to those mapped areas that are conserved for open space and not to existing developed ridgeline properties within the Hillside Overlay. From this dialog, Planning Commission directed staff to host a community workshop to discuss this item further with residents. The last takeaway from this was that the Planning Commission was in favor of using GIS technology to have these areas mapped and codified within the MMC.

Community Workshop – 4/11/23:

This discussion item was presented at the hosted community workshop. The feedback from the group was much the same as Planning Commission. Again, it was noted that these locations should only apply to those mapped areas that are conserved for open- space and not to existing developed ridgeline properties within the Hillside Overlay.

Proposed Modifications / Discussion:
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With these updates, staff does not foresee by having these locations mapped using both GIS and codified within an MMC, it would result in a barrier to future development at these locations. It will be a helpful tool for site analysis for both City staff and project applicants with respect to these locations when reviewing future proposals. Additionally, staff is proposing enhanced landscaping at these locations which will be covered in greater detail under Section §16.24.060 “Hillside Development Standards” within this report.

Other Definition Updates
oProvides new definitions consistent with other portions of the MMC including “City”, “City Engineer”, “City Manager”, and “Director”.
oCorrects/updates existing definitions consistent with other portions of the MMC. oUpdates provided to Figure 16.24-1 (Slope Examples) with the inclusion of a new 4:1, 25 percent slope example and clearer graphics.
Updates to Section §16.24.040 “Application Submittal Requirements”

oUpdates to Section §16.24.040. This covers existing standards for the submittal of a natural features map, a conception grading plan, a drainage map, a slope analysis map, slope profile drawings, data sources, provisions for a geotechnical report, objective design guidelines, criteria for when no grading is required, and additional information that may be needed.
oThe proposed language is moving from a subjective interpretation to objective standards. This is consistent and required with recent State housing legislation.

Updates to Section §16.24.050 “Project Review Procedures” oCross-referencing to the Hillside Overlay Map for applicability. oClarification of “Commission” to mean “Planning Commission”. oUpdates with referencing to objective criteria consistent with recent State housing legislation, versus existing subjective criteria and requirements. Updates to Section §16.24.060 “Hillside Development Standards” Retaining Wall Updates – Part 2
Please Note: Covered Under Discussion Item 5 from 1/25/23 PC Workshop Background:
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Similar to the approach for covering the updates proposed under the Citywide retaining walls updates which was covered earlier within this report, staff is suggesting the addition of a new table to make both the existing and proposed standards easier to follow for applicants and staff within 25 percent or greater areas within the mapped Hillside Area overlay.

E. Walls and Fences.

TABLE 16.24-2
RETAINING WALLS – DESIGNATED HILLSIDE OVERLAY
AREAS
Criteria
Up to Three Feet Within Front or
Street-Side Setback
Walls within the required front
yard or street-side setback shall
not exceed three feet in height,
shall be separated by a
minimum of three feet, and shall
incorporate landscaping to
screen the wall(s).

Line-of-Sight Locations/Visibility
Triangles
For any required line–of–sight
locations, or visibility triangles, a
maximum of thirty inches in
height shall be permitted.

Up to Six Feet. Where multiple terraced
retaining walls are designed to
retain larger slopes, they shall
not exceed six feet in height.

Refer to Figure 16.24-2.

Over Six Feet Prohibited
Over Six Feet and as Part of
Structure.

Walls that are an integral part of
the primary structure may
exceed six feet in height;
however, their visual impact
shall be mitigated through
contour grading and landscape
treatment. Refer to Figure

16.24-3.

Required Offset At six feet in height, a retaining
wall shall be separated by a
minimum of six feet horizontally.

Refer to Figure 16.24-2.

Design Criteria Refer to Section 16.22.070.F
(Retaining Walls).
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1. Retaining walls, not exceeding six feet in height, may be allowed to reduce grading, preserve natural features, or increase soil stabilization. Within the required front yard setback, individual retaining walls shall not exceed three feet in height.

2. Where multiple (terraced) walls are designed to retain larger slopes they shall not exceed six feet in height and shall be separated by a minimum of six feet horizontally. A maximum of two walls shall be placed together. Walls within the required front yard setback shall not exceed three feet in height and shall be separated by a minimum of three feet and shall incorporate landscaping to screen the wall(s).

Planning Commission Workshop – 1/25/23:

Similar to the other retaining wall items, this was to be presented at the Planning Commission Workshop under Discussion Item 5. As previously noted, there was not enough time to cover this item. Below is a synopsis of the proposed updates.

Community Workshop – 4/11/23:

This issue area was presented at the hosted community workshop. The overall feedback from the group was positive and the group was in agreement with the proposed modifications as presented.

Proposed Modifications / Discussion:

The proposed standards here would apply only to designated Hillside Areas. To walkthrough the above table, for the first row above, for a retaining wall within the front or street-side setback, a 3-foot maximum height would be permitted. This reflects the current standard with the additional of the street-side criteria. For the second row, for any line-of- sight areas, a proposed maximum height would be thirty inches for safety issues. This is consistent with current standards for this design by engineering, but just reinforced here.

For the third row, a 6-foot maximum height would be set for terraced walls. This is consistent with the current standard. For the fourth row, for a retaining wall over 6-feet and as part of structure may exceed six feet in height; however, their visual impact shall be mitigated through contour grading and landscape treatment. This is also consistent with the current standards. For the sixth row, at 6-feet in height, a retaining wall shall be separated by a minimum of six feet horizontally in width. This is consistent with the current standard. For the last row, this is just a cross-reference to the uniform retaining wall design criteria that was described earlier within this staff report.

Prominent Ridgelines Updates – Part 2
Please Note: Covered Under Discussion Item 4 from 1/25/23 PC Workshop Background:
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Presently, MMC §16.24.60.G provides some parameters that structures are not permitted to be closer to a prominent ridge than fifty (50) feet as measured vertically on a cross- section or one hundred fifty (150) feet horizontally on a topographic map.

3. Structures shall not visually impair ridgeline silhouettes. Structures are not permitted closer to a prominent ridge than fifty (50) feet measured vertically on a cross- section or one hundred fifty (150) feet horizontally on a topographic map. whichever is more restrictive. Exceptions to this requirement for public facilities. utilities. and infrastructure necessary to serve the public health, safety, and welfare may be considered by the commission

3. In order to help address visual impacts at Prominent Ridgelines, use of the combination of natural occurring vegetation (trees/shrubs) and proposed landscaping shall be implemented to screen proposed structures at these locations. Additionally, any required Fuel Modification Zone and California Fire Code standards shall be considered in the design of this screening method blending with the terrain and existing vegetation.

Planning Commission Workshop – 1/25/23:

This was presented at the Planning Commission Workshop as Discussion Item 4. There was some concern from residents that have property within the Los Alamos Hills area that having this standard no longer makes sense as a number of properties have developed along the ridgeline areas. It was described by the residents the original intention was that it should only apply to ridgelines when the City was beginning to be developed as there was a much more naturalized context surrounding the Hillside Areas. It was suggested that if this standard were to remain should only apply to the properties located within open- space lots or other undeveloped land.

The challenge is how to balance this goal while providing property owners the ability to utilize their property; so staff suggested a few options to the Planning Commission including:
oProviding the opportunity for a landform depression/berming grading. oUtilization of muted earth-tone colors for exterior walls and roofing with the incorporation of exterior paint and roof elements with a low reflective value. oUtilization of natural occurring vegetation (trees/shrubs) to help screen proposed structures.

The takeaway from this dialog was with the utilization of natural occurring vegetation (trees/shrubs) to help screen proposed structures as a solution was the preferred solution for updating this existing standard.

Community Workshop – 4/11/23:

This issue area was presented at second time at the hosted community workshop. The dialog/feedback from the group was much the same as Planning Commission. Again, it 472

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was noted with the utilization of natural occurring vegetation (trees/shrubs) to help screen structures, it would be an amenable solution for all.

Proposed Modifications / Discussion:

As proposed, staff believes with the implementation of the proposed modifications at these ridgeline locations, the end result will be largely the preservation the visual characteristics at these ridgeline locations while providing property owners the ability to utilize their property. Furthermore, any required Fuel Modification Zone and California Fire Code standards will be implemented. With the modification for enhanced landscaping at these locations, it would still meet the intent following General Plan Goals and Policies: Land Use Goal LU-22 “Natural and visual resources are valued resources to maintain the rural character of the Los Alamos Hills.” and the following corresponding Policy LU-22.2 “Encourage new construction and landscape design that utilizes grading techniques to mimic the natural terrain.” Additionally, the modifications would still meet the intent of Goal CSV-5 “Hills and ridges are protected for their environmental and aesthetic values” and following Policy CSV-5.1 “Promote compliance with hillside development standards and guidelines to maintain the natural character and the environmental and aesthetic values of sloped areas.” All in all, future development at these locations and would involve careful siting, grading, and landscaping techniques to minimize exposure and preserve vistas of these ridgelines.

Other General Updates to Section
oUpdates to Table 16.24-1 (Hillside Development Standards) for criteria. oUpdates to site design and roadway placement for consistency with current California Fire Code and City standards.
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oMinor updates for cross-lot profiles which cover the building envelope for a structure on a downhill lot, the building envelope for an uphill lot, and for the building envelope at cross-lot slopes.
oMinor updates for walls and fencing criteria. Refers to Section §16.22.070.F (Retaining Walls) for additional criteria and for consistency with citywide design standards for retaining walls.
oCross-referencing for consistency with citywide landscaping standards at sloped areas and use of drought tolerant and fire resistive landscaping materials. oUpdates for grading techniques at hillside areas, drainage improvements at hillside areas, and for public safety.
Updates to Section §16.24.070 Hillside Development Guidelines oMinor updates for the site design and building placement of a residence at a site on a slope. Buildings are encouraged to be placed parallel to the slope and not counter to it, which is the current guidance.
oMinor updates to roadway placement at hillside locations. Placement is encouraged to work with the terrain and not counter to it. These are the current parameters. oMinor updates to grading techniques which covers site situations with minimal grading, contour grading, landform grading, and drainage improvements in a more objective and naturalized manner.
oCross-referencing of unifying standards for all zones with respect to landscaping on sloped areas.

New Section §16.24.080 “Exceptions”
oProvide exceptions from requiring a grading permit in a Hillside Area if meets the current criteria as provided under Section §15.52.040 “Permit Exceptions”. These exceptions include exploratory excavations, installation of underground utilities, clearing and brushing when directed by the fire chief to mitigate a potential fire hazard, etc.
oProvides exceptions from requiring a grading permit for flatwork, pools, or spas, which results in the disturbance of 50 cubic yards or less, does not require a grading permit. oAll other activities resulting in the disturbance of 50 cubic yards or less (excluding those areas that are identified within Section 16.24.060.G “Grading”), shall require the applicant to provide a statement to that effect, which shall be filed with the City Engineer including the following information: parcel boundaries, pad elevations, on or off-site existing grade elevations, vehicular access to and from the project site with 474

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both private and public roadways, existing utilities, and, if applicable, septic system location(s).
New Section §16.24.090 “Reserved”
oReserved blank section for future hillside updates/amendments. New Section §16.24.100 “Hillside Overlay Map”
oCodifies the Hillside Overlay Map within the MMC. This has been missing up to this point in time which has made it challenging for City staff and project applicants to reference.
oProvided that these updates are approved, staff will work with Code publisher on uploading a high-resolution image.
oThis information will also be incorporated into the City’s online Geographic Information System (GIS) as a layer for future reference which will assist City staff and project applicants.
New Section §16.24.110 “Prominent Ridgelines Map”
oCodifies where these locations would apply within the MMC. oSimilar to the Hillside Overlay Map as described above, provided that these updates are approved, staff will work with Code publisher on uploading a high-resolution image. oThis information will also be incorporated into the City’s online Geographic Information System (GIS) as a layer for future reference which will assist City staff and project applicants.

Conclusion
All in all, the changes proposed in this update are intended to reconcile the various code sections and achieve consistency throughout the Development Code (Title 16), as well as, the Municipal Code (Chapter 15.52) for hillside standards. With the implementation of these updates, it will bring clarity for residents and project applicants on what standards apply, and where, with respect to hillside development that is currently lacking. Lastly, with the application of the proposed modifications covered in this ordinance amendment, it will continue to preserve the visual and aesthetic quality of hillsides and ridgelines as viewed from the surrounding community and avoid and minimize site disturbance at these locations to the extent feasible.

General Plan Consistency
It should be noted that these updates will be consistent with Conservation Element - Goal CSV-5 by maintaining that “...Hills and ridges are protected for their environmental and aesthetic values.

To substantiate this determination, this ordinance update will remain consistent with Policy CSV- 475

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5.1 in that it will “..Promote compliance with hillside development standards and guidelines to maintain the natural character and the environmental and aesthetic values of sloped areas.

Compliance with this goal and policy will be achieved in that future projects at hillside locations will be required to utilize landform, contour, and similar grading techniques which will be designed to blend with the natural existing site contours. This will be required to be demonstrated in future grading plans. Furthermore, proposed building pads and buildings with stem wall configurations will be sited in a manner to necessitate only minimal grading and to preserve open areas of the hillside areas as much as possible. Finally, naturally occurring vegetation (trees/shrubs) will be utilized at these locations, and confirmation will be verified on landscaping plans. This will help reinforce the natural aesthetic values of a given location.

It should be noted that the updates will be also be consistent with the following goal and policies with respect to the Los Alamos Hills community: Land Use Goal LU-22 with “Natural and visual resources are valued resources to maintain the rural character of the Los Alamos Hills” and implemented with the following policies: LU-22.1 “Encourage the preservation of natural and visual resources within Los Alamos Hills, such as rock outcroppings and scenic views of the local hills and valleys, to the greatest degree practicable” LU-22.2 “Encourage new construction and landscape design that utilizes grading techniques to mimic the natural terrain”; and LU-22.3 “Encourage development that minimizes impacts to existing water courses, mature trees, and natural features as much as possible. In those cases that these areas/features are impacted, the final design should provide adequate mitigation on-site and/or in nearby areas.” Projects in Los Alamos Hills will also be required utilize landform, contour, and similar grading techniques which will be designed and implemented in a manner to blend with the natural existing site contours which will be consistent with the description of LU-22.2. Lastly, projects in Los Alamos Hills will be placed in a manner to that minimizes impacts to natural features as much as possible to the community and mitigation for impacts will be assessed on project-level basis through CEQA review which is consistent with LU-22.1 and LU-22.3.

Moreover, the modifications for the utilization of naturalized landscaping for aesthetic purposes at hillside areas will be consistent with the following goal and policy: Goal CSV-9 “A community that promotes the growth of an urban forest and water-efficient landscaping, recognizing that plants provide natural services such as habitat, storm water management, soil retention, air filtration, and cooling, and also have aesthetic and economic value” and Policy CSV-9.6 “Maintain a guide to preferred trees, shrubs, and ground cover plants of noninvasive species, or refer private parties to an existing guide that meets City needs to assist private landscaping efforts.” Implementation of this policy supports our fire resistant standards for vegetation planting, maintenance, and for public safety for hillside development proposals as reviewed by Murrieta Fire & Rescue.

ENVIRONMENTAL DETERMINATION
The proposed action was reviewed for consistency with the citywide Comprehensive Development Code in 1998. These standards were originally evaluated and implemented under the adopted Negative Declaration for implementation of the Comprehensive Development Code on October 28, 1997. These updates have been evaluated for consistency for the current “Project” proposal utilizing this Negative Declaration and the Murrieta General Plan Final FEIR and Subsequent SEIR in 2021 (SCH No. 2010111084), by the City of Murrieta, in accordance with Public Resources Code Section 21166 and California Environmental Quality Act (CEQA) 476

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Guidelines Section 15162. Based on this evaluation, Staff determined the project would not result in new impacts or changed circumstances that would require a new environmental document and the previous environmental document adequately covers these modifications (Attachments 5 and 6).

NOTICING
The Project was noticed in compliance with Section 16.76 of the Development Code, including sending the notice to all properties that lie within the Hillside Area Overlay and publication occurred within a newspaper a minimum of 10 Days prior to the hearing and posting of the agenda (Attachment 7).

