HomeMy WebLinkAboutLCPA 96-01; Hillside Development Ordinance; Local Coastal Program Amendment (LCPA) (23)A REPORT TO THE PLANNING COMMISSION
ItemNo. @
P.C. AGENDA OF: October 15,1997
Application complete date: N/A
Project Engineer: NIA
Project Planner: Chris DeCerbo
SUBJECT:
I.
ZCA 96-04LCPA 96-01 - HILLSIDE ORDINANCE AMENDMENT - A
Zone Code Amendment and Local Coastal Program Amendment to revise the
City’s Hillside Development Ordinance and Uses Generally regulations (Chapters
21.95 and 21.53 of the Carlsbad Municipal Code to: (1) streamline the Hillside
Development Permit process, (2) clarify and simplify the Hillside Development
Ordinance to make it more user friendly, and (3) incorporate new development
standards to address identified Ordinance issue areas.
RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3939
RECOMMENDING APPROVAL of the Negative Declaration issued by the Planning Director
and ADOPT Planning Commission Resolutions No. 3940 and 3941 RECOMMENDING
APPROVAL of ZCA 96-04 and LCPA 96-01 based on the findings contained therein.
11. INTRODUCTION
In 1995 the City Council approved a Community Development Workplan for Streamlining the
Development Review and Permitting Processes. This Workplan recommended revisions to the
City’s Hillside Ordinance as a high priority streamlining work task. This Zone Code
Amendment recommends specific amendments to the Hillside Development and Uses Generally
chapters of the Zoning Ordinance which streamline the Hillside Development Permit process and
clarify the Zoning Ordinance with respect to hillside development. Additionally, staff has
undertaken a review of the Hillside Ordinance to identify and resolve specific Ordinance issue
areas. Based upon this review, staff is recommending several Ordinance amendments.
111. PROJECT DESCRIPTION AND BACKGROUND
- This project (ZCA 96-04LCPA 26-01) is an amendment to the City‘s Hillside Development
Ordinance and Uses Generally regulations (Chapters 21.95 and 21.53 of the Carlsbad Municipal
Code) and its Local Coastal Program. The existing Hillside Development regulations were
adopted in January, 1989 and this project constitutes the first review and proposed revision to
this Ordinance since its adoption. The overall objectives of ZCA 96-04LCPA 96-0 1 include:
ZCA 96-04LCPA 96-0 1 - hlLLSIDE ORDINANCE AMENDMEb I - - October 15, 1997
A. Project Objectives
1.
2. Clarify and simplify Ordinance provisions (i.e. intent, applicability and
Streamline the Hillside Development permit procedures;
standards) to make it more “user friendly”; and
3. Incorporate new development standards to address identified Ordinance issue
areas.
The City’s Zoning Ordinance also hctions as the implementing zoning for Carlsbad’s Local
Coastal Program (LCP). Accordingly, a Local Coastal Program Amendment is being processed
to ensure consistency between the proposed amended zone code and the City’s LCP.
n7. ANALYSIS
Included below is a discussion and analysis of the specific Hillside Ordinance revisions
associated with each above noted project objective. Reference can be made to Attachment “A”
(Strikeout/Highlight version of amended Ordinance) or Exhibit “X to review in detail all text
revisions. The recommendation for approval of this Zone Code Amendment/Local Coastal
Program Amendment was developed by analyzing it’s achievement of the overall project
objectives and it’s compliancekonsistency with the Carlsbad General Plan and applicable Local
Coastal Program policies.
A. Project Objectives
1. Streamlining the Hillside Development Permit Procedures
a. The primary objective of this Hillside Ordinance amendment is to streamline the Hillside
Development Permit procedures. The Hillside Ordinance was adopted in 1989 for the
purpose of providing the City with specific regulations to control excessive hillside
grading and guide sensitive hillside development. Over the past eight years of experience
with the Hillside Ordinance, concerns have been expressed (most notably by applicants
proposing to develop either one single family dwelling unit on a residential lot or to
develop a previously graded property or lot) that the Hillside Development Permit
process is a time-consuming and duplicative discretionary permit process which might be
more efficiently handled under a consolidated permit process.
Accordingly, the Hillside Ordinance is proposed for amendment as follows:
The addition of new Subsection 21.95.040(A) to exempt: (1) one single family dwelling
unit on a residentially zoned lot; (2) additional development (Le. regrading, slope
alteration or building encroachment) of previously graded slopes which are located on a
single lot; and (3) the development of underground utility systems fiom having to process
a Hillside Development Permit.
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October 15, 1997
b. However, in order to ensure that the grading and structural development associated with
these Hillside Permit exemptions are consistent with the purposes of the Hillside
Ordinance, this new Exemption Subsection mandates that “any development (i.e. grading
and architecture), associated with the development of one single family unit on a
residentially zoned lot and the additional development of previously graded slopes on a
single lot (proposed exempted projects), which encroaches into or on top of a natural or
manufactured slope which has a gradient of 15% or more and an elevation differential
greater than 15 feet, shall still be required to comply with the Hillside Development and
Design Standards of the Ordinance (Section 21.95.120) and the City’s Hillside
Development Guidelines, and shall be evaluated for compliance through required grading
plan and/or building plan review processes.” Any exemption which does not comply
with Section 21.95.120 of the Ordinance and the Hillside Development Guidelines shall
be required to process a Hillside Development Permit.
The benefits associated with this ordinance amendment are that applicants (i.e. owner-builders)
proposing to build a single family residence upon an existing residential lot within the City will
be spared the time (from 1 to 2 months) and expense ($120.00 per single family residence) of
having to process a Hillside Development Permit in addition to required grading and/or building
permits. Similar benefits (Le. a $400.00 HDP application savings) will accrue to developers of
previously graded industrial, commercial or residential lots in that a Hillside Development
Permit would not be required in addition to other required discretionary permits (Le. Planned
Industrial Permit (PIP), or Site Development Plan(SDP)), or ministerial permits (i.e. building
permit or grading permits).
c. The existing Hillside Ordinance specifies that “no property which has a slope of 15% or
more and an elevation differential greater than 15 feet shall be developed unless a
Hillside Development Permit (HDP) has been issued.” Experience has shown that the
requirement to process an HDP is clearly unnecessary under the scenario that a proposed
development does not encroach upon the identified 15+ foot high 15% slope area(s) on a
given property.
Accordingly, the following Hillside Ordinance amendment is proposed:
The addition of new Section 21.95.030(A) to specify that a Hillside Development Permit
would only be required if a person proposes to grade, erect or construct into or on top
of a slope which has a gradient of 15% or more and an elevation differential greater than
15 feet.
