PURPOSE: The City of Loveland has areas of steep topography, which are scenic features that increase the potential for erosion hazards. Protection of naturally vegetated slopes from erosion is also critical to protection of water quality and the riparian areas. If erosion is not controlled, property will also be threatened with loss of structures. All developments shall comply with Loveland’s Storm Water Regulations.
PERMITTED USES:
Permitted uses shall be those of the applicable zoning district(s).
CONDITIONALLY PERMIITED USES:
Conditionally permitted uses shall be those of the applicable zoning district(s).
Conditions For Building On Steep Slopes
A. All activity on steep slopes requires a conditional use permit to preserve the integrity of natural drainage systems, to maintain soil stability, to avoid property damage from erosion and to protect the health and safety of residents. Additional development standards and review procedures apply to construction and development activity on steep slopes.
(1.) Steep Slopes. Steep slopes are defined specifically as any cutting, filling, grading, or other construction activities otherwise allowed, that would be constructed or located in any area of a site where in that area the greatest amount of slope over any one hundred foot (100’) horizontal distance is greater than eighteen percent (18%). Steep slopes are classified as a conditional use in accordance with the requirements of Section 1111.06.
Prior to granting formal zoning approval, existing natural topography shall not be altered through earthwork or any kind, including but not limited to clearing, grubbing, cutting and/or filling.
B. Open space residential subdivisions and conventional residential subdivision design shall not establish or otherwise create new residential lots where the greatest amount of slope over any one hundred foot (100’) horizontal distance (exclusive of any portion of a lot that is within any required front, side or rear yard setback) is greater than thirty percent 30% as shown in Illustration A. Existing natural topography may not undergo earthwork or any type of cutting and filling to alter topographical site conditions prior to granting formal zoning approval.
Illustration A
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C. Open space residential subdivisions and conventional residential subdivisions shall demonstrate sensitivity to natural systems and ecological features. To the greatest extent possible, new roadways shall follow natural contours and care should be taken to include areas of highest environmental significance as part of the non-building areas of each lot and/or subdivision.
D. Evidence that structural issues related to development on steep slopes have been addressed by the applicant shall be provided. This evidence shall include presenting foundation plans approved and stamped by a Professional Engineer (P.E.).
E. The construction of retaining walls are to be utilized only with the approval of the City Engineer and is demonstrated to be absolutely necessary. Finished grades in disturbed areas shall not exceed a three to one slope. The visual impact of retaining walls shall be minimized with vegetated plantings that soften edges and create visual interest.
F. Evidence that adequate measures will be taken to prevent erosion and sedimentation during and after construction shall be provided by the applicant. In areas with very steep slopes, or for areas very close to a waterway, the Planning & Zoning Commission may require the preparation of a Storm Water Pollution Prevention Plan (SWPPP) for any type of construction in accordance with Loveland’s Storm Water and Subdivision Regulations.
G. Evidence that ecological issues are addressed shall be provided by the applicant. For areas that are shown as having a high ecological value, the Planning & Zoning Commission may require the applicant to present plans for vegetation preservation and tree planting/replanting and documentation from a qualified professional, that the proposed development will not substantially harm downstream water quality, habitats of state or federally protected species or impact other ecological considerations. Such documentation should also address long-term impacts and cumulative effects of development.