ATTACHMENTS

1. Hillside Updates (PC Resolution)

1.1 Ex. A - Draft Ord. – Title 8 And 15 - Strike_Undl. (For Info. Purposes Only)

1.2 Ex. B - Draft Ord. – Title 8 And 15 - Clean (For Info. Purposes Only)

1.3 Ex. C - Draft Ord. – Title 16 - Strike_Undl

1.4 Ex. C - Draft Ord. – Title 16 - Clean

2. Riverside Co. Airport Land Use Commission, Approval Letter, June 2, 2023

3. Hillside Overlay Map Exhibit

4. Prominent Ridgelines Map Exhibit

5. Hillside Ordinance Updates 15162 Consistency Analysis

6. Hillside Ordinance Updates Subsequent NOD

7. Public Notice
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483
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CITY OF MURRIETACity Council Meeting AgendaReport3/5/2024Agenda Item No. WS1.TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCILFROM: David Chantarangsu, AICP Development Services DirectorPREPARED BY: Chris Tracy, AICP Senior Planner, Advanced PlanningSUBJECT: Hillside Updates Workshop (DCA-2021-2396) - Ordinance Overview RECOMMENDATIONReceive a presentation by staff, discuss the Ordinance overview, and provide direction related to policyoptions under the proposed Ordinance framework; andReceive public comments.PRIOR ACTION/VOTEOn March 29, 2022, the City Council directed staff to review the hillside development standards (Non-ActionItem).On June 28, 2023, the Planning Commission recommended the introduction and first reading of an Ordinanceproviding updates to the hillside development standards amending Murrieta Municipal Code (MMC) Chapters8.20, 15.52, and updating portions of Title 16 (Vote 4-0-1) (Attachment 1).On August 15, 2023, the City Council hosted a workshop on this item. The City Council requested additionalinformation. The workshop was continued to a future meeting date . Additional details from this discussion areprovided within the Analysis portion of this report below (Attachment 2).CITY COUNCIL GOALMaintain a high performing organization that values fiscal sustainability, transparency, accountability andorganizational efficiency.BACKGROUNDFor details about the historical context of the hillside development standards and why these updates are beingbrought forward, please refer to the Background Section as provided within Attachment 1. Staff is bringingforward these updates in a continued workshop for the City Council to review the proposed standards andprovide input ahead of a future public hearing. This allows for time for staff to walk through the more complexupdates with the City Council and allows for feedback on new information produced by staff since the lastCITY OF MURRIETA Printed on 3/4/2024Page 1 of 8powered by Legistar™487 3/5/2024Agenda Item No. WS1.workshop.The purpose of this effort to update the City’s hillside standards is to improve readability and graphic exhibits,resolve code inconsistencies, incorporate best practices, and simplify the standards to make them more user-friendly to staff and applicants. The City’s existing hillside development standards, contained in Chapter 16.24(Hillside Development) of the Development Code, were added in 1997 to support the City’s 1994 General Planland use goals and policies associated with the City’s hillside features. The General Plan continues to containgoals and policies in hillside areas to “maintain the natural character and the environmental and aestheticvalues of sloped areas.”AnalysisAs described in the beginning of this report, the City Council conducted a first workshop on this item on August15, 2023. The workshop was continued to allow staff to conduct additional analysis in response to City Councilquestions and public concerns. Specifically, the City Council directed staff to provide additional mappingdetails for both the hillside areas and prominent ridgeline map exhibits. These recommended updates coverparcels that are owned by the Riverside Conservation Authority (RCA), properties that fall under Multi-SpeciesHabitat Conservation Preservation (MSHCP) Criteria Cells, City-owned parcels, and to identify undevelopedand developed parcels within areas potentially affected by changes to the proposed standards. Attachments 3through 11 depict the data described above graphically through multiple maps and were created using theCity’s land use data available through its GIS software.As a result of the additional analysis conducted by staff, it was determined that out of 371 privately ownedparcels, only 51 would be fully affected by changes to the hillside standards since they were not previouslydeveloped. The developed 179 parcels would be subject to the new hillside standards if adopted, but existingdevelopment would remain. Only new developments such as additions, property redevelopment wherehousing structures were rebuilt, or future subdivisions/ lot splits would be affected. City and RCA-ownedparcels would be unaffected since parcel development is not the goal of public agency ownership of openspace lands other than for recreational purposes. Staff notes a key development restriction applicable toridgelines would be removed with the proposed regulations and replaced with requirements for landscapescreening.Hillside Area(s)319 parcels are developed and are privately owned. These parcels would be subject to the newrequirements if additional development on the parcels was ever proposed, such as a room addition,reconstruction of a home, or a subdivision or parcel map.179 parcels that are developed, are privately owned and are within an MSHCP Criteria Cell.51 parcels in the study area are undeveloped and privately owned. These parcels represent theremaining undeveloped areas within the proposed Hillside Overlay area that would be required tofollow the new requirements if adopted.30 parcels are undeveloped, are privately owned and are within an MSHCP Criteria Cell.0 parcels are undeveloped, publicly owned, and are within the boundaries of an MSHCP Criteria Cell.25 parcels are undeveloped and owned by the RCA.1 parcel is undeveloped and is privately owned by an entity for conservation purposes.Prominent Ridgeline(s)22 parcels are developed and are privately owned.21 parcels are developed, are privately owned and are within an MSHCP Criteria Cell.CITY OF MURRIETA Printed on 3/4/2024Page 2 of 8powered by Legistar™488 3/5/2024Agenda Item No. WS1.8 parcels are undeveloped and privately owned.7 parcels are undeveloped, privately owned and are within an MSHCP Criteria Cell.0 parcels are undeveloped and publicly owned.0 parcels are undeveloped, publicly owned and are within the boundaries of an MSHCPCriteria Cell.0 parcels are undeveloped and are owned by the RCA.With respect to acreage, the total acreage for all parcels within the mapped hillside areas encompasses 2,157acres throughout the City. Staff notes this figure includes prominent ridgeline areas. Undeveloped privately-owned parcels represent approximately 457 acres, conserved publicly-owned parcels represent approximately492 acres, City-owned parcels represent approximately 163 acres, developed and publicly-owned parcelsrepresent approximately 177 acres, and developed privately owned parcels represent approximately 1,152acres.Lastly, the total acreage for all parcels within the mapped Prominent Ridgelines Area encompassesapproximately 445 acres. Staff notes that overlay does not cover the entirety of a parcel. Undevelopedprivately owned parcels within the ridgelines area represent approximately 114 acres, conserved publicly-owned parcels represent approximately 170 acres, and developed privately owned parcels representapproximately 161 acres.Mapping UpdatesOn December 2022, the Murrieta Hills Specific Plan was annexed into the City’s boundaries as approved byRiverside County’s Local Agency Formation Commission (LAFCO). Murrieta Hills is adjacent to the GreerRanch Specific Plan along its northerly boundary and has a large variation in topography throughout theproject’s boundaries. The prior Hillside Overlay Map Exhibit identified much of the Murrieta Hills project areaas being within the overlay boundaries. Similar to other specific plans within the City, Murrieta Hills has its ownhillside development protocols. Given this additional detail, staff updated the map (see the following page forthe image and as referenced under Attachment 3) to reflect this recent boundary modification.Image 1 - Hillside Overlay ExhibitSummary of Proposed Code Modifications - MMC Chapters 8.20 and 15.52:Updates to MMC Section §8.20.030 “Declaration of Nuisance”oCode Enforcement Division’s request to address revegetation of sloped areas after acatastrophic event.Updates to MMC Section §15.52.020 “Definitions” for Consistency”oClarification of a definition for “Hillside Area” and “Hillside Site” for consistency with theproposed updates under Chapter 16.Summary of Proposed Code Modifications - MMC Title 16For the updates as proposed under Title 16, please refer to Attachment 12 for a“side-by-side” comparison asit relates to the current MMC Section versus the proposed updates. Lastly, as provided in Attachment 12, a“Strikeout-Underline” version of the proposed amendments is included for further details as the PlanningCommission recommends (Attachment 13).For the City Council’s reference, staff also prepared the table below to describe the changes recommended bystaff and approved by the Planning Commission. Attachment 13 depicts additions and deletions to theCITY OF MURRIETA Printed on 3/4/2024Page 3 of 8powered by Legistar™489 3/5/2024Agenda Item No. WS1.proposed ordinance in redline/strike-through format.Summary of Changes CITY OF MURRIETA Printed on 3/4/2024Page 4 of 8powered by Legistar™490 3/5/2024Agenda Item No. WS1.

The following points summarize the findings from the mapping analysis:“ ” “ ” Natural Areas versus Manufactured Grading - Ridgeline Discussion and ParametersThere is public interest in these overall updates, particularly concerning ridgeline development parameters andhow regulations apply to existing natural hillside areas versus areas previously graded referred to asmanufactured slopes. The applicability of the current standards is summarized below as contained in MMCSection 16.24.020. Regardless of how the ordinance may have been applied in the past, the Municipal Coderequires the standards be applied in the following situations as specified in MMC Section 16.24.020:To uses and structures within areas with a slope of twenty (20) percent or greater and/or aredesignated on the significant features map on file with the department.CITY OF MURRIETA Printed on 3/4/2024Page 5 of 8powered by Legistar™491 3/5/2024Agenda Item No. WS1.Development standards, guidelines, and provisions of Chapter 16.24 shall be applied to those portionsof land with a predominance of significant natural slopes exceeding twenty-five (25) percent and areasthat are integrally contiguous or slopes determined as significant by the director.The determination of slope is to be computed on the natural slope of the land before grading iscommenced.Notwithstanding the conflicting slope language that currently exists, the application of City hillside standards inMMC Chapter 16.24 applies to property that exceeds a certain natural slope. Since many properties potentiallyeligible for the proposed regulations were developed under county jurisdiction, there is no precise way todetermine which areas of a site are natural or disturbed other than through an engineering opinion. Adoption ofthe proposed Hillside Overlay Map eliminates any debate or confusion about this topic. Even the currenthillside ordinance recognizes that a property with natural and disturbed grades is still subject to therequirements of the hillside ordinance as described by the second bullet point above.The following information also provides the current General Plan within the Municipal Code and staff’s relatedanalysis.General Plan Provisions and RidgelinesThe following summarizes the General Plan’s Goals and Policies related to ridgeline development.Goal CSV-5:“Hills and ridges are protected for their environmental and aesthetic values", andrelated implementing Policy CSV-5.1. To substantiate this determination, this ordinance updatewill remain consistent with Policy CSV-5.1 and the following discussion.oPolicy CSV-5.1:“Promote compliance with hillside development standards and guidelinesto maintain the natural character and the environmental and aesthetic values of slopedareas.”For the Los Alamos Hills community: Land Use Goal LU-22 applies to ridgeline development in that“...Naturaland visual resources are valued resources to maintain the rural character of the Los Alamos Hills”and isachieved with the following policies:oLU-22.1:“Encourage the preservation of natural and visual resourceswithin Los AlamosHills, such as rock outcroppings and scenic views of the local hills and valleys, to thegreatest degree practicable."oLU-22.2“Encourage new construction and landscape design that utilizes gradingtechniques to mimic the natural terrain.”Development Code Provisions and RidgelinesChapter 16.24 Current Definitions and Design Parameters:Prominent Ridge: A ridge or hill location that is visible from Interstate 15 or Interstate 215 or from an arterial orsecondary street that forms part of the skyline or is seen as a distinct edge against a backdrop of land.Ridge: An extended, narrow, conspicuous elevation of land generally between valleys. (Staff note: the definedterm “Ridge” has been separated from the definition of “Prominent Ridge” for the purposes of this report. As ofthis writing, it is not known if the language should be separated or left as is. This will require further staffreview). A. Site Design.CITY OF MURRIETA Printed on 3/4/2024Page 6 of 8powered by Legistar™492 3/5/2024Agenda Item No. WS1. 1. Design of building sites should be sensitive to the natural terrain. Structures should belocated to minimize grading and preserve natural features (e.g., prominent knolls, ridgelines, etc.)2. Preserve views of significant visual features, as designated on the hillside overlay zone map, as seenfrom both within and outside a hillside development. When designing lots and plotting homes, the followingprovisions should be considered:a. Dwellings should be oriented to allow view opportunities even though views may be limited.Residential privacy should not be unreasonably sacrificed, andb. A significant public vista, skyline, open space corridor, or vertical open space corridor as seen froman interstate, an arterial, or a secondary street should be a major design element in the site planning process3. Structures shall not visually impair ridgeline silhouettes. Structures are not permitted closer to aprominent ridge than fifty (50) feet measured vertically on a cross-section or one hundred fifty (150) feethorizontally on a topographic map, whichever is more restrictive. Exceptions to this requirement for publicfacilities, utilities, and infrastructure necessary to serve the public health, safety, and welfare may beconsidered by the commission.e. Manufactured cut and fill slopes exceeding ten feet in height that will be either exposed to permanentpublic view or are adjacent to environmentally sensitive areas should be designed with features characteristicof natural slopes, where physically feasible so that their ultimate appearance will resemble a natural slope.This will include slopes along streets and highways adjacent to parks, schools, open spaces, other publicfacilities, and other prominent and visible slopes.DiscussionAs demonstrated in the above descriptions, both the General Plan and Municipal Code call for thepreservation of “ridgeline-related” visual resources covering both natural and manmade areas. Policy CSV-5.1speaks to maintaining the aesthetic values of sloped areas where the ridgeline would be a slope component.For the Los Alamos Hills Area under LU-22.1, calls for the preservation of both natural and visual resources,and LU-22.2 speaks to encouraging new construction and landscape design that utilizes grading techniques tomimic the natural terrain. Again, the ridgeline would be an aesthetic component under both of theseimplementing policies.As described within the Development Code, it calls for the preservation ofsignificant visual features, and onecould make the case that a ridgeline represents this type of feature, whether natural or manmade. Further, itdescribes that structures shall not visually impair ridgeline silhouettes with setback criteria. Lastly,manufactured cut and fill slopes with prominent and visible slopes need to be designed in a manner thatemulates natural conditions.FISCAL IMPACTNone.ATTACHMENTS1. Planning Commission Ordinance Introduction Staff Report, June 28, 20232. City Council Workshop 1 Staff Report, August 15, 20233. Citywide - Hillside Overlay Map Exhibit4. Citywide - Prominent Ridgelines Map Exhibit5. Focused 1 - Prominent Ridgelines - Los Alamos Hills Area6. Focused 2 - Hillside - Los Alamos Hills Area7. Focused 3 - Hillside - Greer Ranch AreaCITY OF MURRIETA Printed on 3/4/2024Page 7 of 8powered by Legistar™493 3/5/2024Agenda Item No. WS1.8. Focused 4 - Hillside - Murrieta Hills Area9. Focused 5 - Hillside - Bear Creek Area10. Focused 6 - Hillside - Western City Quadrant - Northwest Section11. Focused 7 - Hillside - Western City Quadrant - Southwest Section12. Title 16 Modifications - “Side-by-Side” Comparison13. Draft Ordinance - Title 16 - Strikeout-Underline14. Correspondence CITY OF MURRIETA Printed on 3/4/2024Page 8 of 8powered by Legistar™494

CITY OF MURRIETA
City Council Meeting Agenda
Report
6/17/2025
Agenda Item No. WS1.

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: David Chantarangsu, AICP Development Services Director PREPARED BY: Chris Tracy, AICP Senior Planner, Advanced Planning SUBJECT:

Hillside Updates (DCA-2021-2396) - Workshop 3

RECOMMENDATION
Receive a presentation by staff, receive public comments, discuss the proposed Ordinance, and provide direction related to policy options under the proposed Ordinance framework.

PRIOR ACTION/VOTE
On March 29, 2022, the City Council directed staff to review the hillside development standards (Non-Action Item).

On June 28, 2023, the Planning Commission recommended the introduction and first reading of an Ordinance providing updates to the hillside development standards amending Murrieta Municipal Code (MMC) Chapters

8.20, 15.52 and updating portions of Title 16 (Vote 4-0-1) (Attachment 1).

On August 15, 2023, the City Council hosted a workshop on this item. The City Council requested additional information. The workshop was continued to a future meeting date (Vote 5-0-0) (Attachment 2).

On March 5, 2024, the City Council hosted a second workshop on this item. Due to additional time needed for the discussion and feedback, the workshop was continued for a second time (Vote 5-0-0) (Attachment 3).

CITY COUNCIL GOAL
Maintain a high performing organization that values fiscal sustainability, transparency, accountability and organizational efficiency.

BACKGROUND
The City Council directed staff at its annual priority and goal setting workshop on March 29, 2022, to review the hillside development standards, as there were concerns about how they were being interpreted. The overall goal of these updates is to re-draft the development standards into language that is more concise and accurate for applicants and staff. With these proposed modifications, staff anticipates that the proposed modifications would improve readability, resolve code inconsistencies, incorporate best practices, and simplify standards to make them more user-friendly to staff and applicants. The City’sexisting hillside development CITY OF MURRIETA Printed on 6/12/2025Page 1 of 16
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standards to make them more user-friendly to staff and applicants. The City’sexisting hillside development standards, contained in Chapter 16.24 (Hillside Development) of the Murrieta Development Code (MDC), were added in 1997 to support the City’s1994 General Plan land use goals and policies associated with the City’s hillside features. The General Plan continues to contain goals and policies in hillside areas to “maintain the natural character and the environmental and aesthetic values of sloped areas.” For details about the historical context of the hillside development standards and why these updates are being brought forward, please refer to the “BackgroundSection”as provided within Attachments 1, 2, and 3. Staff is bringing forward these updates in a continued workshop format for the City Council to review the proposed standards and provide input ahead of a future public hearing.

Feedback from Council Workshop 2
As noted above, on March 5, 2024, the City Council hosted a second workshop on this item. Due to additional time needed for the discussion/feedback, it was continued a second time. Detailed informational maps of the City’shillside areas were included, which are provided in Attachments 4 through 10 for reference and for context. Attachment 4 depicts the overall Hillside Overlay area as mapped using digital geographic information data. Exhibits 5-10 display specific areas of the City within the proposed Hillside Overlay area at a greater level of detail.

Following are some of the key takeaways from that meeting’spublic commentators, staff’sanalysis of each topic, and potential solutions:
“Having an Alternative to Geographic Information Systems (GIS) mapping for determining Slopes”:

Issue: Having an alternative to the Geographic Information Systems (GIS) mapping and slope information.

The concern related to this issue was that the GIS data source may not be up to date or as accurate as possible, and therefore, there needs to be an alternative method for determining this information as it relates to evaluating a project site within a hillside area.

Background/Analysis: Staff concurs that having an alternative method is a reasonable approach if there is any doubt that the data being pulled has a discrepancy.

Potential Solution: Staff is suggesting the use of AutoCAD or a similar industry-benchmarked CAD-related platform as approved by City Engineering (Potential industry alternatives include Sketch-up 3D, Civil 3D, TerraModeler, etc.).

Example of AutoCAD 3D Terrain Modeling
Image Source: <https://www.designworkshopsydney.com.au/autocad-3d-lofted-terrain/> For context, AutoCAD is a widely utilized software application for computer-aided design and drafting in the Civil Engineering and Architectural industries. It should be noted that it supports various coordinate systems CITY OF MURRIETA Printed on 6/12/2025Page 2 of 16
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Civil Engineering and Architectural industries. It should be noted that it supports various coordinate systems and projections, allowing data to be displayed in the correct spatial context. It can also ensure that imported data aligns properly with existing drawings and allows users to geo-reference their drawings by assigning real- world coordinates (latitude and longitude) to a drawing. “Moving the Geogrid wall type outside of the Wall section”:

Issue: The speaker suggested moving the Geogrid wall type outside of the Wall section of the Municipal Code, as the retaining wall criteria does not apply because it uses reinforcement in the soil behind the wall.

Background/Analysis: For context, this is a type of retaining wall that uses geogrid material to reinforce the structure and provide stability. The following images illustrate this wall type:

Image 1 - Geogrid Wall Installation Image 2 - Geogrid Wall Installation Image 1 Source: <https://www.paramountmaterials.com/products/retaining-wall-reinforcement-grid> Image 2 Source: <https://pavetool.com/blogs/pave-tool-blog/how-to-install-geogrid-for-retaining-wall> In a geogrid wall, the geogrid mesh layers are placed between the layers of soil and extend horizontally into the backfill or slope. The geogrid mesh acts as a reinforcement and is designed in a manner to resist lateral forces such as pressure from the surrounding soil or water (Images 1 and 2).

Image 3 - Conventional Retaining Wall Installation
Image 3 Source: <https://www.retainingwallcompanies.com/walls/concrete-masonry.html> This type of wall is very similar to that of a conventional retaining wall in terms of appearance and functionality (Image 3); therefore, staff recommends that it should be treated as a wall and be subject to the same CITY OF MURRIETA Printed on 6/12/2025Page 3 of 16
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placement and height criteria as a typical wall.
“Looking at the retaining wall height as being measured from the face of a wall, rather than from the footing”:

Issue: The speaker suggested that the retaining wall height be measured from the face of a wall, rather than from the footing.