The benefit of this revision is that a Hillside Development Permit would no longer be required
for those projects which are not proposing to develop (encroach upon) onsite 15+ foot high, 15%
and greater slope areas.
2. Clarifying and Simplifying the Ordinance
A number of Hillside Ordinance revisions and a Zoning Ordinance revision are being
recommended for the purpose of clarifying and simplifying the Ordinance to make it more “user
ZCA 96-04LCPA 96-01 - rilLLSIDE ORDINANCE AMENDMEh 1
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friendly.” These revisions include revising the Purpose and Intent Section to clarify and focus
the objectives of the Hillside Ordinance, the clarification of Zoning Ordinance provisions with
respect to whether manufactured slopes of greater than 40% gradient are developable, the
definition (quantification) of the term “sufficiently setback,” the addition of new Ordinance
sections dealing with Amendments, Applications and Appeals and the reorganization of
Ordinance subsections to make the Hillside Ordinance more readable and understandable.
a. Section 21.95.010 Purpose and Intent, is proposed for amendment. to distill the existing
nine separate, yet overlapping, ordinance objectives into four more focused and clear
objectives including:
1. Implementing the Land Use and Conservation Element hillside preservation
related goals and objectives of the General Plan;
2. Ensuring that hillside conditions on a project basis are incorporated into the
Planning Process;
3. Preserving the aesthetic qualities of natural hillsides and manufactured slopes; and
4. Assuring that hillside alteration is done in an environmentally sensitive manner.
This revision provides more organization to the ordinance through the establishment of
clear and focused ordinance objectives which directly relate to the development standards
and required findings of the Hillside Ordinance.
The following discussion addresses the Zoning Ordinance clarification regarding whether
manufactured slopes of greater than 40% gradient are or aren’t developable.
b. Existing Section 21.95.030(b)(4) of the Hillside Ordinance states that “no de#elopment or
grading can occur on undevelopable portions of a property, as defined by Section
21 ~3.230 of the Carlsbad Municipal Code.” Section 21.53.230 specifies that
undevelopable lands include slopes with a gradient of greater than 40%. This section of
Code does not address whether manufactured slopes of greater than 40% gradient are
undevelopable. However, existing Section 2 1.95.090(b) of the Hillside Ordinance does
state that “areas previously disturbed by authorized grading may be excluded from the
requirements of the Hillside Ordinance.” Consistent with this provision, the City has
historically allowed limited development of manufactured slopes of greater than 40%
gradient through the Hillside Development Permit process. Accordingly, the following
clarifications are proposed to Chapter 21.53 of the Zoning Ordinance and to the Hillside
Ordinance to allow the development of “manufactured slopes” of greater than 40%
gradient.
A revision to existing Section 21.53.230@)(4) of the Zoning Ordinance to clarify that
“natural slopes” (and not “manufactured slopes”) with a gradient of greater than 40%
shall be undevelopable. As part of this revision, a new Hillside Ordinance Section
2 1.95.020 (DEFINITIONS) has been added and includes definitions for “manufactured
I -
ZCA 96-04LCPA 96-01 - rdLLSIDE ORDINANCE AMENDMEh I
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Page 5
- -
slope” and “natural slope”. As discussed later in this report, new standards for the
development of manufactured slopes (including those greater than 40% gradient) are
proposed to be added to the Hillside Ordinance.
In that the development of manufactured slopes will continue to be subject to the
development standards of the Hillside Ordinance, Subsection 21.95.010(C) (PURPOSE
AND INTENT) has been modified to specify that the Ordinance is intended to “Preserve
and/or enhance the aesthetic qualities of natural hillsides and manufactured slopes.. .”
The benefits of these revisions are that: the existing confbsion within the Hillside Ordinance and
the Municipal Code is corrected whereby manufactured slopes of greater than 40% gradient
would be allowed to be developed; and that the Purpose and Intent provisions of the Hillside
Ordinance have not been compromised in that the development of “manufactured slopes” would
continue to be reviewed (through grading plan and/or building plan review processes) for
compliance with the development standards provisions of the Ordinance.
b. An Ordinance revision is proposed to define (quantify) the term “sufficiently set back”
as follows:
The existing Ordinance specifies that “buildings proposed for development on hilltops
and on pads created on hillsides shall be sufficiently set back from the adjoining downhill
slope.” This proposed amendment to new Subsection 21.95.120(1) (Building Setbacks),
quantifies the term “sufficiently set back” through the addition of a specific building
setback standard from a downhill natural or manufactured slope which is greater than 15
feet in height as follows:
1. A minimum of six-tenths (0.6) foot for every one (1) foot of building height.
For example, on a residential lot with the property line running along the top of the
downhill slope, a 25 foot tall dwelling unit would require a 15 foot setback (25’ x 0.6 =
15’) and
The required slope edge building setback would not be less than the minimum setback
requirements of the underlying zone and would apply to main and accessory buildings on
a lot. For example, an 8 foot tall tool shed (accessory structure) would be required to
comply with the underlying zone (5 foot minimum setback) rather than the 4.8 foot
setback (8’ x 0.6 = 4.8’) which would otherwise be required pursuant to this standard.
The proposed edge of slope setbacks would not apply to: (1) manufactured or natural slopes
which are less than or equal to 15 feet in height; (2) downhill slopes which are located along the
sideyards of residential lots; (3) substandard residential lots where the topledge of slope setback
standard would preclude a reasonable use of the property; and (4) the intervening slopes of split
level pads which are located on a single lot, but would apply to the edge of slope of the lowest
pad. If the edge of a downhill manufactured slope is regraded (filled) and a vertical retaining
structure (wall) is used, then the required building setback would be measured from the edge of
slope which existed prior to regrading.
