18.61.010 Purpose.
18.61.020 Definitions.
18.61.030 Applicability.
18.61.040 Protected peaks and ridges designations.
18.61.041 Protected peaks and ridges standards.
18.61.042 Special use permits and addition permits for protected areas of level one peaks or ridges.
18.61.043 Application and public notice for special use or addition permit in protected areas.
18.61.050 Development mitigation and performance standards.
18.61.051 Average cross slope calculations.
18.61.052 Slope density requirements.
18.61.053 Natural areas.
18.61.054 Grading requirements.
18.61.055 Site restoration requirements.
18.61.056 Color requirements.
18.61.057 Minor modifications.
18.61.060 Hillside development manual.
18.61.070 Review procedures.
18.61.080 Exceptions.
18.61.090 Conflict, enforcement, and interpretation.
18.61.100 Illustrations and maps.
A. The purpose of this chapter is to establish standards for hillside areas which conserve and maintain the character, identity, and image of Pima County and promote the public health, safety, convenience and general welfare by:
1. Conserving the unique natural resources of hillside areas;
2. Permitting intensity of development (density) compatible with the natural characteristics of hillside terrain, such as steepness of slope and significant land forms;
3. Reducing the physical impact of hillside development by encouraging innovative site and architectural design, minimizing grading, and requiring more intense restoration of graded areas;
4. Minimizing disturbance of existing drainage patterns and soil erosion problems incurred in development alteration of hillside terrain;
5. Providing safe and convenient access to hillside development; and
6. Ensuring the efficient expenditure of public funds.
B. The purpose of the Hillside Development Manual, a companion document adopted by resolution of the board of supervisors, is to promote compliance with this chapter by establishing technical requirements, implementation standards, guidelines, and procedures.
(Ord. 2000-52 § 1 (part), 2000)
A. Certain terms used in this chapter shall be defined for purposes of this chapter only, as follows:
1. Development. Any human alteration to the existing state of the land, including its vegetation, soil, geology, topography or hydrology for any commercial, industrial, residential or accessory facilities, or any other use, including any and all utilities, sewers, septic systems and circulation areas, such as streets, private roads, parking areas or driveways.
2. Divide. To separate an existing land parcel into two or more land parcels.
3. Grading. The clearing, brushing, grubbing, excavating, or filling of a site.
4. Land parcel. An area of land with boundaries recorded in the Pima County recorder's office.
5. Mitigation. The replacement and/or restoration of a damaged or disturbed site feature or a high resource value element on-site to a condition that replicates the natural undisturbed condition that historically existed on-site or in the neighborhood. (See also Restoration).
6. Natural area. A land area, unimproved and not occupied by any structures or man-made elements, set aside for the conservation of permanent, undisturbed open space.
7. No practicable alternative. When used, the term means that the property owner has demonstrated to the satisfaction of the planning official that due to physical conditions existing on the property, compliance with the requirements of a section cannot reasonably be practically or functionally achieved.
8. Peak point. The single highest elevation spot of a peak from which the protected area is measured.
9. Perimeter exposed fill slope. For a development category 1 or 2 project on the grading requirements table, the outward most, outward facing exposed fill slope located on or adjacent to the project property line, or located on the perimeter of the project's mass graded area.
10. Perimeter wall. For a development category 1 or 2 project on the grading requirements table 18.71.054-1, the outward most, outward facing free standing wall which may be located on or adjacent to the project property line, within a bufferyard, on or adjacent to a perimeter exposed slope, or on the perimeter of a mass graded area.
11. Practicable alternative. When used shall mean an alternative that is functionally and environmentally acceptable, can be practically and functionally achieved, and in conformance with the purpose provisions of Section 18.61.010 as demonstrated to and confirmed by the planning official.
12. Project site. An area consisting of one or more land parcels that is planned, reviewed and developed as a unified project, including designated natural areas.
13. Protected area of a peak. The circular area defined by a 150-foot radius (map distance) from the peak point.
14. Protected area of a ridge. The oval area defined by lines running parallel to and on either side of the ridge line at a map distance of 150 feet, combined with and terminating at a 150-foot radius (map distance) from the end points. For all previously adopted ridge lines, the protected area is the area depicted on the maps.
15. Restoration. The process of repairing a previously disturbed, damaged, or graded site area or site feature and replicating its previously undisturbed, undamaged, or ungraded condition of vegetation, plant communities, geologic structures, grade, drainages, and riparian habitat that historically existed on site or in the neighborhood. Restoration of previously disturbed areas will include enhanced revegetation, and may include corrective grading, natural and artificial rock, and top dressing.
16. Ridge line. A ground line running center and parallel to the long axis of a ridge, designated by the identification of two end points.
17. Structural development perimeter. A generally contiguous area on site defined by the outer surfaces or edges of curbs, walls, paving areas, utilities, and individual septic systems.
18. Twenty-five percent (25%) or greater slope(s). When the term is used it shall apply to any twenty-five percent (25%) or greater sloped area on a parcel, lot, or project site which is both longer than 50 feet when measured in any horizontal direction and greater than 7.5 feet when measured vertically.
(Ord. 2003-17 § 1 (part), 2003; Ord. 2000-52 § 1 (part), 2000; Ord. 1998-50 § 1, 1998)
A. Applicable Lands.
1. This chapter applies to any land parcel, lot, or project site containing slopes of fifteen percent (15%) or greater, which are both longer than fifty feet (50') when measured in any horizontal direction and higher than seven and one-half feet (7.5') when measured vertically.
2. This chapter does not apply to a lot that is located within a subdivision for which a complete tentative plat was filed with the county between August 11, 1998, and July 7, 2000, and for which the final plat has been recorded within 18 months after July 7, 2000. All lots on the final recorded plat shall comply with the grading requirements of Chapter 18.61 in effect prior to July 7, 2000, except that grading on all lots in a nonmass graded subdivision are subject to the grading requirements of section 18.61.054G of this ordinance.
B. Prohibited Development.
1. A rezoning to TR, RVC, CB1, CB2, CPI, CI1, CI2 or CI3 zone is not permitted on a land parcel, lot, or project site having an average cross slope of fifteen percent (15%) or greater.
2. Nonresidential conditional uses (refer to Chapter 18.97) within a rural or residential zone are not permitted on land parcels, lots or project sites having average cross slopes of fifteen percent (15%) or greater.
3. A rezoning for residential uses with overall densities greater than 1.20 residences per acre is not permitted on land parcels with an average cross slope greater than fifteen percent (15%) prior to the exclusion of any natural area.
(Ord. 2003-17 § 1 (part), 2003; Ord. 2000-52 § 1 (part), 2000)
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