Background/Analysis: Staff prefers to measure walls from the top of a wall footing and not the finished grade adjacent to a wall face. Finished grades can change or be artificially raised or lowered by grading, or other variables. These variables may include settlement, erosion, landscaping modifications, or future grading changes, all of which can alter the apparent grade and compromise the reliability and consistency of height measurements taken from the wall face. For this reason, staff recommends a more stable and standardized point of reference which is the top of a wall footing.

Potential Solution: A suggested solution here could be to measure from the top of the footing (rather than at the bottom) since that is a known metric. This approach provides a consistent, verifiable point of reference that is established during construction and is less likely to be affected by future site alterations such as backfill settling, landscaping changes, or erosion. Using the top of the footing also aligns with typical construction documentation and inspection practices, making it easier to verify and review during plan checks and field inspections.
“A six-foot wall height is too restrictive for the maximum height for retaining walls within a Hillside Area”:

Issue: The speaker suggested that a six-foot wall height is too restrictive for the maximum height for retaining walls within a Hillside Area.

Background/Analysis: Staff’sconcern is that placing taller walls in highly visible locations may conflict with hillside standards aimed at reducing visual impacts. Prominent wall faces can obstruct scenic views, disrupt the natural landscape, and appear visually intrusive, particularly when they are uniform in color and texture. In residential settings, larger monolithic structures can sometimes feel out of place and create a sense of imbalance.

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Images 5 and 6 - Examples of Tall Retaining Walls at highly visible locations “We have had inconsistent application of the hillside criteria since its implementation in 1997”:

Issue: The speaker stated that the hillside criteria have been inconsistently applied since their first implementation.

Background/Analysis: The primary challenge has been ongoing confusion among both staff and project applicants regarding when the regulations apply to a specific property. This uncertainty often stems from vague or subjective language in the existing criteria, as seen within the MDC. This has likely led to inconsistent interpretations by different reviewers. A likely contributing factor has been the absence of a codified hillside area map within the Municipal Code, something that would provide a clear and reliable point of reference.

Additionally, the current hillside provisions in the MDC lack clear guidance on when and where the regulations are triggered, further compounding the issue.

Potential Solution: To address this issue, it is essential to have clear and well-defined criteria, as in the proposed Ordinance, and further implemented within the MDC for all stakeholders involved to ensure that standards are applied consistently at projects and properties. This clarity will help reduce ambiguity during the permitting and inspection processes, minimize disputes or misinterpretations among stakeholders, and create a more predictable framework for both developers and staff. By establishing uniform guidelines, the City can better maintain the integrity of its built environment and uphold community expectations. “Look at having Specific Plans hatched with the outline of the boundaries of the Hillside Area”:

Issue: The speaker suggested hatching out the Specific Plan Areas within the parameters of the Hillside Overlay Map boundaries (such as Greer Ranch, Murrieta Oaks, Copper Canyon, The Vineyard, and Murrieta Springs).

Background/Analysis: Applying a hatched overlay to areas within Specific Plan boundaries presents a challenge, as it may create confusion because Specific Plans include their own hillside development standards. This could lead to situations where an applicant refers to both the Specific Plan and the hillside regulations, resulting in conflicting guidance.

Such overlaps may cause inconsistencies in interpretation, delays in the review process, and an increased need for clarification from planning staff. More importantly, if two sets of standards appear to apply simultaneously, it could raise questions about enforceability and ultimately weaken the clarity and authority of CITY OF MURRIETA Printed on 6/12/2025Page 5 of 16
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simultaneously, it could raise questions about enforceability and ultimately weaken the clarity and authority of both.
“TheGeneral Plan’sGoals and Policies for hillside areas are obsolete since these areas are no longer visible as they once were due to development within the City since 1997”:

Issue: At the previous workshop, a speaker mentioned that the General Plan’sGoals and Policies for hillside areas are obsolete since these areas are no longer visible as they once were due to development within the City since 1997.

While it's true that development throughout the City since 1997 has affected the visibility and context of some hillside areas in some portions of the City, that does not render the General Plan’s Goals and Policies obsolete. In fact, those policies were often created not just to protect views, but to guide responsible development, minimize environmental impacts, preserve natural terrain, and ensure safety in areas of the City prone to erosion, landslides, or wildfire.

For context within the General Plan, as described within the Conservation Element, under Hills and Ridges, “Murrieta’snatural setting offers views and vistas of features that have both scenic and ecological value. A variety of rolling hillsides, mountain ranges, the Valley floor, and varied natural vegetation contribute to the unique visual character of Murrieta, as well as the surrounding region. The Hogbacks are a prominent visual feature within the Murrieta landscape that can be seen from many vantage points. This ridgeline crosses the eastern portion of the City and supports areas of relatively undisturbed natural vegetation along the western slope.

Image 7 - View of Los Alamos Hills from Sports Park
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Image 8 - View westward of the Santa Rosa Plateau
Image Source: <https://www.google.com/maps>
Image 9 - View westward of the Santa Rosa Plateau
Image Source: <https://www.google.com/maps>
Views of the Santa Rosa Plateau occur along the I-15 and I-215 Freeways, as well as from lands located to the west of the Hogbacks. Views from these locations also include the largely undisturbed ridgelines that extend to the north and south of the Plateau, combined with hillside areas supporting chaparral habitat. Oak woodland habitat and a variety of canyons are also present along the foothills of the Santa Ana Mountains and CITY OF MURRIETA Printed on 6/12/2025Page 7 of 16
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add to the existing visual character.

The Murrieta Municipal Code establishes guidelines for future development proposed in the City’shillsides.

Chapter 16.24, Hillside Development, provides measures for the long-term protection of existing natural topography and scenic character whenever feasible through the regulation of grading activities, intensity, and density of development proposed, structural massing, building height, and other characteristics in order to minimize potential impacts on the
existing viewshed.”
Although visibility may have declined from certain vantage points within the City since 1997, the underlying objectives remain as pertinent as ever. Principles such as preserving slope stability, protecting native habitat, and ensuring that development blends appropriately into the natural terrain are all still desirable strategies as implemented by the City’sGeneral Plan and Goals and Policies. These standards are crucial for preserving natural landscapes, preventing soil erosion, ensuring public safety, and maintaining the aesthetic and environmental integrity of development in these Hillside Areas.

The following images visually demonstrate the importance of consistently applying hillside standards at a project site, highlighting undesirable techniques involving mass grading, over-excavation, and the use of highly visible retaining walls in hillside areas throughout parts of the western Inland Empire.

Inland Empire - Hillside Grading Examples
Image 10 - Earlier in the Development of the Project - Example of mass-grading hillsides that don’t blend into a hillside with hard edge lines.

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Image 11 - Later in the Development of the Project
Image 12 - Example of manufactured hillsides that do not blend into a hillside with hard edge lines.

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Image 13 - Before - Example of over-excavation/retaining walls that do not blend into a hillside with hard edge lines.

Image Source: <https://www.google.com/maps>
Image 14 - After
Image Source: <https://www.google.com/maps>
Draft Ordinance
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As requested during the previous workshop discussion, the following is a summary of the less critical and more critical updates for Council consideration in the development of the Ordinance Updates. A copy of the draft Ordinance is provided in Attachment 11, and previous correspondence from Workshop 2 is provided in Attachment 12. In terms of the draft Ordinance, it has been revised to be more streamlined in both the content and structure as it relates to the proposed amendment. Staff are available to walk through the details of each section to provide additional context and to support further discussion.

Please note that references to the Commercial Zones, Office Districts, Business Park and Industrial Zones, and Innovation Zones have been removed, as these areas are not impacted by the current version of the Hillside Area Overlay Map. In addition, the Prominent Ridgelines Map exhibit has been omitted following further review, as staff concluded that the applicable locational criteria for structures and screening methods can be effectively implemented without the need for a reference map.

Staff will present a final version of the Ordinance at the conclusion of these workshops once all components have been finalized under the Ordinance Introduction phase. This final version will reflect input gathered from stakeholders, incorporate any necessary revisions based on feedback, and ensure alignment with the City's broader advanced planning objectives.

Hillside Updates Ordinance Review
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FISCAL IMPACT
None.

ATTACHMENTS

1. Planning Commission Ordinance Introduction Staff Report, June 28, 2023

2. City Council Workshop 1 Staff Report, August 15, 2023

3. City Council Workshop 2 Staff Report, March 5, 2023

4. Citywide - Hillside Overlay Map Exhibit

5. Focused 2 - Hillside - Los Alamos Hills Area

6. Focused 3 - Hillside - Greer Ranch Area

7. Focused 4 - Hillside - Murrieta Hills Area

8. Focused 5 - Hillside - Bear Creek Area

9. Focused 6 - Hillside - Western City Quadrant - Northwest Section

10. Focused 7 - Hillside - Western City Quadrant - Southwest Section

11. Draft Ordinance - Title 16 - Strikeout-Underline

12. Correspondence - Prior to Workshop 2
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CITY OF MURRIETA
City Council Meeting Agenda
Report
10/21/2025
Agenda Item No. WS1.

TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: David Chantarangsu, AICP Development Services Director PREPARED BY: Chris Tracy, AICP Senior Planner, Advanced Planning SUBJECT: ..title
Hillside Updates (DCA-2021-2396) - Workshop 4

RECOMMENDATION
Receive a presentation by staff, receive public comments, discuss the proposed ordinance; and Provide direction related to policy options under the proposed ordinance framework.

PRIOR ACTION/VOTE
On March 29, 2022, the City Council directed staff to review the hillside development standards (Non-Action Item).

On June 28, 2023, the Planning Commission recommended the introduction and first reading of an Ordinance updating the hillside development standards, amending Murrieta Municipal Code (MMC) Chapters 8.20 and

15.52, and updating portions of Title 16 (Vote 4-0-1) (Attachment 1).

On August 15, 2023, the City Council hosted a workshop on this item. The City Council requested additional information, so the workshop was continued to a future meeting date (Attachment 2).

On March 5, 2024, the City Council hosted a second workshop on this item. Due to additional time needed for the discussion and feedback, the workshop was continued for a second time (Attachment 3).

On June 17, 2025, the City Council hosted a third workshop on this item. The direction from Council was that more detailed examples were needed to assist the Council with moving forward, in particular with retaining wall criteria (Attachment 4).

CITY COUNCIL GOAL
Maintain a high performing organization that values fiscal sustainability, transparency, accountability and organizational efficiency.

BACKGROUND
The City Council directed staff at its annual priority and goal-setting workshop on March 29, 2022, to review CITY OF MURRIETA Printed on 10/16/2025Page 1 of 8
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The City Council directed staff at its annual priority and goal-setting workshop on March 29, 2022, to review the hillside development standards, as there were concerns about how they were being interpreted and implemented at the project level. The City’sexisting hillside development standards, contained in Chapter

16.24 (Hillside Development) of the Murrieta Development Code (MDC), were added in 1997 to support the City’s1994 General Plan land use goals and policies associated with the City’shillside features. The General Plan continues to contain goals and policies in hillside areas to “maintain the natural character and the environmental and aesthetic values of sloped areas.”
For details about the historical context of the hillside development standards and why these updates are being brought forward, please refer to the “BackgroundSection”as provided within Attachments 1, 2, 3, and 4. Staff is bringing forward these updates in a continued workshop format for the City Council to review the proposed standards and provide input ahead of a future public hearing.

DISCUSSION / NEXT STEPS
The primary objective of these updates is to revise the development standards to make them clearer and more precise, ensuring both applicants and staff can apply them effectively when applicable. By simplifying the language and improving accuracy, staff’sapproach aims to reduce or eliminate confusion and streamline the review process, ultimately saving time and resources for everyone involved.

In the context of the General Plan, the following statements are made that encourage good stewardship of the City’s hillside resources:

Land Use Element Goal LU15-1.1: Encourage the preservation of natural and visual resources within Los Alamos Hills, such as rock outcroppings and scenic views of the local hills and valleys, to the greatest degree practicable.

Conservation Element Goal CSV-5: Hills and ridges are protected for their environmental and aesthetic values.

Conservation Element - Policy CSV-5.1: Promote compliance with hillside development standards and guidelines to maintain the natural character and the environmental and aesthetic values of sloped areas.

Ultimately, the recommended regulations should not impose excessive burdens on property owners or project applicants. These standards must strike a balance between protecting community interests as described in the General Plan language above, and support reasonable development in hillside areas so that development is responsible and achievable.

Focus Topic - Applicability of Standards
At the June 17, 2025, City Council meeting several members of the City Council expressed interest in re- visiting the applicability of the ordinance and its potential impact on property rights. Similar comments were raised during the public comment period. Staff has designed this workshop to focus on the areas of the City where the standards should apply.

1. Identifying The City’s Hillside Areas: 20 Percent Slope Versus 25 Percent As described below the MDC indicates that any areas that have a slope of 20 percent or greater or are mapped by the Planning Division are subject to the hillside ordinance:

16.24.020 “Applicability”
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“ A. Hillside Area. The standards contained in this chapter apply to uses and structures within areas that have a slope of twenty (20) percent or greater and/or are designated on the significant features map on file with the department.”
As currently written in the MDC, the Hillside Area criteria apply to all areas of the City that are 20 Percent or greater and/or are designated on the significant features map on file with the department.

Pros
· If the objective is to maximize hillside preservation across the City, this approach is advantageous, as it includes a larger number of properties for analysis and establishes a broader baseline for potential area preservation.
· Including more properties helps maintain the scenic quality and natural aesthetics of hillside neighborhoods.
· A larger number of properties provides a stronger foundation for evaluating trade-offs and prioritizing areas for conservation versus development.

Cons
· The definition references a map that doesn’texist, and requires parcel-by-parcel analysis as property owners submit applications. Further, staff does not have the tools to measure slopes independently. · Elsewhere in the MDC, a conflicting 25 percent baseline for a Hillside Area/Condition is referenced, creating confusion and inconsistency with how the definition is currently framed. · The City does not presently have a codified hillside slope map or significant features map. · Subjecting a larger number of properties to the hillside requirements means additional costs, more data collection, technical reports, and review, which can be time-consuming for property owners and staff to prepare and review.
· Properties that might otherwise be buildable as a non-hillside property could face restrictions, such as unusable lot area.
· Reviewing and enforcing hillside criteria across a wider set of properties increases permitting delays. · More extensive technical and environmental review may extend timelines for development approvals.

2. 25 Percent Slope Criteria
The following language specifies a 25% Slope Criteria in the Development Code:
a. MDC Section 16.24.020(D). The development standards, guidelines and provisions of this chapter shall be applied to those portions of land with a predominance of significant natural slopes exceeding twenty-five (25) percent and areas that are integrally contiguous, or slopes determined as significant by the director. The provisions of this chapter shall apply to projects relating to subdivisions, permits, uses, structures, specific plans, master development plans, and associated site plans for development review except as specifically exempted by Section 16.02.020 <https://codelibrary.amlegal.com/codes/murrieta/latest/murrieta_ca/0-0-0-24072>.” b. MDC Section 16.24.040(D) Slope Analysis Map. A slope analysis map for the purpose of determining the amount and location of land as it exists in its natural state and for calculating average slope categories. A base topographical map of the site shall be prepared and shall have a scale of not less than one inch to two hundred (200) feet. The base topographical map shall include adjoining properties within one hundred (100) feet of the site boundaries to portray the site's context. Slope bands in contrasting colors shall be delineated in the range of zero to twenty-five (0-25) percent, twenty-six to fifty (26-50) percent, and fifty (50) percent or greater. A tabulation of the land area by slope percentage shall also be provided.

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The exact method for computing the percent slope and area of each slope category shall be sufficiently described and presented so that a review can be readily made. A heavy solid line indicating the twenty-five (25) percent grade differential shall be clearly marked on the plan. An eight and one-half by eleven (8 1/2 x 11) inch legible acetate reduction of the slope analysis with appropriate legend shall also be provided.
c. MDC Section 16.24.060(A) identifies slopes up to 25 percent as a non-hillside condition and slopes between 25 and 50 percent as a hillside condition.
d. MDC Chapter 16.110 - Hillside. Land with an average rise or fall of twenty-five (25) percent or greater or a vertical rise of thirty (30) feet or more. e. MDC Chapter 16.110 - Slope, Significant Natural. A slope that is not man-made that exceeds twenty-five (25) percent and a vertical rise of thirty (30) feet or more.

As noted above, an area qualifies as a “Hillside Area” if it meets or exceeds a 25 percent slope threshold, which determines its classification as a hillside condition. This 25 percent threshold is referenced five times in MDC Chapter 16.24 in relation to the application criteria that define a hillside condition.

Prior Direction
· During the 2022 City Priorities Workshop, staff received direction that the 25 percent criteria should apply versus the other described criteria in the MDC, and only to designated hillside areas depicted on a non-codified map.
· It was explained to staff by the Mayor and Council at the time of the Workshop it was never intended to apply on a citywide basis. However, the original ordinance’sadministrative record contains no information. The lack of a clear standard has led to unequal application of the hillside standards. · A potential recommendation to clarify the conflicting language would be to revise the definition in Section 16.24.020 and adopt the map (Attachment 5) within the Municipal Code to depict the areas to which the Hillside Overlay applies (Attachments 6 through 17 for detailed discussion).

Pros
· It has been noted five times as a baseline numeric percentage across Chapter 16.24 in comparison to the lone 20 percent association.
· A number of properties will remain for analysis under this condition for potential areas of hillside preservation/grading techniques as a baseline condition. · Implementation of the 25 percent threshold still helps the City meet the City’sGeneral Plan Goals and Objectives as relates to the preservation of hillside areas. · This has been a main area of confusion versus the 20 percent/citywide thresholds. · There could still be some cost for homeowners/project applicants versus having no standard. · Adoption of a hillside map would resolve questions concerning the applicability of the hillside standards to a property
· By clearly defining and mapping the specific areas of where it applies, the result will be reducing potential confusion, streamlining the review process, and minimizing costs and delays for homeowners and project applicants.

Cons
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City’s current average slope formula, but still provides an effective tool for identifying hillside properties. · If the hillside standards remain in effect citywide, and not to focused areas of the City, all projects would require slope analysis, which would increase costs on non-hillside development projects.