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Even without an existing quantified slope edge building setback standard, staff has historically
negotiated a minimum building setback of 15 feet. The proposed building setback standard will
provide an adequate separation between slope and structure. The benefit of this proposed
revision is that specific (quantified) and reasonable building setback standards fiom edge of
slope, which achieve an intended Ordinance objective (the elimination or reduction of views of
vertical building forms which would be incompatible with hillside landforms) are clarified within
the Ordinance. This revision will provide clear direction for Hillside Development Permit
applicants and staff, thereby enabling easier resolution of related setback issues and consequently
expedited permit processing.
c. A new section (21.95.050) addressing Amendments to Hillside Development Permits has
been incorporated into the Ordinance. This new section includes: (1) the procedure for
applying for a Hillside Development Permit Amendment, which is similar to other permit
amendment procedures (e.g. PUDs and Master Plans) which exist within the zoning
ordinance; (2) the criteria for when an amendment is required; and (3) the process for
review of a HDP Amendment. Specifically, a Hillside Development Permit Amendment
is required for any project which has an approved Hillside Development Permit, that is
proposed for redesign and is not exempted from a Hillside Development Permit. An
amended project would be evaluated for compliance relative to the Hillside Ordinance
Development and Design Standards (i.e., Section 21.95.120). The process for review of a
Hillside Development Permit Amendment is the same as for the adoption of a Hillside
Development Permit.
d. New Sections (21.95.060 and 21.95.070) addressing Applications for Hillside
Development Permits and Review Process have been added to the Ordinance. Section
21.95.060 includes the procedures for processing a Hillside Development Permit for
review and a provision that a permit processing fee will be charged. Revised Section
2 1.95.070 (Review Process) specifies that Hillside Development Permit Exemptions shall
be evaluated for compliance with the standards of the Hillside Ordinance (Section
2 1.95.120) through the grading plan and/or building plan review processes.
e. New Section 21.95.080 (Appeals) specifies that appeals of. decisions on Hillside
Development Permits shall be processed utilizing the same appeal procedures applicable
to the other discretionary permits which are processed concurrent with the Hillside
Development Permit request. Decisions regarding Hillside Development Permit
Exemptions would be appealed using the same appeal procedure applicable to grading
and/or building permits.
f. The existing Hillside Ordinance includes three separate sections (21.95.070 -
Modifications to the development and design standards, 21.95.080 - Non-residential
development and 21.95.090 - Exclusions) pertaining to Hillside Ordinance exclusions or
modifications. These three sections are proposed for revision for the purpose of
clarifying the Ordinance. The revisions include:
P h
- ZCA 96-04LCPA 96-01 - rilLLSIDE ORDINANCE AMENDMEh I
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i. Revising Section 2 1.95.130 (Exclusions) to specifically exclude the following
from the requirements of the Hillside Ordinance without the necessity of
decisionmaking body approval:
(1) Hillside areas where a Circulation Element roadway or collector street
must be located;
(2) Grading volumes, slope heights and graded areas which are directly
associated with Circulation Element roadways or collector streets; and
(3) Hillside areas that have unusual geotechnical or soil conditions that
require significant grading associated with corrective work.
.. 11. Revising Section 2 1.95.140 (Modifications to the Development and Design
Standards) to add the existing non-residential development standards modification
provision (existing Section 21.95.080) to this Section and to delete Circulation
Element roads and sites with unusual geotechnical/soils conditions from this
Section. These two existing modification types are proposed as blanket
exclusions, as discussed above.
g. The overall Ordinance has been reorganized, i.e. reorganization of section sequence and
elimination of duplicative provisions, for the purpose of making it more usable and clear,
as follows:
1.
.. 11.
... 111.
Delete existing Section 21.95.030 (GENERAL RESTRICTIONS). The
provisions of this Section have been incorporated into new Sections 21.95.030
(APPLICABILITY OF HILLSIDE DEVELOPMENT PERMIT), 2 1.95.070
(REVIEW PROCESS) and 21.95.090 (REQUIRED FINDINGS). These new
Ordinance Sections more clearly identify for the user where such important
Ordinance provisions are located.
Delete existing Section 2 1.95.040 (RESIDENTIAL DENSITY CALCU-
LATION). The provisions of this Section are adequately and more appropriately
covered under existing Carlsbad Municipal Code Section 2 1.53.230
MENT RESTRICTIONS ON OPEN SPACE AND ENVIRONMENTALLY
SENSITIVE LANDS).
(RESIDENTIAL DENSITY CALCULATIONS, RESIDENTIAL DEVELOP-
Revise existing Section 2 1.95.090 (EXCLUSIONS). The exemption provision of
this Section (21.95.090(a)) has been incorporated into new Section 21.95.040
(EXEMPTIONS FROM HILLSIDE DEVELOPMENT PERMIT) and the
exclusion provisions of existing Section (21.95.090(b)) have either been
incorporated into new Section 21.95.130 (Modifications) or revised and
incorporated into new Section 21.95.120(B).
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Page 8
iv. Delete existing Subsections 21.95.060(~)(1) (Area or Extent of Grading) and (2)
(Modifications). The volume of grading provisions have been incorporated into
new Subsection 21.95.120(D) (Volume of Grading) and Area of Grading
provisions have been deleted and a definition for “Total Graded Area” has been
, added to Definitions Sections 21.95.020. The modifications provisions within
Subsection 21.95.060(~)(2) are also adequately covered under Section 21.95.140
(MODIFICATIONS TO THE DEVELOPMENT AND DESIGN STANDARDS).
v. Delete provisions of existing Subsection 21.95.070(c) that deal with required
landscaping of manufactured slopes or other graded areas which are approved as
modifications to existing Hillside Ordinance Standards. These provisions are
unnecessary in that they are adequately covered within the City’s Landscape
Man& policies and Grading Ordinance.
vi. Revise Local Coastal Program Hillside provisions (new Section 21.95.120(A)) to
directly reference the applicable Coastal Overlay Zones (Chapters 21.38 and
21.203) of the Zoning Ordinance.
vii. Revise Section 21.95.120(G) (Screening of Manufactured Slopes) to specify that
all manufactured slopes shall be landscaped consistently with the City’s
Landscape Manual.
viii. Revise Section 21.95.120(H) (Hillside and Hilltop Architecture) to delete the
architectural standards from the Ordinance. These standards will be incorporated
into the City’s Hillside Development Guidelines manual and Section
2 1.95.120(H) will specify that Hillside and hilltop structures shall be consistent
with the architectural guidelines included within the City’s Hillside Development
Guidelines manual.
3.
a.
ix. Revise Sections 21.95.120(5) and 21.95.120w) to delete the specific Roadway
Design and Hillside Drainage standards from the Ordinance. These standards will
be incorporated into the City’s Hillside Development Guidelines manual and
these sections of the Ordinance will specify that Roadway Design and Hillside
Drainage shall be consistent with the City’s Hillside Development Guidelines
Manual.
New Development Standards
An integral component of the aforementioned Ordinance revision to allow the
development of manufactured slopes of greater than 40% gradient and to exempt the
development of manufactured slopes on a single lot, which were graded consistent with a
previously authorized grading permit from having to process a Hillside Development
Permit is the establishment of adequate development standards to regulate the
development of such slopes. Accordingly, new manufactured slope development
standards are proposed to be added as new Subsection 21.95.120(C) (Development of
Manufactured Slopes of Over 40% Gradient). The proposed manufactured slope
ZCA 96-04LCPA 96-01 - IilLLSIDE ORDINANCE AMENDMEh I - - October 15, 1997
Page 9
development standards apply to manufactured slopes with gradients of greater than 40%
which have an elevation differential of greater than 15 feet which are located along
perimeter property lines. No Ordinance restrictions are recommended to be placed upon
interior manufactured slopes (those not located along perimeter property lines) which are
located on a single lot due to the facts that these slopes typically do not include
significant natural resources, and are generally less visible from public roads than
perimeter slopes. There are different standards for “downhill” manufactured slopes and
“uphill” manufactured slopes. New Section 2 1.95.020 (DEFINITIONS) includes
definitions for “downhill perimeter slope” and “uphill perimeter slope”.
