§ 17.30.7. Special design review for severely sloped development footprints and lots within the R overlay zone.

A.

Intent. A heightened level of scrutiny is required for certain development projects on severe slopes and on lots in the ridgeline and environmental preservation overlay district in order to minimize visual disruption of the dominant natural elements of Orinda's semi-rural landscape.

B.

Special Design Review Requirements. A project which is: (1) subject to design review under Sections 17.30.3, 17.30.6 or 17.30.8; and (2) has a severely sloped development footprint or is on a lot in the ridgeline and environmental preservation overlay district (except as provided in Section 17.5.6) shall also obtain design review approval under this section. For purposes of this section, the term "severely sloped" means an average slope of twenty (20) percent or more, and the term "development footprint" means the portions of a lot which are altered by grading or by a structure.

C.

Standards. The Planning Commission shall review the design of a proposed project subject to this section. To approve the project or to approve it with conditions, the Planning Commission shall make findings of fact to support each of the following standards:

1.

The project is in substantial compliance with the hillside and ridgeline design guidelines.

2.

For severely sloped development footprints, the floor elevations of the residence shall respond to the existing topography so that the apparent mass is reduced rather than accentuated. Generally, foundations shall be cut into the hillside, with retaining walls concealed by and integral to the proposed structure. Floor elevations shall step with the hillside's existing grades, and skirt walls higher than six feet are generally to be avoided.

3.

For ridgeline lots, the natural appearance of the ridgeline is preserved to the greatest extent possible, minimizing the addition of machine-made features to the natural silhouette of the ridge as viewed from throughout the community.

D.

Additional Considerations. In making its determination on a project in the R-overlay district under this section, the Planning Commission may consider the following concepts to the extent that they are applicable to the proposed project:

1.

Generally, development of new homes and major additions should be limited to that portion of the site where the development will not protrude above a line sloping downward at an inclination of fifteen (15) degrees from the horizontal intercept of the center line of the ridge, the line running along the highest point of the ridge, the ridgeline.

2.

On ridgeline lots where development already exists, or on undeveloped lots where development on the ridgeline can be shown to be less visually disruptive than development elsewhere on the property, a project on the ridgeline may be approved if the height, massing and color of the architectural elements reduce the potential visual intrusion to a relatively insignificant level.

(Ord. 02-03 § 26 (part): Ord. 99-5 § 2 Exh. A (part))