Key Policy Questions to Resolve Concerning Slope
Based on the background information from the MDC above, how should hillside slopes be defined and applied?
Should the hillside slope definition apply on a Citywide basis, or only to areas specified by an adopted hillside map?
Is there agreement that the 20 percent threshold for a hillside area seems to be an anomaly whereas the 25 percent criteria is more consistently referenced as criteria?

3. Specific Plans
At a previous workshop, a speaker suggested identifying the City’sSpecific Plans in relation to the Hillside Area Overlay (Attachment 5). This could mean making properties within Specific Plans subject to the Hillside Ordinance. Alternatively, it could mean identifying Specific Plans on the Hillside Map in order to make clear that those areas are not subject to the Hillside Ordinance because hillside standard were addressed as part of the Specific Plan.

Pros
· Including Specific Plans within the Hillside Area Overlay, can provide further clarity on what standards apply.

Cons
· There might still be some confusion about what standards would apply at times. · Making Specific Plan areas subject to the Hillside Ordinance risks overturning that were previously made within the context of a specific development area.

Recommendation
Staff agrees that mapping these Specific Plans alongside the overlay area would be the most effective approach for cross-referencing. To support this, staff recommends including a note in the draft ordinance directing users to consult the applicable Specific Plan for hillside development criteria. Staff recommends that Specific Plans are not subject to the Hillside Ordinance because hillside standards were already addressed during the Specific Plan process.

Key Policy Question To Resolve Concerning Specific Plans Does the Council concur with the proposed approach to incorporate Specific Plans into the Hillside Overlay Exhibit Map, along with the corresponding cross-referencing framework? Does Council concur that Specific Plans would supersede the general Hillside Ordinance if and when there are conflicting standards for Hillside Development?

4. Use Of Geographic Info. Systems (GIS) And Average Slope Formula Geographic Information Systems (GIS)
GIS analyzes slope by using ground elevation data (such as Digital Elevation Models (DEMs)) to calculate slope at random points. It compares elevation changes across grid cells to create a slope map, showing steepness as a percentage. GIS enables rapid and visual slope analysis; however, its accuracy relies on the CITY OF MURRIETA Printed on 10/16/2025Page 5 of 8
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steepness as a percentage. GIS enables rapid and visual slope analysis; however, its accuracy relies on the quality of elevation data.

Pros
· It provides efficiency in that large areas can be analyzed quickly. · It provides objectivity in that it reduces subjective or manual slope calculations. · It combines easily with other spatial data (e.g., soils, vegetation, zoning). · It provides greater precision when evaluating a subject site, especially with the sourcing of high- resolution data that is available from software vendors in the GIS industry. · City staff widely use GIS on a daily basis.

Cons
· Slope algorithms vary slightly between software platforms, which may produce different results for the same dataset.
· Interpolation errors may arise when converting contour data into GIS data, resulting in slope distortions.
· Parcel boundaries rarely align perfectly with raster grids, which can introduce data distortions at the edge of a parcel.
· Small or narrow parcels may contain too few raster cells to allow for meaningful slope analysis, particularly at coarser resolutions.
· A property that might be just over the threshold of being subject to the hillside standard would lose the benefit of the more precise average slope formula that potentially places the property’sslope under the threshold.

Alternative Option - Average Slope Formula in conjunction with the use of AutoCAD MDC Chapter 16.24 currently has an Average Slope Formula for determining the slope at a subject property. It is a commonly used method across municipalities (local examples include the Cities of Riverside, Menifee, and Calimesa, and Riverside County) to quantify the overall steepness of a parcel of land. This measurement is critical for determining land suitability for development, enforcing hillside regulations, and managing environmental impacts.

The average slope formula is defined as follows:

16.24.030 “Definitions”
Pros
· It provides a simple and easy-to-calculate method using basic elevation and distance data. · It provides a clear, single metric for comparing terrain steepness, especially if there is disagreement CITY OF MURRIETA Printed on 10/16/2025Page 6 of 8
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· It provides a clear, single metric for comparing terrain steepness, especially if there is disagreement with the outcomes from a GIS analysis.
· Can be efficient for early planning, screening, or regulatory classification of sloped areas, · AutoCAD and similar drafting programs are widely available and used by engineers and architects.

Cons
· Requires survey data from a process that may oversimplify terrain by masking local variations or steep sections.
· May not accurately represent irregular or complex topography. · The results can vary depending on data resolution or calculation method.

Recommendation
As proposed, the use of Geographic Information Systems (GIS) mapping data is proposed to replace the traditional average slope calculation methodology. As presently proposed, in the event that there is a discrepancy or a dispute with how this information is documented, the City Engineer may permit an alternative method for demonstrating this information, such as a CAD-based program with the utilization of the Average Slope Formula.

Key Policy Question To Resolve Concerning Average Slope Is there concurrence to use a City, GIS-generated slope map to replace the average slope formula approach, but allowing it to remain as an alternative?
Conclusion
In conclusion, by revisiting the original intent of these updates and carefully evaluating the best path forward, staff remains committed to developing clear, balanced, and practical standards for a future draft ordinance.

These refinements are intended to support responsible hillside development that aligns with the City’sGeneral Plan Goals and Policies, reflects community input, and facilitates a more efficient and transparent review process for all stakeholders.

The primary focus remains on revising development standards to make them clearer, more precise, and easier to apply at the project level for homeowners, project applicants, and staff. Simplifying the language and enhancing accuracy will help reduce confusion and streamline the review process, ultimately saving time and resources for homeowners and project applicants. These improvements are designed to create a more transparent and efficient system that benefits everyone involved.

At the same time, staff recognize the importance of recommending regulations that avoid placing undue burdens on homeowners and project applicants. The standards must strike a careful balance between protecting hillside areas while still enabling reasonable, achievable hillside development. This result would foster a responsible approach to the updates for responsible growth that respects existing environmental conditions while supporting the community’s long-term vision to manage development in hillside areas.

Once the Key Policy Questions pertaining to ordinance applicability are resolved, the next workshop will concentrate on an in-depth review of standards related to hillside development, such as retaining walls and landscaping requirements. It will also cover any outstanding issues that need further discussion or evaluation to ensure all matters are fully addressed prior to returning with an ordinance for adoption.

FISCAL IMPACT
None.

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ATTACHMENTS

1. Planning Commission Ordinance Introduction Staff Report, June 28, 2023

2. City Council Workshop 1 Staff Report, August 15, 2023

3. City Council Workshop 2 Staff Report, March 5, 2024

4. City Council Workshop 3 Staff Report, June 17, 2025

5. Citywide - Hillside Overlay Map Exhibit - With Specific Plans

6. Focused 1 - Hillside - Los Alamos Hills Area 1

7. Focused 2 - Hillside - Los Alamos Hills Area 2

8. Focused 3 - Hillside - Los Alamos Hills Area 3

9. Focused 4 - Hillside - Greer Ranch Area 1

10. Focused 5 - Hillside - Greer Ranch Area 2

11. Focused 6 - Hillside - Greer Ranch Area 3

12. Focused 7 - Hillside - Greer Ranch Area 4

13. Focused 8 - Hillside - Murrieta Hills Area 1

14. Focused 9 - Hillside - Murrieta Hills Area 2

15. Focused 10 - Hillside - Bear Creek Area

16. Focused 11 - Hillside - Copper Canyon

17. Focused 12 - Hillside - Westside

18. Draft Ordinance - Title 16 - Strikeout-Underline

19. Correspondence - Prior to Workshop 3
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/0/18/46 /32/11/9/9/25/9/7/i255/41/17/15/15/25/30/30/25/17/9/i255/44/24/10/25/9/11/9/28/8/i255/13/9/14/24/17/10/29/28/14/25/17/9/i255/20/14/11/27/27/i255/60/8/23/17/24/14/34/i255/61/29/9/8/i255/3/2/34/i255/3/4/3/62 /3/18/41 /25/14/26/i255/41/17/29/9/28/25/32/i255/19/17/24/33/30/22/17/23/i255/0/i255/20/14/11/27/27/i255/60/8/23/17/24/14/34/i255/6/29/7/29/30/14/i255/0/5/34/i255/3/4/3/62 /62/18/41 /25/14/26/i255/41/17/29/9/28/25/32/i255/19/17/24/33/30/22/17/23/i255/3/i255/20/14/11/27/27/i255/60/8/23/17/24/14/34/i255/63/11/24/28/22/i255/5/34/i255/3/4/3/64 /64/18/41 /25/14/26/i255/41/17/29/9/28/25/32/i255/19/17/24/33/30/22/17/23/i255/62/i255/20/14/11/27/27/i255/60/8/23/17/24/14/34/i255/61/29/9/8/i255/0/65/34/i255/3/4/3/5 /5/18/41 /25/14/26/i255/41/17/29/9/28/25/32/i255/19/17/24/33/30/22/17/23/i255/64/i255/20/14/11/27/27/i255/60/8/23/17/24/14/34/i255/44/28/14/17/37/8/24/i255/3/0/34/i255/3/4/3/5 /66/18/41 /25/14/26/35/25/10/8/i255/40/i255/45/25/32/32/30/25/10/8/i255/44/31/8/24/32/11/26/i255/63/11/23/i255/67/43/22/25/37/25/14/i255/40/i255/19/25/14/22/i255/20/23/8/28/25/27/25/28/i255/46/32/11/9/30 /65/18/68 /24/11/27/14/i255/44/24/10/25/9/11/9/28/8/i255/40/i255/21/25/14/32/8/i255/0/66/i255/40/i255/20/14/24/25/33/8/17/29/14/40/69/9/10/8/24/32/25/9/8 /2/18/41 /17/24/24/8/30/23/17/9/10/8/9/28/8/i255/40/i255/46/24/25/17/24/i255/14/17/i255/19/17/24/33/30/22/17/23/i255/62 /41/13/21/70/i255/44/71/i255/63/69/60/60/13/67/21/6 /46/24/25/9/14/8/10/i255/17/9/i255/0/0/1/0/62/1/3/4/3/5/46/11/7/8/i255/0/65/i255/17/27/i255/0/65 /23/17/35/8/24/8/10/i255/37/26/i255/72/8/7/25/30/14/11/24/73 /74/75536
1 Appendix I
Comparison of Hillside Development Code Requirements Versus Standard Municipal Code Requirements
Chapter 16.24 –
Hillside Development
Other MMC
Sections
(Primarily Title
16 –
Development
Code)
Key Difference Potential
Issue

Wall and
Fences

Chapter 16.24 –
Provides flexible height
considerations on
steep slopes to reduce
visual impact.

Retaining walls up to 6
feet
Retaining walls, not
exceeding six feet in
height, may be allowed
to reduce grading,
preserve natural
features, or increase
soil stabilization.

Within the required
front yard setback,
individual retaining
walls shall not exceed
three feet in height.

Fixed, numeric
maximum
wall/fence heights
regardless of
slope:

Regular Walls and
Fences:

Front: 3 feet
Rear: 6 feet
Unique
Requirements:

Setback exemption
for retaining walls
up to 4 feet.

Setback exemption
for retaining walls
up to 6 feet.

Retaining walls
over 6 feet are
subject to setback
requirements of
the zone.

Hillside
standards are
more flexible

Different
approaches
537
2 Chapter 16.24 –
Hillside Development
Other MMC
Sections
(Primarily Title
16 –
Development
Code)
Key Difference Potential
Issue
Less attention to
slope or visual
prominence.

Chapter 16.24 –
Emphasizes:

Natural materials or
earth-tone finishes
Walls that blend with
hillside contours
Open or permeable
fencing, where
possible, to minimize
visual massing.

Chapter 16.18 –
Emphasizes:

Uniform
materials (wood,
masonry, metal)

Fences and walls
as functional or
decorative
elements

Less consideration
of hillside blending

Hillside
walls/fences
are treated as
landscape
elements
integrated into
the terrain,
rather than
purely
functional
barriers.

Different
approaches

Chapter 16.24 –
Frequently requires
stepped/terraced
retaining walls for
large slopes to reduce
visual impact and
improve slope stability.

Encourages natural
slope transition
rather than one
continuous high wall.

Chapter 16.18 –
Retaining walls are
generally governed
by engineering
criteria and
standard
maximum heights.

Step-backs are
only required
when necessary
for safety or code
compliance, not for
aesthetics.

Chapter 16.24
integrates step-
back
requirements
for both
engineering
and aesthetic
reasons, while
other sections
focus mainly on
engineering.

In non-
hillside areas,
you can have
potentially a
very tall wall.

Perhaps this
is an update
outside of this
project?

Chapter 16.24 –
Restricts wall/fence
placement to minimize
impact on:

Chapter 16.18 –
Placement is
primarily along
property lines or
as required for
safety.

Hillside
standards
incorporate
public visual
impacts into

Different
approaches
538
3 Chapter 16.24 –
Hillside Development
Other MMC
Sections
(Primarily Title
16 –
Development
Code)
Key Difference Potential
Issue

Ridgelines
Public viewpoints
Scenic corridors

Prioritizes viewshed
preservation over
strict property
boundary control.

Visibility from
public areas is
not a primary
factor unless in
specific overlay
districts.
placement
decisions;
General code
does not.

Chapter 16.24 –
Walls and fences are
coordinated with slope
preservation, grading
limits, and landscaping.

May require planting
on or around walls to
reduce erosion or
visual contrast.

Chapter 16.18 –
Landscaping is
regulated
separately.

Walls and fences
are treated
independently.

Chapter 16.24
treats
walls/fences as
integrated with
the site design
and natural
landforms.

Lack of
landscaping
screening
element
outside of
Hillside –
Perhaps a
future
citywide
update

Landscaping

Chapter 16.24 –
Emphasizes
preservation of
existing vegetation
and minimal grading,
which may make strict
numeric requirements
infeasible on steep
slopes.

Chapter 16.28 –
requires certain
percentages of
landscape
coverage and a
minimum
number of trees
per lot.

Conflict
between
requirements

Example: A
hillside area
lot may have
only 50%
buildable
area due to
slope
constraints.

Meeting

16.28 minimum
plantings
could require
removing
native scrub
or graded
slopes,
conflicting
with 16.24’s
539
4 Chapter 16.24 –
Hillside Development
Other MMC
Sections
(Primarily Title
16 –
Development
Code)
Key Difference Potential
Issue
preservation
goals.

Chapter 16.24 –
Favors low-
maintenance,
naturalized landscapes,
often relying on
drought-tolerant
native plants that may
not need irrigation.

Other Chapters –
Requires
installation of
irrigation
systems to meet
ongoing plant
survival and
water-use
efficiency.

Irrigation is
potentially
optional at
Hillside
Development
areas.

Mandatory
irrigation
infrastructure
may disturb
slopes or
natural soil
conditions,
conflicting
with hillside
preservation
goals.

Chapter 16.24 –

Encourages native or
context-sensitive
species that stabilize
soil and blend with
hillside character.

Chapter 16.28 –
Allows for a wide
variety of
ornamental or
non-native plants
for visual and
screening
purposes.

Conflict
between
requirements,
although native
would
supersede
ornamental
planting
requirements
through a Fuel
Modification
planting plan

Code conflict -
A developer
may plant
non-native
trees to meet
Chapter 16.28
shade or
screening
standards,
but Chapter

16.24 discourages
these because
they may not
survive on
slopes or
could
increase
erosion risk.

Chapter 16.24 –
Emphasizes
minimizing visibility
from public

Chapter 16.28 –
Often prioritizes
visual screening
of structures (e.g.,

Largely the
same goals,
executed in
different ways

Installing
dense
screening
trees to meet
540
5 Chapter 16.24 –
Hillside Development
Other MMC
Sections
(Primarily Title
16 –
Development
Code)
Key Difference Potential
Issue
viewpoints and
preserving natural
ridgelines.

parking lots, utility
areas).

Chapter 16.28
requirements
could
obscure
ridgeline
views or
create
unnatural
mounding,
which 16.24
discourages.

Chapter 16.24 –
Performance-based,
qualitative standards
(“blend with
surroundings,”
“minimize grading”)
that may not meet
numeric targets.

Other chapters use
numeric metrics
(trees per lot,
coverage
percentage,
planter size).

Enforcement
ambiguity
arises: a
hillside project
may meet
hillside
objectives but
fail a strict
numeric
review, or vice
versa.

Conflicting
standards

Chapter 16.24 –
Requires
minimization of
grading, slope
protection, and soil
stabilization.

Chapter 16.28 –
Assumes
landscaping
occurs on graded,
stable sites.

Installing
required
planters/
irrigation could
require cutting
into natural
slopes, directly
conflicting
with hillside
preservation
goals.

Conflicting
standards

541

1 Appendix II - Comparison of Major Hillside and
Non-Hillside Residential Development Policies and Standards

Topic Non-Hillside Areas Hillside
Residential
Additional
Considerations
Relationship to
General Plan
• Focus is on density
and land use
compatibility

• Preservation of
natural slopes,
scenic views, and
other
environmental
resources.

Site Topography,
environmental
considerations, hazard
sensitivity, viewsheds,
intensity of
development.

Standards
• No unique
standards
• Standards apply
regardless of
topography
•Focus on density
and lot size

• Standards only
apply on properties
over 25% average
slope
• Standards more
tailored to unique
hillside conditions
 Landform
 Drainage
 Access
 Building
Design/ Height
 Retaining Walls
 Landscaping
 Hazard
Avoidance

• Development of
property in a way that
substantially addresses
natural site character
and environmental and
aesthetic values

Site Suitability &
Buildable Area

• Most of parcel
typically buildable
• Constraints
usually limited to
setbacks
• No topography-
based limits on
grading

• Partial lot
development is
common
• Remaining
undeveloped areas
often most
constrained

Topographic constraints
and buildable area
limitations

542

2 Grading
• Use of grading
thresholds that
apply citywide
•No requirement to
consider natural
land features.
• Impacts typically
contained onsite
• No practical
grading limit.

• Natural landform
considerations in
plan design
(minimal contour,
and landform
grading techniques)
• No grading on
steep slopes
• Maximum slope
heights
• Minimal Grading
• Grading scars tend
to be more visible
for an extended
period.

Landform preservation,
slope disturbance limits,
grading visibility,
lasting visual impact.

