A. Intent and purpose. Areas included within a proposed subdivision upon which a geological survey or report has been required pursuant to §§ 15.10.250 or 15.10.260 A. shall receive special attention under the subdivision regulations of the City of Culver City in order to safeguard the health, safety and general welfare and to protect the natural beauty and economic advantages related to the hillside living environment. In carrying out the general purposes, the following policies shall be complied with in all such developments.
1. When a proposed subdivision includes property concerning which the County Engineer has recommended that a geological report be required, such report shall be submitted to the City Engineer setting forth all relevant geological data pertaining to the proposed subdivision and including separately stated conclusions, listing any potential hazards to public health, safety and welfare which could result from grading or building upon the proposed site.
2. Insofar as practical, the architecture of the buildings and structures shall be designed to fit the terrain upon which they are to be constructed rather than grading a hillside area into pads to fit a flat land house plan.
3. Natural hillsides and vegetation shall be retained wherever possible in order to prevent erosion and preserve the natural beauty.
4. Wherever grading is done, either by cutting or filling, the land shall be compacted to the standards of the City of Culver City over the entire area being changed or modified, and all slopes shall be provided with appropriate drainage structures, landscaping and a water system adequate to maintain growth and prevent hillside fires.
5. Where clustering or development is proposed, the total number of dwelling units within a subdivision or parcel shall not exceed the density permitted in the zoning district in which the property is located or exceed the density policies set forth in the General Plan, whichever is more restrictive. Dedication of development rights for open area shall be offered to the City on the Final or Parcel Map.
6. Development shall be prohibited in areas where the City Council upon recommendation of the Planning Commission finds that street and highway access is inadequately provided for, or where protection against fire or flooding cannot be provided without excessive cost to the City, or where grading would endanger the valley areas due to potential erosion and slides, or where geological conditions indicate that unstable situations would exist if the earth form or vegetation were disturbed.
B. Design standards.
1. Maximum height of cut or fill slopes. All grading shall comply to Code regulations relating to grading. No cut or fill slope shall exceed twenty (20) feet in height as measured from the base of the slope on the lot at the bottom to the top of the slope on the upper lot unless special provisions are made for landscaping, maintenance, and such drainage structures as may be required by the City Engineer.
2. Drainage. Wherever a drainage pattern is modified or changed, or where storm water tends to concentrate, special drainage facilities shall be provided as deemed necessary by the City Engineer to prevent erosion on the upper lot and the sloping surfaces and flooding or land slippage onto the lower lot.
3. Fire prevention. Where landscaping is provided, the materials used shall be fire resistant. All dense growth shall be removed from the areas under and adjacent to buildings and structures in accordance with good fire prevention practices and fire regulations.
4. Fire protection.
a. In areas where, in the opinion of the Fire Chief of the City, there will be a fire hazard, unobstructed access for fire protection equipment or firebreak easements shall be required. The Fire Chief shall recommend to the Commission where such easements or firebreaks are needed.
b. Water systems shall be sized to provide a sufficient amount of water to meet the fire fighting requirements of the area involved. The Fire Chief shall review locations for proposed fire hydrant systems in relation to the National Board of Fire Underwriters standards and make recommendations to the Planning Commission.
5. Street design standards.
a. Hillside Streets (streets serving more than four (4) lots).
(1) Maximum grade is fifteen (15) percent unless approved by the City Engineer. Streets with grades in excess of fifteen (15) percent shall only be allowed for short distances and they shall be designed and improved with special construction standards as determined by the City Engineer.
(2) Minimum right-of-way shall not be less than forty-four (44) feet; where access is permitted from one (1) side only. The minimum right-of-way where access is permitted from both sides shall not be less than fifty (50) feet.
(3) Sidewalks shall be required on at least one (1) side in both instances mentioned in the last paragraph.
(4) Minimum curb to curb width shall be thirty-six (36) feet. A thirty-two (32) foot pavement shall be allowed where lots exist along only one (1) side.
(5) Minimum centerline radius shall not be less than two hundred (200) feet.
(6) Maximum cul-de-sac length shall not exceed five hundred (500) feet.
b. Minor Hillside Streets. (Streets serving four (4) lots or less).
(1) Maximum grade is fifteen (15) percent, provided all grades over fifteen (15) percent shall be designed and improved with special construction standards as determined by the City Engineer. Streets with grades in excess of fifteen (15) percent shall only be allowed for short distances.
(2) Minimum right-of-way shall not be less than forty (40) feet, unless specifically waived by the City Council.
(3) Sidewalks shall be required.
(4) Curb to Curb width shall be not less than thirty-two (32) feet. A twenty-eight (28) foot pavement may be allowed where lots exist among only one (1) side.
(5) Minimum centerline radius shall not be less than one hundred (100) feet.
(6) Maximum cul-de-sac length shall not exceed five hundred (500) feet.
c. Site drainage. No building site shall be approved for construction which does not have provisions for conducting water drainage from the site to a natural drainage course, a drainage channel or a public street in accordance with good engineering practice and in a manner approved by the City Engineer.
d. Sewerage. Sewerage facilities such as local sewerage pipes shall be required. However, upon approval of the Council, individual septic tanks may be permitted if deemed necessary for temporary facilities. Sewers, however, shall be installed to permit future connections.
e. Excavations. The following requirements shall supplement and/or supersede the requirements of the adopted Uniform Building Code and the Grading Ordinance of the City.
(1) No excavation or fill shall be permitted on any hillside area prior to the approval of a site plan and a grading plan and the securing of a grading permit as required by City Code.
(2) A grading plan shall be submitted as part of the Tentative Map or Parcel Map.
(3) Excess dirt shall be carried to a disposal area designated on the grading plan or to an approved off-site location.
f. Lot boundaries. Lots shall have their boundaries at the top rather than at a midway point or at the bottom of a slope.
('65 Code, § 31-111) (Ord. No. CS-622 § 1 (part))