Applications for projects within the Hillside Overlay and Significant Ridgeline Map shall comply with the submittal requirements of this Chapter and shall be incorporated in the appropriate sections of the corresponding documents. Application filing requirements are as follows:
(a) Conceptual Grading Plan and Drainage Plan. A conceptual grading plan shall be submitted at a minimum scale of one inch to 40 feet (this scale may be adjusted with the approval of the City Building Official). The plan shall include the following items:
(1) A legend with appropriate symbols indicating high point, low point, spot elevations, pad and finished floor elevations, top of wall, top of curb, change in direction of drainage, and planned drainage improvements, including a conceptual Water Quality Management Plan with proposed facility and drainage structure locations;
(2) A separate map with proposed fill areas and cut areas, depths of these areas clearly shown with not more than two foot topographic lines (one foot preferred). Quantities of each cut and fill area shall be clearly marked and calculated as a percentage of the total site area. The fill and cut areas shall be either colored green and red, respectively, cross-hatched, or screened to delineate the separate areas;
(3) Existing contours shall be depicted with a dashed line with every fifth contour darker, and proposed contours shall be depicted as above except with a solid line. Contours shall be shown at minimum intervals of two feet of change in elevation, with one-foot contours in the flatter areas. Contours and plan cross-sections of the finished slope shall be shown at intervals similar to that on the topographic base map at the time the application is submitted;
(4) To the extent not otherwise required, location and elevation of all existing and proposed circulation and drainage improvements, including streets, curbs, driveways, sidewalks, median islands, and drainage courses on the site and within 100 feet of the boundaries of the site;
(5) Preliminary drainage plan shall show or explain the drainage area tributary to the site and include a statement setting forth in detail the manner in which storm water runoff will enter the site, the manner in which it will be carried through the site, and the manner in which disposal beyond the site boundaries be accomplished. Detention basins may be required unless storm water is directed to an improved storm drain facility; and
(6) Additional information as required to assist the Planning and Building Division's review and noticing related to the project.
(b) Slope Analysis Map. A slope analysis map for the purpose of determining the amount and location of land as it exists in its natural state and for calculating average slope categories. A base topographical map of the site shall be prepared and shall have a scale of not less than one inch to 40 feet. The base topographical map shall include adjoining properties within 100 feet of the site boundaries to portray the site's context. Slope bands in contrasting colors shall be delineated in the range of 0% to 25%, 26% to 35%, 36% to 50%, and 50% or greater. A tabulation of the land area by slope percentage shall also be provided. Ridgelines shall be clearly shown on slope analysis maps. Cross-sections of ridgeline areas shall be provided.
(1) The exact method for computing the percent slope and area of each slope category shall be sufficiently described and presented so that a review can be readily made. A heavy solid line indicating the 25% grade differential shall be clearly marked on the plan. An eight and one-half by 11 inch legible reduction of the slope analysis with appropriate legend shall also be provided.
(2) The slope analysis shall be stamped and signed by a registered or licensed professional competent to provide such analysis and indicating the datum, source, and scale of topographic data used in the slope analysis, and attesting to the fact that the slope analysis has been accurately calculated.
(c) Geotechnical Report. A geotechnical and soils report shall be prepared by a registered geotechnical engineer to City standards and in sufficient detail to substantiate and support the design concepts presented in the application as submitted.
(d) No Grading Proposed. In the event that no grading is proposed a statement to that effect shall be filed with a plan that shows possible future house plotting, pad grading, and driveway design for each parcel proposed sufficient to demonstrate that any proposed parcel can comply with the standards and guidelines contained in this Chapter. The plan shall be prepared on a topographic map drawn at a scale of one inch to 40 feet.
(e) Additional Information. The following items may be required if determined necessary by the Director to aid in the analysis of the proposed project:
(1) A line of sight or view analysis;
(2) Photographic and/or computer generated graphic renderings;
(3) A topographic model and/or large scale detailed partial model;
(4) Other illustrative techniques determined necessary to aid in review of the project; and
(5) Additional environmental studies and investigations, including, but not limited to, hydrologic, seismic, and access/circulation, research may also be required to help in the determination of the buildable area of a site.
(Ord. 112, passed 3-4-2009)