Retaining Wall
Function

• Walls are typically
accessory and
limited in scale
• Primarily address
minor grade
changes on a site

• Walls often
essential for slope
stability
• Used to create
usable and safe
building areas and
access
• Can be used to
reduce grading and/
or expand
developable areas
• Aesthetic
considerations due
to height and
location

Slope stabilization,
buildable pad area
creation, grading
reduction potential,
access feasibility
543

3 Retaining Wall
Height & Terracing
• Height generally
limited by setbacks
• Fewer walls
needed
• Flexibility for wall
heights
• Multiple or
terraced walls more
common up to six
feet high
• Step-backs used to
reduce visual
dominance
• Crib wall option
allows walls higher
than six feet

Potential visual
impacts due to
vertical scale issues,
terracing
configuration, step-
back spacing

Retaining Wall
Design & Materials
• Standard materials
typically acceptable
such as grey
precision block
• Limited design
sensitivity required
• Design integration
emphasized with
grading and
structures
• Materials, finishes,
and textures matter
more
• Landscaping
required to reduce
the visual impact of
walls
Material and color
compatibility
(earthtones) with
surrounding terrain,
landscape screening

Biological &
Resource Avoidance
(MSHCP, USFW,
CDFG)

• Constraints can be
present but often
avoidable
• Greater flexibility
in site layout

• Constraints more
prevalent
• Avoidance of steep
or other
undevelopable areas

General Plan
conservation objectives
for sloped areas and
ridges
Fire Hazard & Life-
Safety Context

• Fire standards
apply citywide
• Typical
compliance
achievable

• Fire risk is
elevated
• Access and
defensible space is
more constrained
• Fuel modification
applies
• Slope conditions, fuel
loading, access and
response constraints

544

4 Visual Context &
Community
Character

• Limited regional
visibility
• Visual effects
localized

• Ridgelines and
slopes highly visible
• Development
alters public-facing
viewsheds
• Hillsides are a
significant element
of community
character
• Changes are long-
lasting and highly
noticeable

Ridgeline prominence,
viewshed exposure,
aesthetic continuity of
hillside areas, long-term
visual change.

545

ATTACHMENT 6

STRIKEOUT/UNDERLINE VERSION

Section 16.08.020 (Residential Districts General Development Standards), Table 16.08-03 (Residential (Single-Family) Zones General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:
“
TABLE 16.08-3

RESIDENTIAL (SINGLE-FAMILY) ZONES

GENERAL DEVELOPMENT STANDARDS
Development
Feature
RR ER-1 ER-2 ER-3 SF-1 SF-2(3)
Minimum
Parcel Size

2.5 acres(2)

1.0 acres

0.5 acres(1)
10,000
sq. ft.
7,200 sq.
ft.
4,350 sq. ft.

Density Range 0.1 - 0.4
dus/acre

0.4 - 1.0
dus/acre

1.0 - 2.0
dus/acre

2.0 - 3.0
dus/acre

2.1 - 5.0
dus/acre

5.1 - 10.0
dus/acre
Minimum
Parcel Width
100 feet 100 feet 100 feet 70 feet 70 feet 55 feet, 45 feet for parcels less than
5,000 square feet.

This parcel width
shall be increased
to a 50 foot width
for every fifth lot
on a non-cul-d e-
sac parcel street
frontage.

Minimum
Livable Area
1,000
sq. ft.
1,000
sq. ft.
1,000
sq. ft.
1,000
sq. ft.
1,000 sq.
ft.
1,000 sq. ft.

Setbacks
Front 20 feet 20 feet 20 feet 20 feet 20 feet 20 feet
Interior 20 feet 20 feet 20 feet 10 feet 10 feet 7.5 feet per side.

For parcels less
than 5,000 sq. ft. =
A minimum of an
average of 12 feet
overall for the
combination on of
both interior sides
with no side
setback of less
than 5 feet.

Street Side 20 feet 20 feet 20 feet 20 feet 20 feet 10 feet Rear 20 feet 20 feet 20 feet 20 feet 20 feet 20 feet
Accessory
Structures
Consistent with Section 16.44.150
546

Maximum
Parcel
Coverage
25% 25% 35% 35% 35% for
two-
story;
45% for
single
story
50%
Maximum
Building
Height(4)
40 feet(4) 40 feet(4) 40 feet(4) 35 feet(4) 35 feet(4) 35 feet(4) Minimum On-
site
Landscaping
25% of front yard area
Small Attached
Unit
Configuration
Refer to Section 16.16.020 “Planned Residential Development General Standards” for development standards and project review and 16.16.030 “Planned Residential Development Design Standards and Parameters.” Notes:
(1) A forty (40) foot wide buffer shall be provided along Washington Avenue (from Guava to Elm Street) in the public right-of-way. Landscaping to include six-foot high block wall, pedestrian trails and/or sidewalk, and landscaping berms to act as natural buffers. New residential projects will be allowed to access from Washington Avenue with residential lots abutting Washington Avenue are prohibited from taking direct access from Washington Avenue.
(2) The minimum parcel area for properties zoned RR can include adjacent area to the centerline of the public street right-of-way.
(3) For projects proposing a clustering configuration with detached single-family homes or within small attached unit configurations, please see 16.16.020 “Planned Residential Development General Standards” and 16.16.030 “Planned Residential Development Design Standards and Parameters” for requirements.
(4) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

547

Section 16.08.020 (Residential Districts General Development Standards), Table 16.08-04 (Residential (Multi-Family) Zones General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:
“
TABLE 16.08-4

RESIDENTIAL (MULTI-FAMILY) ZONES

GENERAL DEVELOPMENT STANDARDS
Development Feature MF-1(5) MF-2 MF-3 MF-4
Minimum Parcel Size 5 acres 5 acres 5 acres 5 acres Minimum Parcel Width 100 feet 100 feet 100 feet 100 feet Density Range 10.1 - 15
du/acre

15.1 - 18.0
du/acre

18.1-29.0 du-
acre
Min. 30
du/acre
Minimum Livable Area 500 sq. ft. 500 sq. ft. 500 sq. ft. 500 sq. ft.

Setbacks
Street 10 feet 10 feet 10 feet 10 feet
Interior 10 feet 10 feet 10 feet 10 feet
Maximum Parcel Coverage 35% 35% 50% None
Maximum Height Limit 50 feet 50 feet 60 feet 100 feet Open Space (per dwelling unit)
Private Open Space 60 sq.
ft./upper floor
100 sq.
ft./ground
floor
60 sq.
ft./upper floor
100 sq.
ft./ground
floor
All units 50
sq. ft.(2)
All units 50
sq. ft.(2)
Common Open Space 200 sq. ft. 200 sq. ft. 150 sq. ft.(3) 150 sq. ft.(3) Recreational Amenities For projects
containing 25
or more
dwelling units,
provide one
recreational
amenity for
each 30
dwelling units
or fraction
thereof(4)
For projects
containing 25
or more
dwelling units,
provide one
recreational
amenity for
each 30
dwelling units
or fraction
thereof(4)
Minimum On-site
Landscaping 10% of the site area
Notes:

(1) When adjacent to existing single-family residential use or zone, the building setback from the nearest property line shall be 10 feet for the first 25 feet in height, above 25 feet in height the setback shall be 20 feet, and above 50 feet, the setback shall be 30 feet. (2) For stand-alone multi-family residential projects or as part of a mixed-use development, each residential unit shall be provided with at least one area of private open space accessible directly from the living area of the unit, in the form of fenced yard or patio, a deck or balcony at 548

a minimum area of 50 square feet. The minimum dimension, width or depth of a balcony shall be 5 feet.
(3) All common open space shall be conveniently located and accessible to all dwelling units on the site. Common open space may include landscaping, pedestrian paths and recreational amenities. In projects containing fewer than 10 units, the common open space shall have a minimum width and depth of 10 feet. In projects containing 10 or more or units, the minimum width and depth shall be 20 feet.
(4) One common recreational amenity shall be provided for each 30 units or fraction thereof.

The following listed amenities satisfy the above recreational facilities requirements.

Recognizing that certain facilities serve more people than others, have a wider interest or appeal, and/or occupy more area, specified items may be counted as two amenities, as noted.

In all cases, each square foot of land area devoted to a recreational amenity shall be credited as common open space on a 1:1 basis.
a. Clubhouse (two)
b. Swimming Pool (two)
c. Tennis, Basketball or Racquetball court
d. Weightlifting facility
e. Children's playground equipment
f. Sauna or Jacuzzi
g. Day Care Facility (two)
h. Other recreational amenities deemed adequate by the director.

(5) For projects proposing a clustering configuration with detached single-family homes or within small attached unit configurations, please see 16.16.020 “Planned Residential Development General Standards” and 16.16.030 “Planned Residential Development Design Standards and Parameters” for requirements.
(6) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

549

Section 16.08.030(A)(5) (Single-family Residential Design Standards and Design Features) of the Murrieta Municipal Code is hereby amended in part to read as follows:

16.08.030 Single-family Residential Design Standards and Design Features. …

“5. Walls.
a. Standard: Walls shall be designed using masonry materials such as split face and slumpstone, with colors that complement the architectural design of adjacent buildings. b. Standard: Walls adjacent to streets shall run in a continuous plane for more than forty-eight (48) feet without incorporating at least two of the following design features:
1) A minimum two-foot change in plane for at least ten feet; 2) A minimum eighteen- (18-) inch raised planter for at least ten feet; 3) A minimum eighteen- (18-) inch change in height for at least ten feet; 4) Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or
5) A section of open grillwork a minimum four feet in height for at least ten feet. c. Standard: Refer to Section 16.22.070(F) (Retaining Walls) for retaining wall criteria.” …

550

Section 16.08.040(D)(7) (Multi-family Residential Design Standards) of the Murrieta Municipal Code is hereby amended in part to read as follows:

16.08.040 Multi-family Residential Design Standards.
…
“7. Walls.
a. Standard. Walls shall be designed using masonry materials such as split face and slump stone, with colors that complement the architectural design of adjacent buildings. b. Standard: Walls adjacent to streets shall not run in a continuous plane for more than forty-eight (48) feet without incorporating at least two of the following design features:
1) A minimum two-foot change in plane for at least ten feet; 2) A minimum eighteen (18) inch raised planter for at least ten feet; 3) Use of pilasters at forty-eight (48) foot intervals and at changes in wall planes and height; or
4) A section of open grillwork a minimum four feet in height for at least ten feet. c. Standard: Refer to Section 16.22.070(F) (Retaining Walls) for retaining wall criteria.” …

551

Section 16.10.020 (Commercial District General Development Standards), Table 16.10-2 (Commercial Zones General Development Standards Requirements) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.10.020 Commercial District General Development Standards. “
TABLE 16.10-2

COMMERCIAL ZONES

GENERAL DEVELOPMENT STANDARDS REQUIREMENTS
Development
Feature

NC CC RC
Minimum Site Area(1) None None 30 acres(2)
Setbacks

Street 15 feet 25 feet 25 feet
Interior (adjacent to
commercially zoned
properties)
0 or 10 feet 0 or 10 feet 0 or 10 feet
Interior (adjacent to
residential zoned
properties)
20 feet minimum or
equal to the building
height, whichever is
greater
20 feet minimum or
equal to the building
height, whichever is
greater
20 feet minimum or
equal to the building
height, whichever is
greater
Interior (adjacent to a
freeway)
25 feet minimum 25 feet minimum 25 feet minimum
Accessory Structure Consistent with Section16.44.150
Maximum Building
Height(4)
35 feet(4) 50 feet(4) 50 feet(4)
Minimum On-site
Landscaping(3)
15 percent 20 percent 20 percent
(1) Site area means a parcel or group of parcels, which are considered a unit for purposes of development.
(2) Portions of a site may be developed prior to development of the entire site, if it can be demonstrated that the portion does not compromise the overall comprehensive development of the site.
(3) See Chapter 16.28 , Landscaping Standards for Water Efficient Landscaping. (4) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

552

Section 16.11.020 (Office Districts General Development Standards), Table 16.11-2 (Office Districts General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.11.020 Office Districts General Development Standards. “
TABLE 16.11-2
OFFICE DISTRICTS GENERAL DEVELOPMENT STANDARDS(1) (2)
Development Feature Office ORP
Required Building Setbacks
Street Side 25 feet 25 feet
Interior 25 feet 25 feet
Interior (adjacent to residential zoned
properties)
Twice Building Height Twice Building Height
Interior (adjacent to a freeway) 25 feet minimum 25 feet minimum Building Height
Maximum Building Height(3)(6) 90 feet(6) 150 feet(6)
Accessory Structures Consistent with Section 16.44.150
Landscaping
Minimum On-site Landscaping(4) 20 percent 20 percent
Minimum Parking Area Landscaping Based on Parking Lot Size(5) 5 - 24 spaces 5 percent 5 percent
25 - 49 spaces 7.5 percent 7.5 percent
50 spaces plus 10 percent 10 percent
Parking Requirements
See Chapter 16.34, Off-Street Parking and Loading Standards (1) Portions of a site may be developed prior to development of the entire site, if it can be demonstrated that the portion does not compromise the overall comprehensive development of the site.
(2) Development standards may vary for mixed use projects and projects over ten acres in size when comprehensively planned in compliance with Chapter 16.64, Master Development Plans, or Chapter 16.66, Specific Plans.
(3) For structures greater than fifty (50) feet in building height and within 500 feet of existing residential homes, a public hearing shall be required, and the review shall include an evaluation of view sheds to maintain views for residential homes and a shadow survey to avoid buildings casting shadows on residential homes.
(4) See Chapter 16.28, Landscaping Standards and Water Efficient Landscaping. (5) Minimum required parking lot landscaping area is included in required minimum on-site landscaping area.
(6) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

553

Section 16.12.020 (Business Park and Industrial Districts General Development Standards), Table 16.12-2 (Business Park and Industrial Zones General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.12.020 Business Park and Industrial Districts General Development Standards.

“
TABLE 16.12-2

BUSINESS PARK AND INDUSTRIAL ZONES

GENERAL DEVELOPMENT STANDARDS
Development Feature BP GI GI-A
Minimum Parcel Size 10,000 square
feet
20,000 square
feet
10,000 square
feet
Minimum Parcel Width 75 feet
(minimum
average)
75 feet
(minimum
average)
75 feet
(minimum
average)
Setbacks Required
Street 25 feet 25 feet 25 feet
Interior None None 10 feet
Interior
(adjacent to residential zoned
properties)
20 feet minimum or equal to the building height
Interior (adjacent to a freeway) 25 feet minimum
Accessory Structures Same as main structure
From Residential Areas 50 feet 25 feet 25 feet
Maximum Height Limit(2) 50 feet(2) 40 feet(2) 40 feet(2) Minimum On-site Landscaping(1) 15 percent 5 percent 5 percent (1) See Chapter 16.28 , Landscaping Standards and Water Efficient Landscaping (2) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

554

Section 16.12.030(A)(4) (Business Park and Industrial Zoning Districts Design Standards) of the Murrieta Municipal Code is hereby amended in part to read as follows:

16.12.030 Business Park and Industrial Zoning Districts Design Standards. …
“4. Screen Walls/Fencing.
a. Standard: If walls are not required for a specific screening or security purpose they shall not be provided. Walls provide hiding places for intruders and surfaces for graffiti. The intent is to keep walls as low as possible while performing their screening and security functions.
b. Standard: When security fencing is required, it shall not include barbed wire or razor wire. Chain link fencing is not allowed along street frontages. Security fencing shall be:
1) Masonry pillars with open metal grillwork;
2) Short (two-three feet) masonry walls with grillwork on top; and 3) Open grillwork or chainlink fence along side and rear property boundaries or used internally on the site if not visible from the public street. c. Standard: Long expanses offences and walls shall be offset and architecturally designed to create interest and avoid monotony. Landscape pockets, a minimum of twelve (12) feet wide and four feet deep, shall be provided at forty (40)-foot minimum intervals along the wall. These dimensions may vary somewhat, as long as the overall effect is the same, subject to approval by the director.

d. Standard: Refer to Section 16.22.070(F) (Retaining Walls) for retaining wall criteria.” …

555

Section 16.13.020 (Innovation District General Development Standards), Table 16.13-2 (Innovation District General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.13.020 Innovation District General Development Standards. “
TABLE 16.13-2
INNOVATION DISTRICT GENERAL DEVELOPMENT STANDARDS (1) (2) Development Feature Standard
Required Building Setbacks
Front 10 feet minimum
Rear 10 feet minimum
Street Side(3) 10 feet minimum
Interior Side(3) 10 feet minimum
From Freeway 100 feet minimum
From Residential Districts 75 feet minimum when adjacent to a residential district Maximum Building
Height(4)(7)
150 feet(4)(7)
Minimum Ceiling Heights 14 feet - ground floor
10 feet - above ground floor
Minimum Lot Size 10,000 square feet for 1 and 2 stories, 20,000 square feet for 3 and 4 stories, and 40,000 square feet for 5 or more stories Required Building Massing Stepbacks
Floors 3 and Higher Minimum 10 additional feet from face of second floor below Accessory Structures Same as main structure
Public Art Standards
Minimum Public Art One percent (1%) of construction costs (capped at $400,000) to public art for projects where a building permit value exceeds $5,000,000
Eligible Artworks Public art located at or near the site; no commercial messages, including designs and logos
Landscaping/Open Space Standards
Minimum On-site
Landscaping/Open Space(5)
20 percent of the project's lot area. Amenities such as court yards, roof top gardens, outdoor dining, food
trucks/vendors spaces, shade structures, plazas, and artwork on-site may count towards landscaping/open space
requirements.

Minimum Surface Parking Area Landscaping Standards(6)
5 - 24 spaces 5 percent of the parking area
25 - 49 spaces 7.5 percent of the parking area
50 spaces plus 10 percent of the parking area
Parking Requirements
556

See Chapter 16.34, Off-Street Parking and Loading Standards (1) Portions of a site may be developed prior to development of the entire site, if it can be demonstrated that the portion does not compromise the overall comprehensive development of the site.
(2) Development standards may vary for projects over ten acres in size when comprehensively planned in compliance with Chapter 16.64, Master Development Plans, or Chapter 16.66, Specific Plans.
(3) Measured from right of way line or property line. (4) For structures greater than fifty (50) feet in building height and within 500 feet of existing residential districts, a public hearing shall be required, and the review shall include an evaluation of view sheds to maintain views for residential homes in the residential district and a shadow survey to avoid nonresidential buildings casting shadows on residential homes. No building shall exceed any Federal Aviation Administration (FAA) requirements. (5) See Chapter 16.28, Landscaping Standards and Water Efficient Landscaping. (6) Minimum required parking lot landscaping area is included in required minimum on-site landscaping/open space area.
(7) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

557

Section 16.14.010 (Purpose), Table 16.14-2 (Special Purpose Districts General Development Standards) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.14.010 Purpose.
“
TABLE 16.14-2

SPECIAL PURPOSE DISTRICTS

GENERAL DEVELOPMENT STANDARDS
Development Feature P&R C&I OS
Setbacks
Street 25 feet 25 feet 25 feet
Interior 20 feet 20 feet 20 feet
From Abutting Residential District 15 feet
Accessory Structures Same as Primary Structure
Maximum Height Limit(1) 35 feet(1) 50 feet(1) 35 feet(1) (1) For structures located within a Hillside Area, see maximum height criteria as provided within Section 16.24 (Hillside Development) and applicability. “

558

Section 16.18.080 (Height Measurement and Height Limit Exceptions) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

“All structures shall meet the following standards relating to height, except for fences and walls, which shall comply with Chapter 16.22 (Fences, Hedges, and Walls).

