(a)
Grading activities are generally classified as discretionary projects as defined in the California Environmental Quality Act and its implementing guidelines and are subject to a public hearing although certain classes of minor, limited grading activities as defined in the following regulations may be exempted as ministerial projects.
(b)
The process for projects needing discretionary approval is divided into a preliminary, concept-level review stage followed by the preparation of detailed final plans and issuance of a grading and building permit construction permits. Concept plans are checked for compatibility with zoning regulations, the general plan and with standards of design before they are reviewed in a public hearing conducted by the design review board or planning commission. The determination as to which agency will review the project is based upon the nature of the lead project that is to be benefited by the underlying grading activity. Projects that would normally require other planning commission hearings such as subdivisions, street extensions and access variances will have the concept grading plans reviewed concurrently by the commission together with any other project hearing and decision. All other grading projects that require a hearing will be reviewed by the design review board in accordance with Chapter 25.05 of the Municipal Code.
(c)
Once a project has secured concept approval, detailed final plans consisting of technical reports, specifications, construction drawings and erosion control plans leading towards the issuance of a grading permit are submitted for city review. The subsequent issuance of a permit is a ministerial activity if the final plans and specifications are in substantial compliance with the approved concept plans and otherwise consistent with these regulations.
(d)
Certain types of minor work, as defined herein, may qualify for a streamlined process that eliminates the need for a public hearing, but all other requirements of this chapter may still apply.
(e)
All excavation and grading projects, including those subject to the provisions of this title, shall also be subject to the coastal development permit requirements defined in Chapter 25.07 of the zoning regulations.
(f)
During permitted construction the city will inspect the construction site to verify that the approved grading, construction and approved best management practices (BMPs), including ongoing maintenance, are in compliance with approved plans and issued permits.
(Ord. 1237 § 1, 1992; Ord. 1253 § 5, 1992; Ord. 1442 § 2, 2004)