Development that would be permitted on Downhill Perimeter Slopes includes: the construction
of a maximum 6 foot tall retaining wall and the placement of additional fill material behind the
wall to extend the pad area of a property (see Exhibit “A”), the construction of a deck, or the
grading (cutting) of a pad area into the slope (see Exhibit “A”) for the purpose of once again
increasing the pad area. No structures would be allowed to be developed on the manufactured
pads which are developed along a slope face.
The proposed Uphill Perimeter Slope development standards would allow grading (cutting) into
the slope and building a maximum 6 foot tall retaining wall to increase the pad area of a property
(see Exhibit “B”) or constructing a main or accessory building on top of the slope to the same
point within that slope that a maximum 6 foot tall retaining wall would be located (see Exhibit
“B”). Because Uphill Perimeter Slopes (including development upon them) would typically only
be visible to the owner of the subject property, a provision has been included to allow uphill
slope encroachment to the required building setbacks of the underlying zone for the construction
of decks (see Exhibit “C”). Manufactured slopes developed pursuant to these standards would
also be subject to the other Hillside Development standards within Section 21.95.120.
b. Revise the existing contour grading standard (new Subsection 21.95.120(F)(l) to specify
that all manufactured slopes which are greater than twenty (20) feet in height and two
hundred feet in length and are located adjacent to or are substantially visible from a
public or private street or public open space area, shall be contour graded.
The existing Hillside Ordinance specifies that contour grading shall only be required when a
manufactured slope of greater than 30 feet in height or 200 feet in length is created. As a
consequence, the typical manufactured slope developed within the City pursuant to these
provisions is less than or equal to 30 feet in height and 200 feet in length and is not contour
graded. The proposed standard modification would require manufactured slopes which are
greater than 20 feet in height (rather than 30 feet in height) and 200 feet in length which are
located adjacent to or are substantially visible from public or private streets or public open space
areas to be contour graded. The benefit of this revision, is that the requirement to contour grade
is more appropriately focused on those manufactured slopes which are most visible to the public
(along public and private streets and public open space areas). Slopes which are less visible @.e.
those located along rear and sideyards which are typically screened by fences and structures)
would not be required to be contour graded. Another benefit of revising the contour grading
standard from greater than 30 feet in heightl200 feet in length to greater than 20 feet in
height/200 feet in length is that a greater number of more natural appearing contoured slopes will
ZCA 96-04LCPA 96-0 1 - I iiLLSIDE ORDINANCE AMENDMEh I - - October 15, 1997
Page 10
be created, thereby satisfying one of the primary objectives of the Hillside Ordinance, which is to
ensure that hillside development preserves the natural appearance of hillsides. Consistent with
this objective and revision a definition for “contour grading” has also been added to new
Section 21.95.020 (DEFINITIONS).
c. Revise the existing permitted manufactured slope height standard (new Subsection
21.95.12O(E)(l)) from 30 feet to 40 feet.
The existing ordinance specifies that manufactured slopes shall not be greater than 30 feet in
height. This standard appears to be based primarily upon the Engineering Department standard
to construct drainage benches in manufactured slopes which are greater than 30 feet in height.
An unintended effect of restricting manufactured slope heights to 30 feet is that in terraced
hillside developments, where structures range from 24 to 35 feet in height, there is no apparent
landscape relief between structures located on the terraces (see Exhibit “D”). The net effect is
that from view corridors (roads), hillside development appears to be dominated by structures.
The proposal to revise the manufactured slope height standard from 30 feet to 40 feet will allow
for a minimum 10 feet of vertical landscaped separation between typical residential structures
which are terraced along a hillside (see Exhibit “E”).
d. Amend Subsections 2 1.95.130(A)( 1) and 21.95.130(A)(2) to: exclude collector streets
from having to comply with the development prohibition of natural slopes which have a
gradient of greater than 40%, exclude collector streets from having to comply with the
maximum 40 foot high manufactured slope standard, to allow the graded area and grading
volumes associated with the construction of both Circulation Element Roads and
collector streets to be excluded from project grading area and grading volume totals
provided that the proposed road alignment is environmentally preferred and complies
with all other City standards.
The Hillside Ordinance currently excludes Circulation Element Roads from complying with the
development standards of the Hillside Ordinance. This Ordinance exclusion was based upon the
realization that the construction of the City’s major circulation system could not comply with the
Hillside Ordinance development standards due to the existence of significant topographic
constraints throughout the entire City. Collector streets generally intersect with Circulation
Element Roads and provide primary or secondary access to residential neighborhoods and
nonresidential projects. Because the grading required to construct a collector street is generally
determined by the alignment and grade of the intersecting Circulation Element Road, it is
recommended that collector streets be similarly excluded from complying with Hillside
Ordinance development standards provided that the proposed road alignment (Circulation
Element and/or collector) is environmentally preferred and complies with all other City
standards. Consistent with this objective and revision, a definition for “collector street” has
also been added to new Section 21.95.020 (DEFINITIONS).
The proposed revision to exclude graded areas and grading volumes associated with Circulation
Element Roads from project graded area and grading volume totals is an Ordinance clarification,
in that existing Section 2 1.95.090 excludes Circulation Element Roads from the requirements of
the Ordinance. For the reasons discussed above, staff is also recommending that graded areas
c I
ZCA 96-04LCPA 96-01 - 1ilLLSIDE ORDINANCE AMENDMEh 1 - - October 15, 1997
and grading volumes associated with collector streets likewise be excluded from project graded
area and grading volume totals.
e. Modify the provisions within the Hillside Ordinance and Uses Generally Chapter
(21.53.230(~)), which prohibit the development of slopes with a gradient of greater than
40%, to allow the development of such slopes.
As discussed earlier in this report, the Hillside Ordinance and Section 21.53.230 of the Carlsbad
Municipal Code currently prohibit the development of slopes with gradients of greater than 40%.