A. Maximum Height. The height of structures shall not exceed the standard established by the applicable zoning district in Article II (Zoning Districts and Allowable Land Uses) or for structures within a Hillside Area under Section 16.24.020.A. In addition, the Mmaximum height for structures on a specific parcel shall be measured as follows:the vertical distance from finish grade to an imaginary plane located the allowed number of feet above and parallel to the finish grade.

FIGURE 3-1

HEIGHT MEASUREMENT

1. Establishing the high point and low point on the property as reference grade points as follows:
a. A measurement is taken from the lower of existing or proposed grade, 5 feet away from the lowest grade point around the structure in accordance with Figure 16.18-1. This point shall be the low reference grade point. The highest point anywhere on the structure may not exceed the elevation of that low grade point by more than the allowable height plus the grade differential between the low point of structure and high point of structure (excluding items as detailed under Section 16.18.080(B) (Exceptions to Height Limits)), but in such case where the actual grade differential exceeds 10 feet, only a maximum of 10 feet may be added to the maximum allowable height per the zone. The measurement is the difference in elevation between the highest and the lowest adjacent ground elevation surrounding the building.

559

FIGURE 16.18-1

MEASUREMENT LOCATIONS

b. If the difference in elevation is 10 feet or less, the reference grade point is established at the highest adjacent ground elevation. See Figure 16.18-2. If the difference in elevation is greater than 10 feet, the reference grade point is established at 10 feet above the lowest adjacent ground elevation. See Figure 16.18-3. For stepped or terraced buildings, the building height is the overall height as illustrated in Figures 16.18-4 and Figure 16.18-5.

FIGURES 16.18-2, -3, -4. -5

MEASUREMENT CRITERA

c. For a project with a proposed pad configuration, the height of the structure measured by the vertical distance from the finished grade to the height of the roof line. See Figure 16.18-6.

560

FIGURE 16.18-6

MEASUREMENT WITH PAD CONFIGURATION

B. Structures on Sloping Parcels. Where the average slope of a parcel is greater than one foot rise or fall in 7 feet of distance from the street elevation at the property line, structure height shall be measured in compliance with Chapter 16.24 (Hillside Development).

CB. Exceptions to Height Limits. Exceptions to the height limits identified in this development code shall apply in the following manner:

1. Roof-mounted Features. Roof-mounted features including chimneys, cupolas, clock towers, elevator equipment rooms, equipment enclosures, and similar architectural features shall be allowed, up to a maximum of fifteen (15) feet above the allowed structure height. The total square footage of all structures above the heights allowed in the zoning districts shall not occupy more than twenty-five (25) percent of the total roof area of the structure.

Greater height or area coverage may be allowed subject to the approval of a minor conditional use permit in compliance with Chapter 16.52.

2. Parapet Walls. Fire or parapet walls may extend up to four feet above the allowable height limit of the structure.

3. Public Assembly, Hotels, Class "A" Office and Public Structures. Places of public assembly including churches, schools, assembly halls, Class "A" office buildings greater than three (3) stories, hotels and other similar structures may exceed the established height limit by one (1) foot for every two (2) feet that the minimum required front, rear and side yard setbacks are increased. The increase in the front, rear and side yard setbacks is determined by averaging the total of the increased building setbacks at the closest point on all sides. The maximum additional height allowed is thirty (30) feet above the height limit established for the applicable zoning district. This exception shall not apply when the site is adjacent to single-family zoned property. This exception may be used in conjunction with the height exception for rooftop equipment.

4. Telecommunications Facilities. Telecommunication facilities, including antennae, poles, towers, and necessary mechanical appurtenances, may be authorized to exceed the height limit established for the applicable zoning district, subject to the approval of a conditional use permit in compliance with Chapter 16.52.

561

5. Basement. A basement is defined as a story that has its floor surface below the adjoining finished grade as both conditioned and unconditioned space per the California Building and Residential Codes.”
…

562

Section 16.18.140(D)(4)(b) (Setback Regulations and Exceptions) of the Murrieta Municipal Code is hereby amended to read in part as follows:

16.18.140 – Setback Regulations and Exceptions
..

4. Setback Requirements for Specific Structures:
..
“b. Retaining Walls. (Retaining walls up to four feet in height are exempt.)Refer to Table 16.18-2 (Retaining Walls – Non-Hillside Areas) below:

1) Up to Six Feet. Retaining walls up to six feet in height may be located within a required set-back provided the exposed side of the wall faces into the subject parcel; and

2) Over Six Feet. Retaining walls greater than six feet in height, or where the exposed side of the wall faces out from the subject parcel without regard to height, shall be subject to the same requirements as the main structure in the applicable zoning district.

TABLE 16.18-2

RETAINING WALLS - NON-HILLSIDE AREAS
Criteria
Facing Outward Within Front or
Street-Side Setback
For residential, mixed-use
locations, commercial and
industrial, retaining walls within
a front yard or street-side
setback shall not exceed four
feet in height.

Facing Inward Retaining walls up to six feet in
height may be located within a
required setback provided the
exposed side of the wall faces
into the subject parcel and shall
incorporate landscaping to
screen the wall(s).

Line-of-Sight Locations/Visibility
Triangles
For any required line–of–sight
locations or visibility triangles, a
maximum of thirty inches in
height shall be permitted.

Six Feet or Greater - Retaining
Wall Facing Outward
Retaining walls six feet or
greater in height, shall be
subject to the same setback
requirements as the main
structure in the applicable
zoning district and shall
incorporate landscaping to
screen the wall(s).

Required Offset At twelve feet in height, a
retaining wall shall be separated
by a minimum of six feet
563

horizontally to accommodate
landscaping.

Design Criteria Refer to Section 16.22.070(F)
(Retaining Walls).

Retaining Wall(s) within Hillside
Areas
Refer to Table 16.24-2
(Retaining Walls – Designated
Hillside Areas)
“

564

Section 16.22.030 (General Height Limitations), Table 3-3 (Maximum Height of Fences, Hedges, and Walls) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

16.22.030 General Height Limitations.

“Fences, hedges and walls may be erected/maintained to the heights shown in Table 3-316.22-

1. TABLE 3-3

MAXIMUM HEIGHT OF FENCES, HEDGES, AND WALLS

TABLE 16.22-1

MAXIMUM HEIGHT OF FENCES, HEDGES, AND WALLS

Location Maximum Height (within Setback Areas)
Rear and side yards (interior and street side) Six feet* Front yards Three feet*
At intersections of streets, alleys and
driveways within traffic safety sight areas.

Twenty-four (24) inches

* The director may approve additional height to enclose or screen areas.”

565

Section 16.22.040 (Exceptions to Height Limitations) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

“16.22.040 Exceptions to Height Limitations – Non-Retaining Walls.

A. Fences and walls otherwise limited to three feet in height, may be allowed up to five feet in height with see-through (e.g., wrought iron or grille work) fencing material;

B. Fences and walls otherwise limited to six feet in height, may be approved up to eight feet in height with see-through (e.g., wrought iron or grille work) fencing material; and

C. Fences and walls may be allowed up to ten feet when the required setbacks are maintained. Heights greater than ten feet may be allowed subject to approval of the director.”

566

Section 16.22.050 (Measurement of Fence or Wall Height) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

“16.22.050 Measurement of Fence or Wall Height.

Where there is a difference in the ground level between two adjacent parcels of less than two feet, the height of a fence or wall constructed along the property line shall be determined by using the finish grade of the highest contiguous parcel. When there is a difference in the ground level between two adjacent parcels of two feet or more, the height of a fence or wall shall be determined by the director.”

567

Section 16.22.060 (Walls Required Between Different Zoning Districts) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

“16.22.060 Walls Required Between Different Zoning Districts.

Walls shall be provided and maintained between different zoning districts as follows:

A. Where a nonresidential or multi-family zoning district abuts a residential zoning district, a solid masonry wall C of six feet in height shall be constructed on the zone boundary line. Walls may be constructed higher than six feet if the viewshed is not impeded. This is and subject to the approval of the Ddirector. If retaining areas are proposed at these locations, please refer to the design standards as described under Section 16.22.070(F) (Retaining Walls);

B. Where a Business Park (BP), General Industrial (GI), or General Industrial-A (GIA) IG zoning district abuts another zoning district, a solid masonry wall six feet in height shall be constructed on the zone boundary line. This standard may be applicable at a project location within Innovation District (INN) depending on the proposed site layout and pedestrian and vehicle access. Please see Section 16.13.030 (Innovation District Design Standards) for additional details and criteria;

C. Walls shall be of solid masonry construction and shall be of a decorative design when in view of public rights-of-way subject to approval of the director; and

D. The director may waive or modify requirements for walls between different zoning districts where a solid masonry wall already exists on the contiguous property if the following findings can be made:

1. The existing wall meets or can be modified to conform to the intent of this chapter;

2. Suitable landscaping can be installed adjacent to the existing wall to supplement and enhance the de-sireddesired physical separation;

3. The existing wall can be protected to prevent vehicle damage, if necessary; and

4. Concurrence of the adjacent property owner can be obtained, to modify the existing wall to meet the requirements of this chapter.”

568

Section 16.22.070 (Special Wall and Fencing Requirements) of the Murrieta Municipal Code is hereby amended in its entirety to read as follows:

“16.22.070 Special Wall and Fencing Requirements.

A. Swimming Pools, Spas and Similar Features. Swimming pools, spas and other similar features shall be fenced in compliance with Chapter 15.48 (Swimming Pool Enclosures) of the municipal code.

B. Outdoor Equipment, Storage and Work Areas. Screening of outdoor uses and equipment and activities shall be provided in compliance with Section 16.18.120 (Screening and Buffering).

C. Temporary Fencing. Temporary fencing may be necessary to protect archaeological or historic resources and/or trees during site preparation and construction. Temporary fencing for these purposes shall be subject to the approval of the director.

D. Fence and Wall Design. Perimeter fences/walls adjoining public rights-of-way shall be articulated in compliance with subsection 16.08.030(A)(5)(b) (Walls). The design shall include an appropriate mix of materials and landscaping subject to the approval of the director.

E. Construction Fencing. Active construction sites shall be enclosed with a locked temporary construction fence or similar barrier to prevent ease of access into the site.

F. Retaining Walls.

1. Retaining walls may be allowed to reduce grading, preserve natural, features, or increase soil stabilization.

2. Crib walls, keystone, loffelstein walls, and other similar living wall systems are a design option as long as it can be demonstrated on the project plans that the walls are structurally acceptable and provisions are provided for acceptable landscaping. Such wall shall be subject to the following standards:

a. Utilization of a curvilinear slope pattern consistent with the appearance of the natural hillside terrain.

b. Planted with landscape material suitable for the climate and wall exposure relative to the sun.

c. The landscape aesthetic effect to be achieved by the overall development shall be emphasized and considered.

d. The color palette and materials selected for the retaining wall shall blend in with the adjacent hillsides and landscape plant palette.

3. Retaining Walls shall incorporate materials and colors used in an adjacent structures. All materials used to construct the retaining wall(s) shall consist of native stone, poured-in-place concrete, precast concrete block, color treated, textured or veneered to blend in with the surrounding natural colors and textures of the existing landscape and native plant materials.

569

4. Retaining Walls visible from the public right-of-way shall be designed to provide variation in placement, use of planters, differing materials, and modulation of the wall plane.

5. Retaining Walls shall follow landform grading shapes and contours.

6. Tubular steel or wrought-iron safety fencing may be necessary in conjunction with retaining wall locations. If necessary, these wall locations are to provide for landscape safety maintenance personnel. Construction shall be consistent with the California Building Code and related codes.

7. Refer to Table 16.18-1 (Retaining Walls) and 16.24-2 (Retaining Walls – Designated Hillside Areas) for additional criteria.”

570

Chapter 16.24 (Hillside Development) is hereby amended in its entirety to read as follows:

“16.24.010 Purpose.

The purpose of this chapter is to provide regulations for the development of areas in the cityCity that, because of their topography, require special consideration to ensure that they are developed in a way that substantially maintains their natural character and environmental and aesthetic values to implement the City’s Ggeneral Pplan, and to provide for the safety, health, and welfare of the public by:

A. Providing guidelines and standards for development in visually sensitive hillside areasHillside Areas to minimize the ad-verse impacts of gradinggrading and to promote the goals and objectives of the City’s Ggeneral Pplan;

B. Maintaining an environmental equilibrium consistent with existing vegetation, wildlife, soils, geology, slopesslopes, and drainage patterns, and to preserve natural topography and scenic character, including canyons, creeks, knolls, rock outcrops, and ridgelines whenever feasible;

C. Encouraging development proposals that feature water conservation and aquifer recharge techniques;

D. Encouraging development proposals that are sensitive to fire, flood, slide, erosionerosion, pollution, or other safety hazards;

E. Encouraging sensitive development through flexible design and innovative arrangement of building sites by utilizing variable lot sizes, clustering, and setback variations;

F. Utilizing nontraditional design standards for streets and hillside gradinggrading where development quality and public safety are not affected;

G. Encouraging developments that incorporate desirable existing features of land (e.g., natural vegetation, viewsheds, topographic features);

H. Protecting significant natural areas for ecologic purposes, educational, and other scientific study purposes; 1. Encouraging the use of drought-tolerant plant material to protect slopesslopes from soil erosionerosion and slippage, preserve natural watershed, minimize fire hazard, and minimize the scarring and deformation of the natural landscape;

IJ. Limiting the impact of cutcut slopesslopes on adjacent developed and undeveloped properties; and

JK. Providing for appropriate intensity of development (e.g., density, massing, etc.) in hillside areas through a variety of design techniques to ensure that development intensity decreases as slopesslopes become steeper (e.g., lot sizes appropriate for steeper topography and separation of structures sufficient to preserve thea viewshed).

571

16.24.020 Applicability.

A. Hillside Area. The standards contained in this chapter apply to uses and structures within areas that have a slope of twenty (20) percent or greater and/or are designated on the significant features map on file with the department.

A. Location Consideration for Analysis. Notwithstanding any other provisions of this Code, the standards contained in this chapter apply to uses and structures within HIllside Areas that have a slope twenty-five (25) percent or greater and as designated within the boundaries of a Hillside Overlay Map. Additionally, please refer to 16.02.020 (Exemptions from Land Use Permit Requirements), 16.24.080 (Exceptions) for activities and features exempt from review.

B. Basis for Slope Determinations. For the purpose of this chapter, slope shall be computed on the natural slope of the land before grading is commenced, as determined from a topographic map having a scale of not less than one inch equals one hundred (100) feet and a contour tour interval of not more than five feet.Slope determinations shall be based upon citywide contour data as provided on the City’s website under the Geographic Information System webpage under Interactive Mapping.

C. Development Plan Permit Required. Hillside developments shall be subject to the approval of a development plan permit in compliance with Chapter 16.56, unless exempt per adopted City policy or State Law (Example: Accessory Dwelling Unit).

D. The development standards, guidelines and provisions of this chapter shall be applied to those portions of land with a predominance of significant natural slopes exceeding twenty-five (25) percent and areas that are integrally contiguous or slopes determined as significant by the director. The provisions of this chapter shall apply to projects relating to subdivisions, permits, uses, structures, specific plans, master development plans, and associated site plans for development review except as specifically exempted by Section 16.02.020.

D. The development standards, guidelines and provisions of this chapter shall be applied to those portions of land with a predominance of natural slopes exceeding twenty-five (25) percent or greater and areas that are integrally contiguous. The provisions of this chapter shall apply to projects relating to subdivisions, permits, uses, structures, specific plans, master development plans, and associated site plans for development review except as specifically exempted by Section 16.02.020 (Exemptions from Land Use Permit Requirements), and 16.24.080 (Exceptions).

16.24.030 Definitions.

For the purposes of this chapter the following definitions shall apply:

City. The City of Murrieta, state of California, referred to in this development code as the “City.”

City Engineer. The director of Public Works/City Engineer of the city or their duly delegated representative.

City Manager. The official employed by an elected council to direct the administration of the City. See Chapter 2.08 “City Manager”

Clearing. The removal of vegetation (grass, brush, trees, and similar plant types) by hand or mechanical means (e.g. also known as brushing, and/or grubbing).

572

Cluster Development. A concept where structures are grouped on certain portions of a site, frequently of different shapes and sizes, surrounded by large expanses of open space.

Contour. A line drawn on a plan that connects points of equal elevation.

Cut. The mechanical removal of earth material.An act by which soil, sand, gravel, or rock is cut into, dug, quarried, uncovered, removed, or relocated, and shall include the conditions resulting therefrom.

Daylight Line. The line between the finished grade and natural terrain drawn by connecting points where pro-posed contours meet existing contours.

Director. See Section 16.46.050 “Director.”

Elevation. Height or distance above mean sea level.

Erosion. The process by which the soil and rock components of the earth's crust are worn away and removed from one place to another by natural forces (e.g., as wind, and water)

Fill. A deposit of earth material placed by artificial means.deposit of soil, sand, gravel, rock, or other material placed by artificial means.

Finished Grade. The final elevation of the ground surface after development, that is in conformance with the approved plans.

Grading. To bring an existing surface to a designed form by excavating, filling, or landforming operations in excess of fifty (50) cubic yards.

Contour Grading. A grading concept designed to result in earth shaping forms that resembles natural terrain characteristics. Horizontal and vertical curve variations are often used for slope banks.

Conventional Grading. A grading concept that results in simple, straight forward, cut and fill lines and even planed slopesslopes. This is the most basic type of grading often resulting in an "engineered or man-made" appearance attributable to a lack of curvilinear or natural-appearing shapes.

