The provisions of this chapter shall be known as the S-11 site development and design review combining zone regulations. The S-11 zone is intended to create, preserve, and enhance areas subject to the North Oakland Hill Area Specific Plan adopted by the City Council and to assure that development there is sensitively integrated with the land forms, view corridors, and vegetation masses. These regulations shall apply in the S-11 zone and are supplementary to the regulations applying in the zones with which the S-11 zone is combined. (Prior planning code § 6600)

The S-11 zone may be combined with any other zone. (Prior planning code § 6601)

Except for projects that are exempt from design review as set forth in Section 17.136.025, no Local Register Property, Building Facility, Mixed Use Development, Telecommunications Facility, Sign, or other associated structure shall be constructed, established, or altered in exterior appearance, unless plans for the proposal have been approved pursuant to the design review procedure in Chapter 17.136, and when applicable, the additional provisions in Section 17.92.050, the Telecommunications regulations in Chapter 17.128, or the Sign regulations in Chapter 17.104. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12501 § 64, 2003: prior planning code § 6602)

On the properties for which the Site Development Map of the North Oakland Hill Area Specific Plan depicts siting of dwelling units, those facilities shall be located only at those approximate locations. However, a minor conditional use permit for an alternative development scheme may be granted pursuant to the conditional use permit procedure in Chapter 17.134 upon determination that the alternative scheme would serve the goals of the North Oakland Hill Area Specific Plan as well as, or better than, the pattern depicted on the Site Development Map. (Prior planning code § 6608)

In the S-11 zone, proposals requiring regular design review approval pursuant to Section 17.92.030 may be granted only upon determination that the proposal conforms to the regular design review criteria set forth in the design review procedure in Chapter 17.136 and to all of the following additional criteria:
A. That the siting, clearing, landscaping, and other relevant features of the proposal will conform in all significant respects with the Vegetation Management Prescriptions of the North Oakland Hill Area Specific Plan;
B. That the proposal will conform in all significant respects with the Site Development Map of the North Oakland Hill Area Specific Plan with respect to the protection of view corridors and vegetation masses;
C. That, after due consideration has been given to other criteria, any proposed vehicular access will be provided at the safest point of entry from the appropriate street;
D. That the proposal will duly take into account any special geotechnical or similar constraint affecting the property;
E. That the proposal will involve the minimum possible amount of grading, consistent with the attainment of other criteria set forth in this section, and that an acceptable grading and/or erosion and sedimentation control plan, where required, has been or will be submitted;
F. That, in conjunction with criterion E of this section, retaining walls of excessive height and/or length will be avoided. Projects involving retaining walls over eight feet in height and/or grading or removal of material in excess of five hundred (500) cubic yards shall be referred to the Director of City Planning for regular design review pursuant to Chapter 17.136;
G. That fire hydrants will be provided consistent with the City of Oakland Fire Prevention Bureau’s requirements;
H. That, where feasible, solar orientation and energy conservation techniques will be suitably incorporated in the overall design;
I. That if the proposal involves developing dwelling units on a property for which the Site Development Map of the North Oakland Hill Area Specific Plan depicts siting of those facilities, the provisions of Section 17.92.040 will be met;
J. That if the proposal involves creating driveway access to Grizzly Peak Boulevard, Skyline Boulevard, Tunnel Road, or Shepherd Canyon Road, it will meet the same criteria as are specified in subsections A and B of Section 17.90.040. (Ord. 12776 § 3, Exh. A (part), 2006: prior planning code § 6612)

A. Overall Density. The maximum overall number of dwelling units within any development shall be whichever of the following is applicable and lowest:
1. The number of dwelling units implied by the applicable basic zone’s minimum lot area requirement, and defined in the same manner as prescribed in subsection A of Section 17.122.110 and the first three sentences of subsection B of Section 17.122.110.
2. In the case of those properties for which the Site Development Map of the North Oakland Hill Area Specific Plan depicts siting of dwelling units, the number of dwelling units indicated by that map.
3. In the case of those properties where dwelling units are not shown on the Site Development Map of the North Oakland Hill Area Specific Plan, the lowest number of dwelling units derived from:
a. Dividing the street frontage of the property by the minimum lot width requirement in the respective residential zone; and
b. Counting the number of legally platted lots within the proposed development area; and
c. Analyzing the project under the regular design review process to affirm or lower the maximum theoretical density pursuant to Sections 17.92.030 and 17.92.050.
One through three above shall not be deemed to preclude such additional secondary units in the S-11 zone as may be approved in accordance with the standards, criteria and conditions in Section 17.102.360.
B. Number of Units Per Unsubdivided Lot. An unsubdivided lot may not have more dwelling units when subdivided than are permitted per lot by the applicable basic zone. (Ord. 12776 § 3, Exh. A (part), 2006: Ord. 12199 § 6, 2000; prior planning code § 6615)

A. Reduction of Yard Requirements. Upon approval pursuant to Sections 17.92.030 and 17.92.050 the side yard may be varied within the following limits:
The side of a dwelling unit may be as close as six feet to the side of an adjoining dwelling unit provided that its opposite side is separated from the side of other adjoining dwelling units by at least two times the side yard normally required for a dwelling unit within that zone. (Ord. 12776 § 3, Exh. A (part), 2006: prior planning code § 6623)