This chapter shall be known and referred to as the "Grading Review Procedure" of the city.
(Code 1980, § 19.04.010; Ord. No. 118, § 1, 1980)
This chapter establishes regulations for submittal and review of conceptual grading plans in connection with proposed development, establishes a grading committee for review of grading plans, and provides for establishment of standards and guidelines to be utilized by the grading committee and other city agencies in review of such plans.
(Code 1980, § 19.04.020; Ord. No. 118, § 2, 1980)
The purposes of this chapter are as follows:
A. 
To minimize the effects of grading by discouraging mass grading and excessive slopes to ensure that the natural character of terrain is retained.
B. 
To preserve significant topographic features, including rock outcroppings, native plant materials and natural hydrology while also encouraging improved drainage from lots directly to a street, storm drain, or through public or privately maintained easement.
C. 
To limit the impact of slopes on adjacent developed properties and limit construction on identified seismic or geologic hazard areas.
D. 
To encourage the use of a variety of housing styles, split-level grading techniques, varied lot sizes, site design densities, maintenance of view and arrangement and spacing to accomplish grading policies.
(Code 1980, § 19.04.030; Ord. No. 118, § 3, 1980)
For the purposes of this chapter, the following words and phrases shall have the meanings set out below:
"Conceptual grading plan"
means grading plans conforming to the provisions of section 19.04.060.
"Final grading plan"
means a plan showing all detailed drainage information, grade elevations, building locations and floor elevations.
"Preliminary grading plan"
means a plan showing building pad elevations, typical drainage methods to be utilized, and similar generalized information, usually excluding finish floor elevations, building locations, and specific drainage details.
(Code 1980, § 19.04.040; Ord. No. 118, § 4, 1980; Ord. No. 870 (Recodification), 2014)
The grading committee shall:
A. 
Review all grading plans submitted under section 19.04.060;
B. 
Compile standards and guidelines relating to grading practices, including, but not limited to, topography, drainage structures, slopes, irrigation, planting, building pad differential heights, accessibility and such other features or functions necessary to accomplish the purposes of this chapter. Such standards and guidelines shall be reviewed by the planning commission and approved by the city council. When approved, the standards and guidelines shall be utilized in review of all grading plans submitted to city agencies for checking; and
C. 
Act as an initial reviewing body in the event that practical difficulty or undue hardship is created as a result of application of the standards or guidelines, or in the event difference of opinion arises as to their application. The findings of the grading committee are final unless modified by the planning commission at a regularly scheduled site plan review hearing or through appeal, as set forth in section 19.04.090, when plans are not subject to review by the planning commission.
(Code 1980, § 19.04.050; Ord. No. 118, § 5, 1980)
At the time of submittal of a tentative tract map, tentative parcel map, or site plan for development review, the applicant shall also submit the following information:
A. 
A natural features map which shall identify all slope banks, ridgelines, natural drainage courses, rock outcroppings, existing vegetation worthy of consideration for preservation. Also depicted shall be landslides and other existing geologic hazards. Each feature depicted shall be noted for its visual significance, environmental function or both.
B. 
A conceptual grading plan, including information necessary to determine the proposed grading concepts, elevation of pads and natural features to be preserved. The following specific information shall be depicted:
1. 
Areas to be left natural;
2. 
Areas of proposed cut and fill in contrasting colors, with areas where cut and fill exceed depths established in the hillside development guidelines clearly shown;
3. 
Contours shall be shown for existing natural land conditions and proposed work. The proposed final grades shall indicate clearly all cuts, fills, and slopes. Contours shall be shown according to the following schedule:
Natural Slope
Maximum Interval, Feet
2% or less
2
Over 2% and up to 9%
5
Over 9%
10
4. 
A conceptual drainage and flood control facilities describing planned drainage improvements;
5. 
Conceptual landscape treatment plan depicting proposed erosion control measures;
6. 
General vicinity of the proposed site;
7. 
Property limits and accurate contours of existing ground and detail of terrain and area drainage;
8. 
Limiting dimensions, elevations, or finished contours to be achieved by the grading, and proposed drainage channels, retaining walls, and related construction shown by contour map, cross-sections, or other means;
9. 
Location of any existing buildings or structures on the property where the work is to be performed and the approximate location and size of any building pads proposed on the land. Adjacent parcels within 50 feet of the property or which may be affected by the proposed grading shall also be shown.
C. 
A geological and soils report, prepared by an approved soils engineering firm and in sufficient detail to substantiate and support the design concepts presented in the preparation as submitted.
D. 
A topographic model, as determined necessary by the director of community development for clarification of the proposed grading plan. The scale must be sufficient to delineate details. The submitted information shall be reviewed by the grading committee during pertinent review process. The grading committee shall not approve a conceptual grading plan unless it is found to conform to the policies, standards, and guidelines, established by or pursuant to this chapter. The approved conceptual grading plan shall provide the basis for preliminary and/or final grading plan approval under other city regulations.
(Code 1980, § 19.04.060; Ord. No. 118, § 6, 1980; Ord. No. 870 (Recodification), 2014)
The community development director may waive any or all of the requirements of section 19.04.060 if he or she determines that any proposed waiver will have no significant effect upon topography, drainage and/or natural features.
(Code 1980, § 19.04.070; Ord. No. 118, § 7, 1980)
No tentative tract map, tentative parcel map, or site plan submitted for development review shall be approved until a conceptual grading plan has been approved or has been waived.
(Code 1980, § 19.04.080; Ord. No. 118, § 8, 1980)
Any interested person may, within 14 days after a decision by the grading committee, appeal the decision in writing to the planning commission pursuant to appeal procedures outlined in the zoning ordinance.
(Code 1980, § 19.04.090; Ord. No. 118, § 9, 1980; Ord. No. 870 (Recodification), 2014)