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:
"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)