Landform Grading. A grading method that replicates the irregular shapes of the natural ground surfaceslopes. Landform graded land surfacesslopes are characterized by continuous series of concave and convex forms interspersed with mounds that blend into profiles, nonlinearity in plan 573

view, varying slope gradients, and significant transition zones, between man-made and natural land surfacesslopes.

Hillside Area. Land with an average rise or fall of twenty-five (25) percent or greater or a vertical rise of thirty (30) feet or more Means those areas specifically designated on a Hillside Overlay Map as adopted by the City Council under Section 16.24.100.

Mass Grading. The movement of large quantities of earth over large areas. Disruption of the majority of the on-site surface terrain resulting in a successive pad/terrace configuration.

Modification or elimination of natural landforms may result.

Minimal Grading. A grading concept designed to minimize excavation and filling. Allows the movement of earth for projects (e.g., as individual building foundations, driveways, local roads, and utility excavation). The concept is associated with roads conforming closely to natural contours and with structures being built on natural terrain.

Pad. A level area created by grading to accommodate development.

Prominent Ridge. A ridge or hill location that is visible from Interstate 15, Interstate 215, or from an arterial or secondary street, that forms part of the skyline or is seen as a distinct edge against a backdrop of land and has been identified on a “Prominent Ridgelines” Map adopted by the City Council. Refer to Section 16.24.110.

Ridge. An extended, narrow, conspicuous elevation of land generally between valleys.

Slope. An inclined ground surface, the inclination of which is expressed as a ratio of the vertical distance (rise), or change in elevation, to the horizontal distance (run). The percent of a given slope is determined by dividing the rise by the run, multiplied by one hundred (100).

574

Slope, Average. The method of determining average natural slope of land using the following equation:

I x L x .0023 where
A
I = Contour interval in feet.

L = Combined length in feet of contour lines measured on the project site. .0023 = A constant that converts square feet into acres and expresses slope in percent.

A = Project site area in acres.

Slope, Man-made. A manufactured slope consisting wholly or partially of either cut or filled material. Slope, Natural. A slope that is not man-made.

Slope, Significant Natural. A slope that is not man-made that exceeds twenty-five (25) percent and a vertical rise of thirty (30) feet or more.

Slope Ratio. The relationship of a slope's horizontal length to vertical height, with the height specified as one (e.g. 2:1).

Slope Transition. The area where a slope plane changes to meet the natural terrain or a level graded area either vertically or horizontally.

16.24.040 Application Submittal Requirements.

Applications for development within the hillside overlay zoning district shall comply with the submittal requirements of this chapter. When a development project is a specific plan or master development plan, the submittal requirements shall be incorporated in the appropriate sections 575

of the corresponding documents. If adequate detailed studies are provided with the specific plan and/or master development plan, subsequent implementing development applications shall be reviewed for substantial conformance with these plans.

Application filing requirements are as follows:

A. A Natural Features Map. This map shall identify slope banks, ridgelines, canyons, natural drainage courses, United States Geological Survey (U.S.G.S.) blueline streams, rock outcroppings, sensitive bioticbiological habitats, cultural resources, and other natural features for the purposes of project review and California Environmental Quality Act (CEQA) analysisdetermined to be worthy of consideration for preservation.

B. A Conceptual Grading Plan. A conceptual grading plan shall be submitted at a minimum scale of one inch to two hundred (200) feet (this scale may be adjusted with the approval of the department). The plan shall include the following items:

1. A legend with appropriate symbols indicating high point, low point, spot elevations, pad and finished floor elevations, top of wall, top of curb, change in direction of drainage, and planned drainage improvements;

2. A separate map with proposed fill areas and cut areas, depths of these areas clearly shown in five-foot topographic lines. Quantities of each cut and fill area shall be clearly marked and calculated as a percentage of the total site area. The fill and cut areas shall be either colored green and red, respectively, cross-hatched, or screened to delineate the separate areas;

3. Contours for existing and proposed land conditions. Existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted as above except with a solid line. Contours shall be shown at minimum intervals of five feet of change in elevation, with two-foot contours in the flatter areas (if using Riverside County flood control district topographic maps, a four-foot interval may be used); and

4. Additional information as required to assist department review of the project.

B. Overall Conceptual Grading Plan. An overall conceptual grading plan shall be submitted at a minimum scale of one (1) inch equals twenty (20) feet). The plan shall include the following items:

1. A legend with symbols identifying the following, but not limited to: high point, low point, spot elevations, pad, top of wall, top of footing, top of curb, top of ground surface on both sides of a retaining wall, and planned drainage improvements;

2. A separate map shall be provided with proposed cut and fill areas, depths of these identified areas shown in five-foot topographic lines. Quantities of each cut and fill area shall be identified and calculated as a percentage of the total site area. The cut and fill areas shall be either colored green and red, cross-hatched, or screened to delineate each respective area;

3. Contours for existing and proposed topographic conditions shall be provided within submitted plan exhibits. Existing contours shall be depicted with continuous screened lines and proposed contours shall be depicted as above except with a solid line. Contours shall be shown at minimum intervals of two feet of change in elevation. Elevations of less than two feet shall be depicted with spot elevations; and

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4. Additional information as required to assist with review of the project.

C. Drainage Map. A conceptual drainage and flood control facilities map describing planned drainage improvements. The map shall utilize cityCity standards or an acceptable alternate as determined by the City Engineer or their designeecity engineer.

D. Slope Analysis Map. A slope analysis map for the purpose of determining the quantity amount and location of land as it exists in its natural state and for calculating average slope categories. A base topographical map forof the site shall be prepared and shall have a scale of not less than one inch to onetwo hundred (100200) feet. The base topographical map shall include adjoining properties within one hundred (100) feet of the site boundaries to portray the site's context. Slope bands in contrasting colors shall be delineated in the range of zero to twenty-five (0—25) percent, twenty-six to fifty (26—50) percent, and fifty (50) percent or greater.

A tabulation of the land area by slope percentage shall also be provided. A heavy solid line indicating the twenty-five (25) percent grade differential shall be clearly marked on the plan.

The exact method for computing the percent slope and area of each slope category shall be sufficiently de-scribed and presented so that a review can be readily made. A heavy solid line indicating the twenty-five (25) percent grade differential shall be clearly marked on the plan. An eight and one-half by eleven (8 1/2 x 11) inch legible acetate reduction of the slope analysis with appropriate legend shall also be provided.

D.E. Slope Profile Drawings. A sufficient number of slope profiles shall be provided to clearly illustrate the ex-tent of the proposed grading. A minimum of four cCross-section slope profiles shall be included with the slope analysis. Additional profiles may be required as determined by the city engineerCity Engineer or their designee. The slope profiles shall:

1. Be drawn at the same scale and indexed, or keyed, to the slope analysis map, gradinggrading plan, and project site map. Both vertical and horizontal scales shall be indicated;

2. Show existing and proposed topography, structures, and infrastructure. Proposed topography, structures, and infrastructures shall be drawn with a thin, solid line. Existing topography and features shall be drawn with a dashed line;

3. Extend at a minimum of least one hundred (100) feet outside the project site boundary to clearly show the impact on adjacent property. Additional distance may be necessary to determine off-site terrain and features;

4. Be drawn along those portions of the subject site where:

a. The greatest portion of the site where alteration of existing topography is proposed;

b. The most intensive or massiveportion of the site where development is proposed (e.g. where structures are proposed);

c. The is most visible from surrounding land uses; and

dc. Where proposed gradinggrading willwould potentially impact existing natural drainage conditions.

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5. At least two of the slope profiles shall be roughly parallel to each other and roughly perpendicular to existing contourcontour lines. At least one other slope profile shall be roughly at a ninety (90) degree angle to the other slope profiles and existing contour lines.

F. Indicate Source of Data. Both the slope analysis and slope profiles shall Indicate the datum, source, date, and scale of topographic data used in the slope analysis and slope profiles.

G. Geotechnical Report. A geotechnical and soils report, shall be prepared by a registered geotechnical engineer to Citycity standards and provided in sufficient detail to substantiate and support the design concepts presented in the application as submitted. Additional environmental technical studies and investigations, including, but not limited to, hydrologic, seismic, access/circulation, cultural, tribal cultural, and biological resourcesbiota research may also be required to help in the determination of the buildable area of a subject site for consistency with project review and for California Environmental Quality Act (CEQA) analysis.

H. Objective Design Guidelines. Objective Ddesign guidelines shall be provided for projects that are to be reviewed by the Planning Ccommission. Otherwise, illustrative building elevationselevations showing all sides of the structure shall be provided.

I. No Grading Proposed. In the event that no grading is proposed, (e.g., custom lot subdivision) a statement to that effect shall be filed with a plan that shows possible future house plotting, pad grading, driveway de-sign, and septic system location for each parcel proposed.

The plan shall be prepared on a topographic map drawn at a scale of one inch to two hundred (200) feet.

I. No Grading Permit Required. See 16.24.080 (Exceptions) for applicability.

J. Additional Information. The following items may be required if determined necessary by the directorCity Engineer or their designee to aid in the analysis of the proposed project:

1. A line of sight or view analysis;

2. Photographic and/or computer generated graphic renderings;

3. A topographic model and/or large scale detailed partial model; or

4. Other illustrative techniques determined necessary to aid in review of the project.

K. Exceptions to the filing requirements shall be determined by the director

16.24.050 Project Review Procedures.

Projects within designated hillside areas shall be subject to review and approval by the director or the commission in compliance with the provisions of this chapter.

A. Director Approval. The Director shall approve, approve with conditions, or deny development proposal applications pursuant to the authority as referenced under Table 4-1 “Approval Authority and Public Hearing Requirements.” when the following conditions apply:

1. Development plan permits;
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2. Extensions of time; or

3. Building permit reviews.

B. Planning Commission Approval. The Planning Ccommission shall approve, approve with conditions, or deny development proposal applications pursuant to the authority as referenced under Table 4-1 “Approval Authority and Public Hearing Requirements.” when one or more of the following conditions apply:

1. When padded building sites are proposed; or

2. Proposals referred to the commission by the director.

C. Modification of Requirements. The Planning Ccommission may modify or waive a development standard:

1. Wwhen an improved or more environmentally sensitive design willwould result. Further, where it can be demonstrated that imposing the objective hillside development standards would either render a parcel unbuildable and create a loss of its reasonable economic use, or place an undue restriction on the improvement of the property, development consistent with the City’s Ggeneral Pplan shall be allowed subject to approval by the Planning Ccommission, if the following findings can be made:

a. The site is physically suitable for the design and siting of the proposed development.

The proposed development will result in minimum disturbance of environmentally sensitive areas;

b. The gradinggrading proposed in connection with the development would will not result in soil erosionerosion, silting of lower slopesslopes, flooding, severe scarring, or create other geological instability conditions, or a fire hazard condition that would affect the public’s health, safety and general welfare for the City, as determined by the city engineerCity Engineer or their designee;

c. The proposed development retains the visual quality of the site, the aesthetic qualities of the area, and the neighborhood characteristics by utilizing proper structural scale and character, varied architectural treatments, and appropriate plant materials; and

16.24.060 Hillside Development Standards.

The following are minimum standards and shall apply to a use, development, or alteration of land in compliance with Section 16.24.020 (Applicability). These standards are supplemented by the provisions of the development guidelines contained in Section 16.24.070 (Hillside Development Guidelines) of this chapter.

A. Hillside Slope Categories. The following descriptionscategories serve as guidelines general standards for determining the applicability of hillside slopeconditions at a subject site categories to ensure that development will compliment the overall character of the landform.

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TABLE 16.24-1

HILLSIDE DEVELOPMENT STANDARDS

% Natural
Slope
Category
Standards
UnderUp to
25%
This is not considered a hillside condition and the provisions of the Chapter shall not apply.

Over 25% but
less than up
to 50%
This is a hillside condition. Development within this slope category is limited to the less visually prominent slopesslopes of a subject site, and then only where it can be showndemonstrated that gradinggrading, vegetation removal, safety, and environmental and aesthetic, and other environmental impacts are can be minimized. Potential iImpacts of from site access and roadways shall be minimized by following natural contourscontours or using grade separations.

Proposed sStructure(s) shall blend with the natural landform through their shape, material, and utilization of naturally occurring color(s). Special hillside architectural and design techniques are required, which may include the use of larger lots, variable setbacks, and variable building structural techniques and clustering. Padded building sites may be considered in some instances. Where this occurs, the commission may consider padded building sites adjacent to special features when it is found that grading of padded building sites will create a better relationship between the special feature(s) and the building sites. 50% and
over(1)
This is an excessive slope condition and development is prohibited. (1)This applies to the property as a whole.

B. Site Design.

1. Projects located in hillside areas shall incorporate clustering, variable setbacks, multiple orientations, and other site planning techniques to preserve open spaces, protect natural features, and offer views to residents.

2. When clustering techniques are utilizedused, the minimum lot sizes may be decreased to five thousand (5,000) square feet when it is necessary to preserve sensitive lands (e.g., hillsides, creeks, habitat areas, etc.). Lots may be allowed smaller than five thousand (5,000) square feet, but not smaller than four thousand (4,000) square feet, for up to twenty (20) percent of the total approved lots and only under an approved specific plan when absolutely necessary 580

to preserve sensitive and hillside areasHillside Areas. Lots under five thousandthou-sand (5,000) square feet are prohibited in slope areas of twenty-five (25) percent or greater.

C. Driveways and Roadways.

1. Driveways shall be designed in a manner as to when a vehicle is entering a public/ and/or private streets, maintaining adequate sight distance shall be maintained as determined by the city engineerCity Engineer or their designee.

2. Driveways shall not be located within three feet of a side property line. Exceptions to this standard may be considered based on lot size, percentage of slope, appropriate drainage facilities and use as a common (joint) driveway by the City Engineer or their designee.

3. Only slopesslopes less than fifty (50) percent (2:1) shall be allowedpermitted adjacent to driveways.

4. Driveway grades above fifteen (15) percent may only be considered by the City Engineer or their designee when driveways are aligned with the natural contourscontours of the land, and are necessary to achieve effective site design, and safety considerations are met to the satisfaction of the building and safety official, City Engineer or designee, and fire code official. building and safety official, city engineer, and the fire department. Proper dDesign considerations shall be employed, including the use of vertical curves. On proposed driveways that may be approvedwith a slope greater than fifteen (15) percent, a coarse, all-weather paving material (e.g. asphalt or concrete), or grooves for traction, shall be incorporated into the designconstruction.

5. Roadways shall conform to the natural landform. Significant alterations to the physical and visual character of a hillside shall be avoided by eliminating large notches in ridgelines and wide straight alignments. Modified or reduced width roadroad width sections and split sections shall be considered in the layout of hillside streets to reduce gradinggrading and cutscuts in topography while allowing access for fire trucks and other emergency vehicles.

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FIGURE 16.24-1

ROADWAY PLACEMENT

6. Where road construction is proposed in hillside areas, the standards shall be consistent with those identified for high fire hazard areas, the California Fire Code, and with City design standards.

7. The extent of vegetation and visual disruption shall be minimized by the combined use of retaining structures and regrading to approximate natural slopesslopes. The view along a street frontage shall be buffered withprovide a pleasant appearance with a sense of open space 582

and landscaping and the maintenance of views shall be preserved as demonstrated on the project plans. The use of terraced walls and landscaping to reduce grading impact associated with retaining walls is a recommended design technique to address this visual impactencouraged.

8. Wet utilities shall be placed in the road right-of-way, where feasible and approved by the reviewing agency.

9. Scaled roadway drainage facilities and grades shall be provided consistent with City design standards.

D. Architecture.

1. The building envelope for primary structures, except for padded building sites, The maximum structure height shall be thirty (30) feet. Refer to Section 16.18.080.A (Maximum Height) for additional criteria on how to calculate the maximum height for a sloped parcel. as follows:

a. Downhill Lot. The maximum structure height shall be thirty (30) feet, measured from finished grade at the front setback line extending towards the rear of the lot. The maximum height at the side setbacks shall be fifteen (15) feet extending up toward the center of the lot at a forty-five (45) degree angle to a maximum height of thirty (30) feet as measured from finished grade.

FIGURE 3-4

BUILDING ENVELOPE FOR DOWNHILL LOT

b. Uphill Lot. The maximum structure height shall be fifteen (15) feet, measured from finished grade at the front setback line extending up towards the rear of the lot at a forty-five- (45-) degree angle to a maxi-mum height of thirty (30) feet. The maximum height at the side setbacks shall be fifteen (15) feet extending up towards the center of the lot at a forty-five- (45-) degree angle to a maximum height of thirty (30) feet as measured from finished grade. 583

FIGURE 3-5

BUILDING ENVELOPE FOR UPHILL LOT

c. Cross Slope Lot. The maximum structure height shall be thirty (30) feet, measured from finished grade at the maximum front setback line extending towards the rear of the lot. The maximum height at the side setbacks shall be fifteen (15) feet extending up towards the center of the lot at a forty-five-(45-) degree angle to a maximum of thirty (30) feet as measured from finished grade.

FIGURE 3-6

BUILDING ENVELOPE FOR CROSS LOT SLOPE

ad. Architectural Projections Allowed. Architectural projections and variations in roof design are encouraged. Projections above the maximum height limits for architectural features may be allowed subject to approval by the directorDirector.

2. In steeper terrain, Rreduction of front yard setbacks may be considered in order to minimize rear yard grading.

3. Architectural treatments shall be provided on all sides of a structure. Elements of the architectural treatment used on the front facade shall be repeated on all sides of a structure with additional emphasis on those elevations visible from public rights-of-way.

34. Building materials and color schemes shall blend with the natural landscape. Colors shall be of earth tones and the value (lightness or darkness) of the specific hue shall be as close to that of the immediately surrounding landscape as possible as demonstrated on the project plans. Where exterior stucco is used, it shall have a final coat of integrated color in a muted earth tone. Contrasting color accents shall be kept to a minimum.

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45. Treated wood or materials of a wood-like appearance, having the necessary fire retardant characteristics. are encouraged for a design option for exterior surfaces. Use of other natural materials (e.g., river rock) is a design option as wellalso strongly encouraged. The reflectivity of exposed surfaces (walls, roofs, windows, frames, and paved surfaces) shall be mitigated with the incorporation of by overhangs, trellises, planting, and similar features.

56. Exterior lighting shall be located and shielded so as to not impact adjacent property owners in terms of glare and privacy in compliance with Section 16.18.100 (Lighting).