The existing prohibition provision (Section 2 1.95.030(b)(4)) of the Hillside Ordinance specifies
that “no development or grading can occur on undevelopable portions of a property (i.e. slopes
with an inclination of greater than 40% or more), as defined by Section 21.53.230 of the
Carlsbad Municipal Code”. The specific wording in Section 21.53.230 of the Carlsbad
Municipal Code was prepared based upon the recommendations of the Citizens Committee for
the Review of the Land Use Element of the Carlsbad General Plan (1985). A review of the
Citizens Committee minutes pertaining to slopes with gradients of greater than 40% reveals that
the primary objectives were to not allow residential density credit for such slopes and to not
allow the development of such slopes when they comprise prominent topographic features of a
property. However, it was never the intent of the Citizens Committee to outright prohibit the
development of such slopes. A strict interpretation of Section 21.53.230 could preclude the
ability to develop much of the remaining vacant hillside property within the City. Based upon
this realization, the existing Hillside Ordinance (Section 21.95.090) was written to include
various “Exclusions” from the standards of the Hillside Ordinance including: (1) slopes with
gradients of greater than 40% which are less than 15 feet in height and less than 4,000 square feet
in area, which are not a part of the surrounding generalized slope and (2) small, isolated ravine
(slopes of greater than 40% gradient) where there is no substantial evidence that the project will
have a significant impact on the environment as determined by the Planning Director. The City
has historically allowed the development of such slopes pursuant to these exclusions. However,
these specific exclusions are not broad enough in their definition to allow for the development of
other slopes with gradients of greater than 40% which are not prominent landform features
worthy of preservation. In order to: (1) more accurately address one of the intended objectives
of the Citizens Committee (1995) and of the Hillside Ordinance, which is the preservation of
prominent landform features; and (2) provide specific measurable criteria (slope height and land
area) which more accurately define what a prominent landform feature is, a standard
modification is proposed.
The proposed standard modification would delete the above noted two exclusions for slopes with
gradients of greater than 40% and replace these exclusions with the following standard (new
Subsection 2 1.95.120(B)): “Natural slopes which have all of the following characteristics
shall be undevelopable:
1.
2.
3.
4.
A gradient of greater than 40%; and
An elevation differential of greater than 15 feet; and
A minimum area of 10,000 square feet; and
The slope comprises a prominent land form feature.
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The above noted standard addressing permitted development of slopes with gradients of greater
than 40%, references (Section 21.95.120(B)(2)) permitted exceptions (exclusions or
modifications included in Sections 2 1.95.1 30 and 2 1.95.140 of the Hillside Ordinance). These
modifications include the same exclusions/modifications currently included within the Hillside
Ordinance (i.e. sites which require more grading due to geotechnical or soils problems, extensive
grading required to accommodate a circulation element road or collector street and cases where
significantly more open space would be achieved in addition to an additional modification (see f
below)).
Consistent with this proposed revision, Section 21.53.230@)(4) of the Carlsbad Municipal Code
has also been modified to specify that no residential development shall occur on slopes with
gradients of greater than 40% gradient except as permitted pursuant to Section 21.95.120(B)
of the Carlsbad Municipal Code.
f. The existing Hillside Ordinance includes three findings to allow for modifications to the
Development and Design Standards of the Hillside Ordinance. An additional finding
(Subsection 21.95.140(A)(2)) to allow for the modification to the Development and
Design Standard, is proposed as follows:
“The proposed modification will result in the development of manufactured slopes
which are more aesthetically pleasing and natural appearing than would a strict
adherence to the requirements of the ordinance.”
This finding is proposed to enable and encourage the development of creatively designed
manufactured slopes, (i.e. slopes rich in horizontal and vertical undulation) which would
be more aesthetically pleasing than the natural landforms or manufactured slopes that the
standards of the ordinance would otherwise achieve.
B. General Plan
The General Plan Land Use and Open Space and Conservation Elements include a number of
hillside preservation and design policies which are listed below.
1. Land Use Element Policy (2.3 - “Ensure that grading for building pads and
roadways is accomplished in a manner that maintains the appearance of natural
hillsides.”
2. Open Space and Conservation Element Policy C.3 - “Assure that development on
hillsides relates to the slope of the land in order to preserve the integrity of the
hillsides.”
3. Open Space and Conservation Element Policy C.12 - “Require that grading be
accomplished in a manner that will maintain the appearance of natural hillsides
and other landforms where possible.”
ZCA 96-04LCPA 96-01 - IilLLSIDE ORDINANCE AMENDMEh I - - October 15, 1997
4. Open Space and Conservation Element Policy C.14 - “Implement ordinances
limiting the density, intensity and character of development of hillside areas and
ridges, and provide standards for sensitive grading where development of hillsides
is allowed.”
This proposed Hillside Development Ordinance amendment is consistent with the applicable
policies and programs of the General Plan in that the hillside development and design standards
which are proposed will function to regulate the grading and development of hillsides, thereby
preserving the appearance and integrity of natural hillsides and manufactured slopes.
C. Local Coastal Program
Currently the LCP implementation does not include the Hillside Ordinance. However,
Subsection 2 1.95.120(D) of the existing Hillside Ordinance specifies that, “All development on
slopes of twenty-five percent or greater within the coastal zone shall comply with the
requirements of the coastal overlay zone.” This specific development standard has been
supplemented with the following provision:
a. That all hillside development processed pursuant to this Chapter shall be
consistent with all applicable provisions of the certified Local Coastal Program
and will not result in significant adverse impacts to coastal resources.
With this proposed amendment, the Hillside Development Ordinance is clearly consistent with
applicable coastal policies (including the slope preservation policies) of Carlsbad’s Local Coastal
Program. Any hillside development proposal within the Coastal Zone shall be required to
comply with all applicable Local Coastal Program policies and provisions.
The LCP amendment will add the amended version of the Hillside Ordinance and the
modifications to Chapter 21.53.230 to the implementation portion of all of the City’s LCP
segments. This will accomplish the required consistency between the City’s Zoning Ordinance
and its LCP.
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that this Zone Code AmendmentLocal Coastal Program
Amendment (ZCALCPA) to amend the City’s Hillside Development and Uses Generally
regulations (Chapters 21.95 and 21.53 of the Carlsbad Municipal Code), will not have a
significant impact on the environment and therefore has issued a Negative Declaration on March
8, 1996. The environmental analysis (EIA Part 11) concluded that this ZCALCPA will not result
in any physical, biological or human environmental impacts because future development projects
processed pursuant to this amended Hillside Ordinance will be subject to project specific
environmental review and the revised development standards are comparable to the existing
standards with respect to environmental protection. Therefore, no significant environmental
impacts are anticipated to occur. There were no letters of comment received during the public
review period for this Negative Declaration.
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- ZCA 96-04LCPA 96-01 - ~IILLSIDE -. ORDINANCE AMENDMEh i
October 15, 1997
Page 14
ATTACHMENTS:
1.
2.
3.
4.
Planning Commission Resolution No. 3939
Planning Commission Resolution No. 3940
Planning Commission Resolution No. 3941
Attachment “A” (StrikeoutMighlight version of amended Ordinance) 5. Exhibits “A)’-“E‘’.
CD br
ATTACHMENT “A”
-
21.95.010 PURPOSE AND INTENT
.. The purposes and intent of this Chapter] are to:
A. Implement the Me& goals and objectives of the Land Use and Open
Space/Conservation Hements of the Carlsbad General Plan;
B. Assure hillside conditions are properly identified and incorporated into the
planning process;
C. Preserve and/or enhance the
4; *I aesthetic
gyalities of natural hillsides and manufactured slopes by designing
projects which relate to the slope of the land, minimizing the amount of
project grading, and incorporating contour grading into manufactured
slopes which are located in highly visible public locations;
D.
Assure that the alteration of natural hillsides will be
done in an environmentally sensitive manner whereby lagoons and riparian
ecosystems will be protected from increased erosion and no substantial
impacts to natural resource areas, wildlife habitats or native vegetation
areas will occur;
F.
t!.
1. n,
21.95.020 DEFINITIONS
A. Whenever the following terms are used in this Chapter, they shall have the
meaning established by this section:
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1. “Collector street” means any street with a minimum right-of-way
width of 60 feet which intersects with a Circulation Element Road
and provides either primary or secondary access to a residential or
non-residential project.
2. “Contour grading” means a grading concept designed to result in
earth forms which resemble natural terrain characteristics.
Horizontal and vertical curve variations should be used for slope
banks.
3. “Development” means grade, erect or construct.
4. “Downhill Perimeter SlopeJ* means a slope located between a pad or
gently sloping portion (gradient is less than 70%) of a single lot and
the property line that is at a lower level than the pad on gently
sloping area of the lot.
5. “Grade” means to excavate or fill or any combination thereof
6. “Manufactured slope” means a man-made slope consisting wholly or
partially of either cut or fill material.
7. “Natural slope” means a slope which is not manufactured.
8. “Project” means any proposal for “development”.
9. ‘‘Slope,JJ means ground that forms a natural or artificial incline.
IO. “Total Graded Area” means all areas of project grading (both on-site
and off-site) which are necessary to enable the achievement of the
project.
11. “Uphill Perimeter Slope” means a slope located between the pad or
gently sloping portion (gradient is less than 70%) of a single lot and
a property line located at a higher level than the pad or gently
sloping area of the lot.
21.95.030 APPLICABILITY OF HILLSIDE DEVELOPMENT PERMIT EELlEDAl -
A. No person shall grade, or erect, or construct into or on top of a slope which
has a gradient of fifteen percent (75%) or more and an
elevation differential greater than fifteen (15) feet &dl without first obtaining a
Hillside Development Permit pursuant to this Chapter.
B. Any application for a Hillside Development Permit which was deemed
complete prior to the effective date of the ordinance reenacting this
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Chapter, shall not be subject to the amended provisions of this Chapter but
shall be processed and approved or disapproved pursuant to the
ordinance superseded by this ordinance.
21.95.040 EXEMPTIONS FROM HILLSIDE DEVELOPMENT PERMIT
A. Notwithstanding the provisions of Section 27.95.030, the following need
not obtain a Hillside Development Permit, provided that the development
complies with Section 27.95.720 of this Chapter and the City’s Hillside
Development Guidelines:
1. The development of one single family dwelling unit on a residentially
zoned lot.
2. On a single lot, the additional development (i.e.; regrading, slope
alteration or building encroachment) of or upon any manufactured
slope with a gradient of 40% or greater and an elevational difference
(height) of 75 feet or greater which has been previously graded
consistent with an authorized grading permit.
3. The development (trenching, utility construction and bacWil1ing) of
underground utility systems.
B. Any development exempted by 27.95.040(A) above, which does not comply
with Section 27.95.720 and the City’s Hillside Development Guidelines,
must obtain a Hillside Development Permit or Hillside Development Permit
Amendment pursuant to this Chapter.
C. Any project that has received final approval of a Hillside Development
Permit prior to the effective date of this ordinance is exempted from the
provisions of this Chapter, provided that such permit or approval has not
expired or is not otherwise revoked, and the development is in accordance
with the’ existing Hillside Development Permit and related approvals.
21.95.050 AMENDMENTS TO HILLSIDE DEVELOPMENT PERMITS
A. An amendment to a Hillside Development Permit shall be processed in the
same manner as an original application for a Hillside Development Permit.
B. Unless exempted by Section 21.95.040, a Hillside Development Permit
Amendment shall be required for any project that is proposed for redesign.
21.95.060 APPLICATION
Application for a Hillside Development Permit shall be made in accordance with
the procedures set forth in this Section.
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A. An application for a Hillside Development Permit may be made by the
record owner or owners of the property affected or the authorized agent of
the owner or owners. The application shall be filed with the Planning
Director upon forms provided by the Director. The application shall be
accompanied by adequate plans, which allow for detailed review pursuant
to this Chapter and demonstrate compliance with Hillside Mapping
Procedures in Section 21.95.170, a legal description of the property and all
other materials and information specified by the Director.
B. At the time of filing the application, the applicant shall pay a processing fee
in an amount specified by Cify Council resolution.
21.95.070 REVIEW PROCESS
A. Hillside Development Permit - An application for a Hillside Development Permit
or Hillside Development Permit Amendment shall be processed and approved
concurrently with any other development permits required by Titles 11, 18, 20 or
21 of this code. The same decisionmaking body or official which has the
authority to finally approve, conditionally approve or deny the other
development permits required for the project shall have the authority to finally
approve, conditionally approve or deny a Hillside Development Permit.
Amendments to Hillside Permits shall be acted on by the same decision
making body that approved the original Hillside Permit and any subsequent
Hillside Permit Amendments.
B. Exemptions - Development satisfying the Hillside Development Permit
Exemptions, set forth in Section 27.95.040, shall be evaluated for
compliance with Section 21.95.120 through required grading plan anaVor
building plan review processes.
21.95.080 APPEALS
A. Hillside Development Permits - The decision of the final decision making
body or official is final and effective ten calendar days after the adoption of
the resolution or written decision, unless within such ten-day period the
applicant or any other interested person files a written appeal utilizing the
same appeal procedure applicable to the other permits which are
processed concurrently with the Hillside Development Permit. If no other
discretionary permits are being processed concurrently with the Hillside
Development Permit, then the appeal procedures contained in Section
21.54.140 shall apply.
