Hillside and Coastal
Overlay
CITY COUNCIL MEETING
MAY 19, 2026
1 Information / Outline
History of the Hillside and Coastal Overlay
Development Process
Housing Legislation as it relates to the Overlay
Objective ADU Standards
Lawsuits/Stipulated Judgments/Final Warnings
2 History of the Hillside and Coastal Overlay
Established in 1977
Intendeds to protect view, light, air, and privacy due to unique topography Evolved from guidelines to current process
Maintains original underlaying zoning
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Development Process
Building Permits - Ministerial
Minor Hillside Exemption - Administrative
Precise Plan of Development - Public Hearing
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Building Permit (Ministerial)
Minor Repairs & Maintenance:
Replacing water heater or air conditioner
Re-roof
Interior remodel
Windows of the same dimensions or smaller
New Construction:
Rooftop, flush-mount solar panels
In-ground pools
Retaining walls less than 36in
Fences less than 6ft
ADU/JADUs
SB9 Projects
7 Minor Hillside Exemption
Notification of adjacent/surrounding property owners
New construction/addition (one-story, under 14ft)
Retaining walls (between 3ft - 5ft)
New windows/exterior openings
8 Precise Plan
Additions over 14ft in height (one or two-story)
New two-story SFR
Addition resulting over 0.50 FAR
9 Project Evaluation
Evaluated on own merit
Site visit by staff
Photographs without zoom for internal review/appeal presentations Reviewed for impacts to view, light, air, and privacy
Potential impacts discussed with applicant/proponent
10 Housing Legislation
Accessory Dwelling Units and Junior Accessory Dwelling Units (ADU/JADUs) SB9 – Two Unit Projects and Urban Lot Splits
Housing Accountability Act (HAA)
Housing Crisis Act (HCA)
11 Relationship to Overlay
Qualifying projects reviewed under objective standards Objective standards are quantifiable, no personal/subjective judgement, definitive Underlaying zone applies
Qualifying SFR projects still subject to Overlay
12 Objective ADU Standards
Hillside and Coastal Overlay
Detached ADUs cannot exceed one-story, 16ft (or 18ft-20ft if certain conditions are met) Attached ADUs cannot exceed 18ft for one-story and 25ft for two-stories Citywide
New balconies, full height windows or doors openings with a guardrail, roof decks, and decks greater than 2 feet above grade are prohibited
New mezzanines, lofts, and intermediate levels in the form of a balcony are prohibited 13 Jurisdictions Subject to Lawsuits,
Stipulated Judgments, or Final Warning
Huntington Beach
Anaheim
Elk Grove
La Cañada Flintridge
Norwalk
Hollister
Artesia
Fullerton
San Bernardino
Coronado
Malibu
Atwater
Avenal
California City
Corcoran
Escalon
Half Moon Bay
Hanford
Kings County
Lemoore
Merced County
Montclair
Oakdale
Patterson
Ridgecrest
Turlock
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