D. Sensitive Lands
(1) Generally
Development of lands that are subject to periodic inundation, subsidence of the earth’s surface, high water table, or have difficult topography, unstable soils, or other natural or manmade hazards to life or property shall be avoided to the maximum extent practicable, unless it can be substantiated that:
a. The proposed lot configurations and sizes, grading and drainage techniques or other special development approaches are reasonable and necessary to protect the public health, safety, or general welfare on any lands to be subdivided that are impacted by these characteristics.
b. The sensitive lands are protected through a cluster subdivision, pursuant to Section 7.3.J(2), Cluster Subdivision.
c. The Council may approve subdivision of such land upon receipt of evidence from the City Engineer, the County Flood Control Districts, State and County Health Authorities, and other area Emergency Services Authorities that the construction of specific improvements can be expected to render the land suitable. Construction upon such land shall be prohibited until specified improvements have been planned and construction guaranteed.
(2) Steep Slope and Ridgeline Development
a. Lot lines and streets shall be located on or near the crest of ridges or hilltops to preclude prominent line of sight building construction. Building pads shall not be located on or near the crest of ridge lines; and
b. Building pads located near the crest of ridge lines shall be set back from the ridge edge so that they would not be silhouetted and existing trees shall be preserved to screen proposed structures. (See Figure 7-1.)
Figure 7-1: Ridgeline Development
(3) Hillside Development Area
Because of the unique and peculiar problems inherent in the development of hillsides, special standards and conditions for hillside development areas (an area with average slopes exceeding 15 percent) apply.
a. Sidewalks may be replaced by trails or pathways.
b. Each private access way serving more than one lot shall have a minimum paved surface of 16 feet in width or as may be required by the Engineering Standards Manual. Where needed, as determined by the City Engineer, additional easements for drainage or utilities shall be provided.