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B. Decisions regarding Hillside Development Permit Exemptions, which are
reviewed through the grading plan ancUor building plan review processes,
may be appealed to the City Council utilizing the same appeal procedure
applicable to grading permits andor building permits.
21.95.090 REQUIRED FINDINGS
A. No A hillside development permit shall be approved unless the decision
making body or official finds that: 1
fwde
I. T4a4 Undevelopable areas of the project, pursuant to Subsection
21.53.230(6) of this Code, have been properly identified;
2. The project complies with the Purpose and Intent provisions of
Section 21.95.010 of this Chapter.
3.
The project complies with Section 21.95.120 of this
Chapter, and Section 21.95.140 if a modification to the Development
and Design Standards is approved.
E.
4, Tba4 The project design substantially conforms to the
Hillside Development Guidelines manual. (€3~4-
47 I: 4 \4 “I J I I1 ‘
21.95.100 MINIMUM DEVELOPMENT OF HILLSIDE LANDS
The provisions of this Chapter shall be applied so as to:
A. Not preclude a reasonable use of a legal l+ikkie parcel which includes hillside
conditions as regulated by this Chapter ..
B. Not preclude the efficient and safe provision of public facilities or services to any
legal parcel a ;and
C. Allow development of at least one single family dwelling unit per parcel described
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in subsection A.
21.95.1 IO HILLSIDE MAPPING PROCEDURES
A slope analysis and slope profiles shall be illustrated on a constraints map, and shall
accompany all development submittals 5 which propose
grading or development of slopes which have a gradient of fifteen percent
or more and have an elevation differential greater than fifteen feet.
A. Slope Analysis. The Sslope analysis shall identify the acreage of a// natural
and manufactured slopes within each of the following slope
categories &:
1. 0-less than 15% slopes
2. 15-less than 25% slopes
3. 254esM~~ 40% slopes and
4. 0 slopes greater than 40%
a. Percentage of slope is determined by:
Vertical Distance
(Contour interval)
Horizontal Distance
(Distance between contour intervals)
x 100 = % Slope
B. Slope Profiles. A minimum of three slope profiles (slope cross sections) shall be
included with the submittal of the slope analysis on the constraints map. Slope
profiles shall:
1. Be drawn at the same scale and indexed or keyed to the constraints map,
grading or preliminary grading plan and project site map;
2. Show both existing and proposed topography, structures and surface
infrastructures. Proposed topography, structures and infrastructure shall
be drawn with a solid heavy line. Existing topography, structures and
infrastructure shall be drawn with a thin or dashed line;
3. Include the slope profile for at least one hundred feet
project site boundary or adjacent public street;
outside of the
4. Be drawn along those locations of the project site where:
a. The greatest alteration of the existing topography is proposed,
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b. The most intense or bulky development is proposed, and
c. The site is most visible from surrounding land uses;
5. Two of the slope profiles shall be roughly parallel to each other and
roughly perpendicular to existing contour lines. The remaining slope
profile shall be roughly at a forty-five pee& degree angle to the other
slope profiles and existing contour lines.
C. Assurance of Accurate Hillside Mapping. Both the slope analysis and slope
profiles shall be stamped and signed by either a registered landscape architect,
civil engineer or land surveyor indicating the datum, source and scale of
topographic data used in the slope analysis and slope profiles, and attesting to
the fact that the slope analysis and slope profiles have been accurately
calculated and identified, consistent with this section. (QFcUXM 2 {w =w
D. Development which is exempt per Section 21.95.040 or excluded per
Section 21.95.130 is generally exempt from the hillside mapping
requirements of this Section except in cases where the Planning Director
determines that hillside mapping is necessary to assess project
compliance with the Hillside Ordinance.
21.95.120 HILLSIDE DEVELOPMENT AND DESIGN STANDARDS
The provisions of this Section shall apply to all projects that propose to grade,
erect or construct into or on top of a natural slope or manufactured slope which
has a gradient of fifteen percent (15%) or more and an elevation differential
greater than fifteen (15) feet.
A. Coastal Zone Hillside Development Regulations
1. All development on natural slopes of twenty-five percent or greater within
the coastal zone shall comply with the requirements of
zme Chapters 21.38 and 21.203 of the Carlsbad Municipal Code and
the slope protection policies of the applicable Local Coastal Program
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segment. Additionally, all hillside development processed pursuant
to this Chapter shall be consistent with all applicable provisions and
policies of the certified Local Coastal Program(s) and shall not result
in significant adverse impacts to coastal resources.
B. Development of Natural Slopes of Over 40% Gradient
I. Natural slopes which have all of the following characteristics shall
be undevelopable:
a. A gradient of greater than 40%; and
b. An elevation differential of greater than 15 feet; and
c. A minimum area of 10,000 square feet; and
d. The slope comprises a prominent land form feature.
2. Projects which propose the development of natural slopes defined in
Subsection 21.95.120(8)(1) above shall nevertheless be allowed, only
if the project qualifies as an exclusion or modification, pursuant to
Sections 21.95.130 and 21.95.140, respectively.
C. Development of Manufactured Slopes of Over 40% Gradient
1. Manufactured slopes which have a gradient of greater than 40% and
an elevation differential of greater than 15 feet shall be subject to the
following development standards.
a. Development of Uphill Perimeter Slopes.
(i) The following types of development on or into an uphill
perimeter manufactured slope shall be limited to a
maximum of 6 vertical feet as measured from the
existing grade at the toe of slope:
(a) Main building(s);
(b) Accessory buildings; and
(c) Retaining Walls.
(ii) Decks may be constructed upon an uphill perimeter
manufactured slope up to the required building
setback(s) of the underlying zone.
b. Development of Downhill Perimeter Slopes
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(i) The following types of development over a downhill
perimeter manufactured slope shall be limited to a
maximum of 6 vertical feet as measured from the
existing grade at the top of slope:
(a) Decks; and
(b) Retaining Walls.
(ii) Deck surface areas shall be allowed to'extend to the
same point that a 6 foot vertical retaining wall would be
permitted.
(iii) No main or accessory building may encroach over the
top/edge of a Downhill Perimeter Slope.
c. The manufactured slope standards, within this section do not
apply to manufactured slopes which are not located along
perimeter property lines (including intervening manufactured
slopes between split level pads which are located on a single
lot).