E. Walls and Fences.

TABLE 16.24-2
RETAINING WALLS – DESIGNATED HILLSIDE OVERLAY
AREAS
Criteria
Up to Three Feet Within Front or
Street-Side Setback
Walls within the required front
yard or street-side setback shall
not exceed three feet in height,
shall be separated by a
minimum of three feet, and shall
incorporate landscaping to
screen the wall(s).

Line-of-Sight Locations/Visibility
Triangles
For any required line–of–sight
locations, or visibility triangles, a
maximum of thirty inches in
height shall be permitted.

Up to Six Feet. Where multiple terraced
retaining walls are designed to
retain larger slopes, they shall
not exceed six feet in height.

Refer to Figure 16.24-2.

Over Six Feet Prohibited
Over Six Feet and as Part of
Structure.

Walls that are an integral part of
the primary structure may
exceed six feet in height;
however, their visual impact
shall be mitigated through
contour grading and landscape
treatment. Refer to Figure

16.24-3.

Required Offset At six feet in height, a retaining
wall shall be separated by a
minimum of six feet horizontally.

Refer to Figure 16.24-2.

Design Criteria Refer to Section 16.22.070.F
(Retaining Walls).

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1. Retaining walls, not exceeding six feet in height, may be allowed to reduce grading, preserve natural features, or increase soil stabilization. Within the required front yard setback, individual retaining walls shall not exceed three feet in height.

2. Where multiple (terraced) walls are designed to retain larger slopes they shall not exceed six feet in height and shall be separated by a minimum of six feet horizontally. A maximum of two walls shall be placed together. Walls within the required front yard setback shall not exceed three feet in height and shall be separated by a minimum of three feet and shall incorporate landscaping to screen the wall(s).

FIGURE 3-716.24-2

HEIGHT OF RETAINING WALLS

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3. Walls that are an integral part of the primary structure may exceed six feet in height; however, their visual impact shall be mitigated through contour grading and landscape treatment.

FIGURE 3-816.24-3

RETAINING WALL AS PART OF PRIMARY STRUCTURE

14. Refer to Section 16.22.070.F (Retaining Walls) for additional criteria.Crib walls may be approved on a case by case basis if it can be demonstrated that excessive height is not being created and provisions for extensive landscaping are incorporated.

5. Walls and fences shall incorporate materials and colors used in an adjacent structures.

Naturally occur-ring materials (e.g., river rock, flagstone, etc.) shall be used whenever possible.

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6. Walls and fencing visible from the public right-of-way shall be designed to incorporate visual interest through variation in placement, use of planters, differing materials, and modulation of the wall plane.

7. Walls and fences shall follow landform grading shapes and contours.

F. E. Landscaping. Revegetation in hillside areas shall reflect the visual patterns found naturally in local canyons and valleys. The landscaping as viewed from urban areas and arterial roadway system shall mask and screen man-made structures.

1 . Indigenous, or naturalized plants that blend naturally with the landscape shall be utilized in areas where planting is required. Plant selections shall be deep-rooting, drought tolerant, and fire resistive.

2. Natural landform planting shall be used to soften manufactured slopes, reduce the impact of development on steep slopes or ridgelines. and provide erosion control. These landscape techniques shall serve to reintroduce landscape patterns that occur naturally in the hillsides.

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FIGURE 16.24-4

NATURAL LANDFORM PLANTING

3. A "vegetative backdrop" shall be maintained by replanting with native trees or the same vegetation that was removed. The vegetation should screen structures to the extent possible at maturity and preserve the appearance of the natural skyline.

3. A "vegetative backdrop" shall be maintained by replanting the site with native trees and/or providing the same vegetation that was removed consistent with City landscaping standards. As demonstrated on the project plans, the proposed vegetation shall be sized and 589

spaced appropriately to screen structures for growth of the species at maturity and to preserve the appearance of the natural skyline.

4. The surface of graded or disturbed slopes with three feet or greater vertical height shall be protected against damage by erosion through the planting of deep rooted ground cover as demonstrated on the project plans. Slopes exceeding eight feet in vertical height shall be planted with ground cover and a combination ofof shrubs and trees that have a high "root-to- shoot" ratio. The size of shrubs and trees shall be determined based on the individual project area as deemed appropriate by the department and/or commissionPlanning Commission.

5. Jute mesh or an equivalent shall be required when planting occurs between August fifteenth and April fifteenth, and when determined, as necessary, by a soils engineer and/or licensed landscape architect. Jute mesh shall be used in combination with required plantings, as outlined in the Slope Landscaping guidelines available on the City of Murrieta website for optimal long-term slope stabilization.

6. Indigenous, native vegetation shall be retained and supplemented within canyons and along natural drainage courses where grading does not occur, provided that it conforms with fuel modification and tire prevention plans.

7. Common open areas and front and side yards adjacent to a street shall be adequately landscaped and irrigated. The areas shall be provided with native plant materials that blend with the natural character of the surrounding landscape.

7. Common open areas and front and side yards adjacent to a street shall be landscaped and irrigated consistent with City landscaping and fire protection standards. These areas shall be provided with native plant materials that blend with the natural character of the surrounding landscape.

8. In order to protect slopes from soil erosion and slippage and to facilitate revegetation, an automatic irrigation system shall be installed on slopes with planting. Design and operation of the irrigation system shall respect the special conditions that exist in hillside situations specific to maintaining slope stabilization and integrity. In all cases, the emphasis shall be toward using plant materials that may eventually not need to be irrigated: therefore, temporary irrigation systems may be used as approved by the city's landscape architect and city engineer. Water and energy conservation techniques shall be utilized (e.g., drip irrigation, alluvial rockscape, etc.) Where irrigation systems are installed above ground, ultraviolet light resistant. brown line or other approved color, shall be used.

8. In order to protect slopes from soil erosion and failure, and to facilitate revegetation, an automatic irrigation system shall be installed on slopes with planting. Design and operation of the irrigation system shall respect the special conditions that exist in hillside situations specific to maintaining slope stabilization and integrity. In all cases, the emphasis shall be toward using plant materials that may eventually not need to be irrigated: therefore, temporary irrigation systems may be used as approved by the city’s landscape architect and city engineer.

Water and energy conservation techniques shall be utilized (e.g., drip irrigation, alluvial rockscape, etc.) Where irrigation systems are installed above ground, ultraviolet light resistant, brown line or other approved color, shall be used.

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9. A permanent fuel modification area shall be required around development projects that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The fuel modification area shall be maintained by its owners, a homeowners' association, or other public nonprofit agency or conveyed in a public easement. Adequate provisions shall be made for the continual maintenance of these areas and the fire chief may require brush, vegetation, or debris to be removed and cleared consistent with the provisions of Chapter 8.32 of the municipal code.

Where feasible, fuel modification areas shall be designated as common open space rather than private open space. The recommended width of the fuel modification area shall be based on applicable building and fire codes and the recommendations of the fire chief with consideration given to:

a. A worst-case Santa Ana wind condition;
b. The natural ungraded slope of the land within the project and in the areas adjacent to the project;
c. Fuel loading:
d. Access to the project by fire suppression equipment. and access directly to the fuel modified area, and egress out of the project in case of evacuation; e. The on-site availability of water that can be used for fire fighting purposes with regard to fire flows, water pressure, and duration:
f. "Built-in" fire protection within structures (i.e., sprinklers etc.); g. Soil erosion and sediment control measures; and
h. The fire department fuel modification policy document.

10. Fuel modification areas shall also incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.

9. A permanent fuel modification area shall be required around projects that are located within high or very-high fire severity zone, adjacent to a high or very-high fire severity zone, or exposed to hazardous fire areas for the purpose of fire protection. The fuel modification area shall be maintained by its owners, a homeowners' association, or other public nonprofit agency, or conveyed within a public easement. Adequate provisions shall be made for the continual maintenance of these areas and the fire code official may require brush, vegetation, combustible item(s), or debris to be removed, cleared, and maintained, consistent with the provisions of Chapter 8.32 of the Municipal Code. Where feasible, fuel modification areas shall be designated as common open space rather than private open space. The recommended width of the fuel modification area shall be based on applicable building and fire codes and the recommendations of the fire code official with consideration given to:

a. A worst-case Santa Ana wind condition;

b. The natural ungraded slope of the land within the project and in the areas adjacent to the project;

c. Fuel load;

d. All weather access to the project by fire suppression equipment and personnel, access directly to the fuel modified area, and egress out of the project area in case of evacuation;

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e. The on-site availability of water that can be used for firefighting purposes with regard to fire flows, water pressure, and duration;

f. "Built-in" fire protection within structures (i.e., sprinklers etc.);

g. Soil erosion and sediment control measures;

h. The fire department fuel modification policy and the Wild Urban Interface Undesirable Plants & Trees list;

i. Fuel modification zones for landscaping as outlined by the California Department of Forestry and Fire Protection.

10. Fuel modification areas shall also incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.

G. Grading.

1. GradingGrading shall not take place on natural slopesslopes that exceed fifty (50) percent.

2. SlopesSlopes created by gradinggrading of the site shall not exceed fifty (50) percent or 2:1., withoutSlopes exceeding 2:1, but less than, or equal to 1.5:1, may be considered upon additional analysis by a licensed geotechnical engineer. a soils report and stabilization study indicating a greater permissible slope. SlopesSlopes shall not exceed thirty (30) feet in height between terraces or benches, except that the Planning Ccommission may permit slopesslopes exceeding these dimensions where the slopesslopes will result in a natural appearance and will not create geological or erosionerosion hazards. The soils report and stabilization study shall will be subject to third party review prior to approval by the cityCity. Refer to the hillside development guidelines (16.24.070) for methods to accomplish this standard.

3. Structures shall not visually impair ridgeline silhouettes. Structures are not permitted closer to a prominent ridge than fifty (50) feet measured vertically on a cross-section or one hundred fifty (150) feet horizontally on a topographic map. whichever is more restrictive.

Exceptions to this requirement for public facilities. utilities. and infrastructure necessary to serve the public health, safety, and welfare may be considered by the commission

3. In order to help address visual impacts at Prominent Ridgelines, use of the combination of natural occurring vegetation (trees/shrubs) and proposed landscaping shall be implemented to screen proposed structures at these locations. Additionally, any required Fuel Modification Zone and California Fire Code standards shall be considered in the design of this screening method blending with the terrain and existing vegetation.

4. ClearingClearing and/ or grubbing, excavation, orand other earth disturbances shall not be permittedinitated on hillside areashillside areas prior to the issuance of a gradinggrading permit,. with the exception of county/state authorized soils remediation operations, drill holes, and exploratory trenches for the collection of geologic and soil data or for weed abatement activities. Trenches are to be properly backfilled and in addition, erosionerosion treatment provided where slopesslopes exceed twenty-five (25) percent.

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5. Manufactured cutcut and fillfill slopesslopes exceeding ten feet in height which willwould be either exposed to public view, or are adjacent to environmentally sensitive areas, shall be landformlandform or contourcontour graded, where physically feasible, so that their ultimate appearance will resemble a natural slope. This will include slopesslopes alongadjacent to streets and highways, slopesslopes, adjacent to parks, schools, open spaces, and other public facilities and other prominent slopesslopes. Refer to the hillside development guidelines (16.24.070) for methods to accomplish this standard.

6. LandformLandform gradinggrading shall be used where zero to twenty-five (0-25) percent (nonhillsidenon-hillside) slopesslopes intersect with twenty-five to fifty (25-50) percent (hillside) slopesslopes. Proper transitioning from manufactured slopesslopes created by conventionalconventional gradinggrading methods to natural slopesslopes shall be achieved gradually and naturally through the use of radii or irregular curvilinear shapes that will blend into the adjoining topography tangentially and not create abrupt changes.

7. FillFill slopesslopes shall not be placed perpendicular across a canyon. Straight line cutcut ofF fillfill slopesslopes shall not be made to appear like a dam. The terminus of the fillfill shall, instead, be concave in shape to restore the can-yoncanyon appearance. This concave configuration shall be in combination with the use of substantially flatter slope ratiosslope ratios (4:1, 3.5:1, 3:1I ) at or near the center of this indentation. Symmetrical or unsymmetrical con- cave configurations shall be used depending upon the adjoining or underlying topographic characteristics.

8. Minimal radius rounding at the edges of cutcut and fillfill slopesslopes is not an acceptable method. ProperTtransitioning from manufactured slopesslopes to natural slopesslopes shall be achieved gradually and naturally through the use of radii or irregular curvilinear shapes that will blend into the adjoining topography tangentially and not create abrupt changes.

9. In the planning, design, and development of public utilities and infrastructure, every reasonable effort as demonstrated shall be made to minimize gradinggrading impacts and incorporates a design that followsharmonize with the natural contourscontours and character of the land.

10. Side yard slopesslopes and low (less than twenty (20) feet in height) rear yard slopesslopes (less than twenty (20) feet in height) whose view is blocked by future structures need not have landform design applied.

11. GradingGrading shall be phased so that prompt revegetation or construction will control erosionerosion. Where possible,. only those areas that will be built on, resurfaced, or landscaped shall be disturbed. Top soil shall be stockpiled during the rough gradinggrading phase and usedutilized on padspads or revegetated habitat areas, upon the recommendation of the soils engineer. Refer to the hillside development guidelines for methods to accomplish this standard.

12. Applicable requirements of the cityCity and state shall be complied with in conjunction with the latest a National Pollution Discharge Elimination System (NPDES) permit prior to the issuance of a gradinggrading permit. This , which may include, but is not limited to, a Grading Plan, an ErosionErosion Control Plan, Best Management Plan (During Construction and Post- Construction Phases), (including Notice of Intent to be filed with the state Water Resources Control Board) and Construction Monitoring Program.
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H. Drainage.

1. Debris basins, energy dissipating devices, and down drains shall be provided, where necessary, to reduce erosionerosion when gradinggrading is undertaken in the hillside areashillside areas. Natural drainage courses shouldshall be retained where health and safety can be maintainedare not jeopardized. Drainage courses retained in a natural state shall be protected from gradinggrading activity. In instances where a crossing is required,. a natural crossing and bank protection shall be a preferreddesign option over steel and concrete systems.

Where drainage structures are required, they shall be naturalized with coloration, plant materials, native rocks and/or concealment with gradinggrading techniques.

2. Drainage channels, slope drainage devices, interceptor drains, and terrace drains shouldshall be placed in less visible locations as demonstrated on the project plans and evaluated for erosion. Down drains shall be hidden in swales diagonally or curvilinear across a slope face. In this manner they will be built into the overall landform of the slope. They shouldshall also receive a naturalizing treatment, which may include native rock, colored concrete, and/or landscaping so that the structure appears as an integral part of the environment. In all cases, a concrete liner shall be used in addition to a naturalizing treatment as demonstrated on the project plans and evaluated for erosion.

594

FIGURE 16.24-5

NATURALIZED VERSUS CONVENTIONAL LANDFORMING

3. Cross lot drainage usage shall be minimized. In situations where this is not possible using conventional design,. optional techniques (e.g., single loaded streets, reduced densities, etc.) shall be considered. Use of cross lot drainage may be considered only after demonstrationdemonstrating that this method will not adversely affect the proposed lots or adjacent properties, and that it is absolutely required in order to minimize the amount of gradinggrading which would result with conventional drainage practices.

4. Where cross lot drainage is utilized, the following shall apply:

a. Project Interiors. One lot may drain across one other lot if a maintenance easement is provided within either an improved, open “V”-swale gutter which has a naturalized appearance, or within a closed drainage pipe that shall be a minimum twelve (12) inches in diameter. This drainage shall be conveyed to either to a public street or to a drainage easement.

If drainage is conveyed to a private easement, it shall be maintained by its owners or a Homeowners' Association; otherwise,. the drain-agedrainage shall be conveyed to a public easement. The easement width shall be determined on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements. Irrigation lines shall be placed above swales to minimize the impacts in the event of a system failure. When irrigation lines cross an open “V”-swale they shall be placed into a galvanized pipe, which is to be clamped to the soil on both sides of the swale subject to the review of the City Engineerdirector or designee.

b. Project Boundaries. On-site drainage shall be conveyed in an improved open “V”- swale gutter, which has a naturalized appearance, or within an underground pipe in either a private drainage easement, that is to be maintained by its owners or a homeowners' association, or it shall be conveyed in a public easement. The easement width shall be a minimum oftenof ten feet. A greater width may be determined necessary on an individual basis and shall be dependent on appropriate hydrologic studies and access requirements.

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I. Public Safety.

1. Residential developments shall be constructed in a manner so as to reduce the potential for spread of brushfireswildfires as follows:

a. In the case of a conflict where more restrictive provisions are contained in the adopted and/or locally adopted versions of the California Building Code,uniform building code or in the California Fire Codeuniform fire code, the more restrictive provisions shall apply.

b. Roofs shall be covered with noncombustible materials (e.g., clay tile, concrete shake, tile, or similar materials). Open ends shall be stopped in order to prevent bird nests, or other combustible material, lodging within the roof and to prevent entry of flames.

c. Exterior walls and fences shall be surfaced with noncombustible or flame resistive materials. Alternate surface materials may be approved subject to the approval of the fire code officialchief and bBuilding oOfficial. Except as otherwise provided herein, exterior walls shall extend to the ground.

d. Balconies,. patio roofs, eaves and other similar overhangs shall be of noncombustible or flame resistive materials.

e. Plastic webbing, split or whole bamboo, reed or straw-like materials, corrugated plastic or fiberglass materials, and similar flammable materials are not permitted for use on patio covers.

f. Vents for attics and underfloor areas shall be designed and located to minimize the likelihood of spreading of fire.

g. Chimneys shall be provided with approved spark arresters.

2. Adequate water supply and pressure for proposed development shall be required in compliance with the adopted California Fire Codedepartment Standards.

3. The fire code officialchief shall require brush, vegetation, or combustible debris to be removed and cleared within ten feet on each side of every roadway and access drive, and may enter upon private property to do so. This requirement shall not apply to single specimens of trees, ornamental shrubbery, or cultivated groundcover provided they do not form a means of readily transmitting fire.

4. If the fire code officialchief determines in a specific case that difficult terrain, danger of erosionerosion, or other unusual circumstances make strict compliance with the clearance of vegetation undesirable or impractical, he or she may suspend enforcement thereof and require reasonable alternative measures designed to advance the purposes of this chapter.

5. Site design shall provide for all-weather equipment access to publicly maintained slope areas for maintenance and emergency purposes. Secondary access shall be provided, or a reasonable alternative method may be considered by the fire code official to ensure public safety.

6. Structures and facilities shall be restricted in geologically hazardous areas.

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