A. Applicability. Hillside subdivision standards apply where any portion of the proposed subdivision boundaries is within all or a portion of hillside planning areas identified in the general plan land use element, or where any existing or proposed lots exceed 16 percent slope as calculated in zoning regulations Section 17.70.090, Hillside development standards.

Where prohibited:

B. No parcel(s) shall be created without at least one building site of at least five thousand square feet with a natural slope of ten percent or less.

C. Review. Moderate level review pursuant to zoning code Section 17.106.030(C) is required in order to determine the proposed subdivision satisfies all required standards, guidelines, and policies applicable to hillside subdivisions.

D. Findings Required. In addition to the below subdivision design requirements, the approving body shall, prior to approval, make findings that the project is consistent with hillside development standards of the zoning regulations (Section 17.70.090), Hillside development guidelines of the community design guidelines (CDG 7.2, Hillside Development), policies of the land use element (LUE 6.4, Hillside Policies) and view protection policies of the open space element (COSE Chapter 9) of the general plan.

E. Slope—Density Reduction. In sloping terrain, the overall residential density of a subdivision shall be reduced with increasing slope as provided in the zoning regulations, Section 17.70.040. This shall be done by increasing the size of the lots or by designating a sufficient area for permanent open space. On lots sloped sixteen percent or greater, the lot size shall provide the density for at least one unit value according to the zoning regulations, Section 17.70.040, Table 3-1. As an option, an area equal to the area required to meet the density requirements may be dedicated as open space in order to reduce the minimum lot size. The open space area shall be either dedicated to the city or protected by a perpetual open space agreement at the option of the city.

F. Hillside Lot Configuration. Increasing lot sizes is the preferred approach in areas of uniform topography. In areas of variable topography, the preferred approach is to have substantially larger lots or open space use for the steepest areas, drainage swales, rock outcrops, or shallow soils. Approval of the scheme of lot sizes and open areas shall be at the sole discretion of the city. Open space areas to be maintained for density reduction shall not be counted towards fulfillment of parkland requirements, nor shall the city or subdivider be obligated to provide or maintain any recreational facilities in such areas.

G. Hillside Grading. Subdivisions shall be designed to keep grading and terracing of hillsides to an absolute minimum, consistent with hillside protection policies in the land use and open space elements of the general plan.

H. Grading Design. The design and approach to grading on hillside areas shall be consistent with the open space element of the general plan and utilize the following techniques: