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1. In keeping with the purpose set forth in Section 17.57.010, and after excluding all property having a slope greater than thirty (30) percent, lots within the Hillside protection zone shall comply with the following schedule:

Average Slope

Minimum Lot Size

Residential Lots

(Unless existing zone requires larger lots)

Maximum Residential Lots Per Acre

(Unless existing zone requires a smaller maximum)

Maximum Percentage of Lots that may be covered by impervious materials

(unless existing zone requires a smaller minimum)

0-20%

See existing zone

See existing zone

See existing zone

Greater than 20%-25%

15,000 square feet

2.9

See existing zone

Greater than 25%-30%

½ acre

2

See existing zone

Over 30%

Development not permitted

2

See existing zone

Average slope is determined by the following:

S=.00229XIXL/A

S=Average slope in percent, .00229--a conversion factor, I=the contour interval (or vertical distance between adjacent contour lines of the map, in feet). The contour may not exceed ten (10) feet. L=the total length in feet of all the contour lines within the subject parcel, excluding the areas of slope greater than 30%, and A=the area in acres of the subject parcel, excluding the areas of slope greater than 30%. Average slope shall be determined on an individual lot basis and/or by areas of generally uniform slope which have a maximum size of five acres. Average slope shall be determined with the parcel in its natural condition, prior to any development. Cuts and/or fills cannot be utilized to alter the slope determined.

2. No development shall be permitted on property having an average slope in excess of 30%, as defined in this chapter.

3. Roads and other vehicular routes shall not cross property having a slope greater than thirty (30) percent unless, after review by the planning commission, it is determined that:

a. Appropriate engineering measures can be taken to minimize the impact of the cuts and fills, consistent with the purpose of this chapter; and

b. The environment and aesthetics of the area will not be significantly affected.

4. No parcel or lot shall have a cut in excess of ten (10) feet, at any location, and no parcel or lot shall have a fill in excess of ten (10) feet, at any location.

5. Where streets or roads, public or private, are proposed to cross slopes greater than ten (10) percent, the following additional standards shall apply:

a. Streets and roads will be built with minimum environmental damage and within acceptable public safety parameters.

b. Such streets and roads shall, to the maximum extent feasible, follow contour lines, preserve the natural character of the land, and be screened with trees or vegetation.

c. Cutting and filling shall be held to a minimum and retaining walls employed to help provide planting areas conductive to revegetation. Revegetation plans will be required for all areas disturbed during road construction.

6. Use of retaining walls is encouraged to reduce the steepness of man-made slopes and provide planting pockets conducive to revegetation. The use, design, and construction of all retaining walls shall be subject to the approval of the planning commission based upon assessment of visual impact, compatibility with surrounding terrain and vegetation, and safety considerations.

7. In order to mitigate adverse environmental and visual effects, slopes exposed in new development shall be landscaped of revegetated in accord with an approval revegetation/landscaping plan. Topsoil from any disturbed portion shall be preserved and utilized in revegetation. Fill soil must be of a quality to support plant growth.