A development permit shall be obtained before development begins on any land designated with the geologic hazard overlay (slide hazards and slopes greater than 20 percent). "Development" shall be defined as set forth in Chapter 18.70 RMC.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
Development permits shall be reviewed and determined by planning and public works as a Type II decision. Where, in the opinion of planning or public works, the conceptual plan raises substantial questions as to its ability to be accomplished within the standards of this title, or, because of its size, location or complexity is likely to raise concern from a substantial portion of nearby property owners or citizens or from governing public agencies, staff shall take one or both of the following actions:
A. 
Submit the proposal and geotechnical report to the city engineer for review and comment. When the proposal is submitted for engineering review and comment, staff shall rely on the opinion of engineering in requiring further information and in making its final decision, and shall impose all recommended mitigation measures and conditions of approval on the proposal.
B. 
Deem the request a Type III decision and request review and determination at a public hearing by the planning commission.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
Additional costs and fees incurred for engineering review and/or the public hearing process must be paid by the applicant before a Type III decision process can be initiated.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
The applicant shall submit evidence from a registered professional civil engineer to demonstrate that the project can be accomplished safely and without adverse off-site impacts. Special building construction techniques and management practices may be attached to approval of a building permit to minimize the potential of slides or slope failure. The applicant may also be required to sign a waiver to hold the city harmless in the event of future damages associated with construction in the hazard overlay.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
A conceptual plan must be submitted to initiate either the Type II or the Type III decision process. The plan must be to approximate scale and must include:
A. 
A title page with the property owner's name and address, the applicant's name and address, and the subject property address and tax lot number;
B. 
A general layout of the site and all proposed development at a scale which is appropriate for the level of development;
C. 
The general location of all utilities, roads and easements; and
D. 
All relevant physical features of the land, such as site contours, significant vegetation, creekbeds and other natural features.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
A. 
A geotechnical report must also be submitted to initiate either the Type II or Type III decision process. The report must be prepared within the three-year period immediately preceding the review and must be signed and dated by a civil engineer.
B. 
The geotechnical report must demonstrate that the proposed project can be accomplished without adverse impact outside the boundary lines of the subject property. Adverse impact is any impact which will:
1. 
Cause, aggravate, or increase runoff, erosion, landslides, or sinkholes;
2. 
Decrease safety (such as in the creation of steep dropoffs or walls without barriers);
3. 
Destabilize the ground; or
4. 
Require improvements to be made by others in order to avoid impact.
C. 
The geotechnical report must specifically address:
1. 
Underlying geologic conditions;
2. 
Water table;
3. 
Slope stability;
4. 
Soil strength;
5. 
Engineered cut, fill and compaction;
6. 
Drainage design and placement;
7. 
Foundation design and placement; and
8. 
Mitigation measures which will minimize the potential of slide or slope failure.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)
As a condition imposed through the public hearing process, the applicant may be required to sign a waiver to hold the city harmless in the event of future damages associated with the development.
(Ord. 974 § 4 (Exh. A.2 § 4.3), 1998)