D. Volume of Grading
1. The volume of earth moved for cuts and fills shall be minimized.
2. The relative acceptability of hillside grading volume shall be determined
by the following:
8,000 - 10,000 cubic Potentially acceptable
3. The methodology for determining the volumes of both the cut and fill in
cubic yards shall be calculated as follows. A grading and preliminary
grading plan, shall be prepared and shall include; fhe cut or fill
volumes &&be noted w&e for each particular cut or fill and the total
volume of cut and fill for the project. j
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-- .. . The larger volume of the total cut or total fill volumes
divided by the total graded area (in acres) 1
qFa$e$) shall equal the volume of hillside grading for the project this
6.m-S
4. Applications proposing grading volumes which are potentially acceptable
(eight thousand to ten thousand cubic yardslacre of cut or fill) shall, on the
preliminary grading plan, submit for review specific written findings
justifying the reasons for the amount of grading, subject to the approval of
the Planning Director and City Engineer.
5. Applications proposing grading volumes which are unacceptable (greater
than ten thousand cubic yardslacre of cut or fill) shall be allowed only if
they qualijr as an exclusion or modification pursuant to Section
21.95.130 and 21.95.140 of this Chapter respectively.
c.
E. Slope Height L.
1. Manufactured Q&+#i+l slopes shall not be greater than #My forty (40)
feet in height.
2. Slope Height Exclusions. See Section 21.95.130 of this Chapter.
F. Contour Grading.
1. AI1 manufactured slopes which are greater than twenty (20) feet in
height and two hundred (200) feet in length and which are located
adjacent to or are substantially visible from a public or private street
or public open space area shall be contour graded.
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G. Screening Manufactured 6ded Slopes. -, :c #we&&
I. All manufactured mawnade slopes shall be landscaped consistent with
the City's Landscape Manual. 3
H. Hillside and Hilltop Architecture.
1. Hillside and hillfop structures shall be consistent with the
architectural guidelines included within the City's Hillside
Development Guidelines. Th: v&me cf
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1.
I. Building Setbacks (pursuant to this Chapter) View Pr- *a&
-.
1. Slope edge building setbacks shall be sufficient to eliminate or
significantly reduce views of vertical building forms which would be
visually incompatible with hillside landforms. Notwithstanding the
building setback requirements of the underlying zone, all main and
accessory buildings which are located adjacent to a Downhill
Perimeter Slope, which is greater than fifteen (15) feet in height, shall
be setback from that slope a minimum of six-tenths (0.6) of a foot for
every one (I) foot of building height.
2. Building setbacks pursuant to this Chapter do not apply to:
a. Slopes which are less than 15 feet in height;
b. the intervening slopes of split-level pads which are located on
a single lot, but do apply to the edge of slope of the lowest
pad;
c. downhill slopes which are located along the sideyards of
residential lots; and
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d. substandard residential lots where the topledge of slope
setback standards would preclude a reasonable use of the
properfy.
3. If a Downhill Perimeter Slope is regraded (filled) consistent with
Subsection 21.95.120(C) of this Chapter, and a vertical retaining
structure is used, then the required building setback shall be
measured from the edge of slope which existed prior to regrading
(filling).
4. Fencing proposed along a slope edge should be of an open design
which does not visually extend the height of the slope. Exceptions
to this provision may include, but are not limited to, noise
attenuation walls, privacy walls or security walls.
J. Roadway Design.
I. Hillside roadway design shall be consistent with the City’s Hillside
Development Guidelines Manual. 7
K. Hillside Drainage.
I. Hillside drainage shall be consistent with the City’s Hillside
Development Guidelines. d ..
21.95.1 30 EXCLUSIONS
A.
Standards of Section 21.95.120:
The following are excluded from the Hillside Development and Design
1. Hillside areas where a Circulation Element roadway or a collector
street must be located provided that the proposed alignment(s) are
environmentally preferred and comply with all other City standards.
2. Grading volumes, slope heights and graded areas which are directly
associated with Circulation Element roadways or collector streets,
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provided that the proposed alignment(s) are environmentally
preferred and comply with all other City standards.
3. Hillside areas that have unusual geotechnical or soil conditions that
necessitate corrective work that may require significant amounts of
grading.
21.95.140 MODIFICATIONS TO THE DEVELOPMENT AND DESIGN STANDARDS
A. The decisionmaking body or official may approve a modification to the Hillside
Development and Design Standards of Section 21.95.120 if it finds that the
proposed development complies with the Purpose and Intent provisions of
Section 27.95010 and makes one or more of the following findings: e
mcrrla.
1. The proposed modification will result in significantly more open space or
undisturbed area than would a strict adherence to the requirements. of
Section 21.95.120.
2. The proposed modification will result in the development of
manufactured slopes which are more aesthetically pleasing and
natural appearing than would a strict adherence to the requirements
of Section 21.95.120.
B. Any request for a modification to the development and design standards of this
Chapter shall be accompanied by two preliminary grading plans. One plan shall
illustrate how a site would be developed with a strict adherence to the
requirements of Section 21.95.120. The second set shall illustrate the extent
and type of the requested modification. This plan shall also be accompanied by
any other documentation needed by the decisionmaking body to determine that
the proposed modifications will result in a superior project with less adverse
environmental impacts.
C. If a modification is proposed to allow grading in excess of ten thousand
cubic yardslacre of cut or fill, or a manufactured slope in excess of fotty
(40) feet in height, the applicant shall submit both written and graphic exhibits
to justify the proposed grading to the satisfaction of the decisionmaking
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body or official. In addifion, a detailed mitigation and landscaping plan shall
be submitted as part of the application ~ . This
plan shall illustrate the mitigation measures and landscaping utilized to screen
the proposed grading. 4
D. Development on land designated for nonresidential development shall comply
with all requirements of this Chapter except Sections 21.95. I20(D) and
21.95.120(€). Any nonresidential project proposing grading in excess of ten
thousand cubic yards per acre or creating slopes in excess of t4My fow (40)
feet in height shall provide both written and graphic exhibits to justify the
proposed grading to the satisfaction of the decisionmaking body.
$#e-
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A
B
Ex hibit" A"
Permitted Development Of
Down hi1 I
Manufactured Slopes
Ex hibit"& .
I
Permitted Development Of
Uphill
Manufactured Slopes 1
I'
Ex hibif'C'
I
Permitted Development Of
Uphill
Manufactured Slopes
I
Exhibit"D" -
I
Hillside Development with Maximum
30' Manufactured Slopes
I
Exhibi t"E"
Hillside Development with Proposed
40' Manufactured Slopes
i
I
EXHIBIT “F”
Slope Edge Building Setback
.7’ : I’ diagonal plane measured from the edge of slope
to the building for a 12’ setback
I-”
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EXHIBIT “G”
/
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M /
/
15’ /
Slope. Edge Building Setback
a *I
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I
.7’ : I’ diagonal plane measured from the edge of slope
to the building for a 15’ setback 1
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