1. PROJECT INITIATION
To initiate a project on any parcel within the HM Overlay Zone, the property owner(s) or assignee(s) shall submit a Conditional Use Permit Application to the Department in accordance with the provisions of Chapter 19.36.
The Commission shall have the responsibility for review and approval of said applications, except that the Director shall review and act upon all Development Permits for single family residences on existing lots.
2. CONTENTS OF THE APPLICATION
An application for a Conditional Use Permit within the HM Overlay Zone shall include the following:
A. A topographic map of the project site and land and structures within 100 feet of the project boundaries. The map shall be drawn to a scale of not less than one inch equals 100 feet with a maximum contour interval of 10 feet. The maximum contour interval shall be five feet where terrain has a slope of less than 25%.
B. A tree map, drawn to the scale prescribed above, locating existing trees on the project site with a trunk diameter of six inches or greater or having a vertical height from ground level to tree-top level of 25 feet or greater. This map shall define the species of such trees and identify their approximate trunk diameter, base elevation, height, and condition. No such trees shall be removed without prior written approval of the Commission.
C. A site or plot plan of the proposed project, including representations of property lines and recorded and proposed easements and public rights-of-way. Existing structures within 100 feet of the site shall also be shown on the site or plot plan.
D. A preliminary grading plan for the project, drawn to the same scale as required above.
E. Colored maps of existing and final slope, based on the following slope categories: 0-15%; 15+-25%, 25+-30%; 30+% shall be shown using contrasting colors.
F. Sections or elevations of the proposed project. Plans shall indicate those residences which may be affected in terms of view obstruction.
G. A soils engineering report including data regarding the nature, distribution and strengths of existing soils, conclusions, and recommendations for grading procedures, design criteria for and identified corrective measures, and opinions and recommendations regarding existing conditions and proposed grading. This investigation and report shall be performed by a professional soils engineer experienced in the practice of soil mechanics and registered with the State of California.
H. Any subdivision in Alquist-Priolo shall provide a geology report including the surface and subsurface geology of the site, degree of seismic hazard, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, opinions and recommended design criteria to mitigate any identified geologic hazards. This investigation and report shall be performed by a professional geologist experienced in the practice of engineering geology and registered with the State of California.
I. A hydrology report which shall include areas of possible inundation, downstream effects, natural drainage courses, conclusions, and recommendations regarding the effect of hydrologic conditions on the proposed development, opinions and recommendations regarding the adequacy of facilities proposed for the site, and design criteria to mitigate identified hydrologic hazards. This report shall account for runoff and debris from tributary areas and shall provide consideration for each lot or dwelling unit site in a development. Runoff and debris volumes shall be computed using San Bernardino County Flood Control District criteria. This investigation and report shall be prepared by a registered civil engineer experienced in hydrology and hydrologic investigation.
J. A preliminary landscaping plan showing disposition of existing trees, and the type and extent of proposed vegetation.
K. The applicant may be requested to submit a scaled profile model or an isometric drawing depicting any or all of the site proposed for development. The developer may be required to submit photographs of the site showing the proposed development and its effect.
L. Covenants, conditions, and restrictions (CC&Rs), including but not limited to development plans, common area and slope maintenance, private area landscaping and maintenance shall be submitted and approved prior to the recordation of a final tract map.
M. Other information or application materials as may be deemed necessary or desirable by the Director.
3. MODIFICATION OF SUBMITTAL REQUIREMENTS
The requirement to submit any or all of the materials enumerated above may be varied by the Director under the following conditions:
A. Recently completed and satisfactory reports covering the same subject matter of the same site already in existence; or
B. Some or all of the above reports are included as part of an approved Environmental Impact Report or Negative Declaration; or
C. The reports described in 1. and 2. above were previously prepared for a site in close proximity to the project and such other site possesses similar characteristics to the subject project lot or parcel.
4. EVALUATION OF CONDITIONAL USE PERMIT APPLICATION
The Commission shall evaluate the Conditional Use Permit Application based on the following criteria:
A. In general, the project shall be designed to fit the existing topography; the site shall not be graded to accommodate the project.
B. The proposed density does not exceed the maximum allowed density.
C. Final contours and slopes shall generally reflect existing landforms; in particular, building pads and terraces interspersed with slopes shall not be created and ridgelines, knolls, and significant tree masses shall be maintained.
D. The proposed development seeks to avoid significant intrusion(s) into the view from adjoining up-slope residences.
E. Views from public open space areas, rights-of-way, and other public places and of major public open space areas are not significantly affected.
F. Wide pads or level areas are not created to accommodate roads. Roads should be fit into the existing topography; one-way roads may be preferred over two- way roads to reduce grading, and on-street parking should be parallel to the road, not perpendicular.
G. Buildings, parking, carports, and landscaping shall be arranged so that view corridors from downslope lots are created.