10.10A.070 Procedure

Proposals for building or development on sensitive lands shall follow the procedure set forth in this section, which shall consist of four distinct parts: (1) scoping study; (2) conceptual proposal/ disturbance permit request; (3) preliminary proposal; and (4) final approval. Applications for review by the city shall be filed and processed in the following order: A. Scoping meeting. The developer or consultant shall schedule a scoping meeting with the DRC to evaluate the investigative approach of the engineering geologist/geotechnical engineer. At this meeting, the consultant shall present a work plan that includes locations of anticipated geologic hazards and locations of proposed exploratory excavations, such as trenches, borings, and CPT soundings, which meet the minimum standards of practice. The investigation approach should allow for flexibility due to unexpected site conditions. Field findings may require modifications to the work plan. Upon successful completion of the scoping meeting, an application for a disturbance permit may be submitted to the city. B. Conceptual proposal/disturbance permit applications. 1. Proposals for surveying, testing or other design-related activities requiring physical entry into areas located within a sensitive lands district shall be submitted to the DRC for review and modification, approval or denial. Prior to review by the DRC, the areas of proposed disturbance shall be staked at the applicant’s expense. Following staking, the city engineer or city geologist shall have at least two business days to observe the staking. 2. Thereafter, the DRC, upon receiving a favorable recommendation from the city engineer and geologist, may authorize issuance of a grading permit to allow access to, and permit testing of, the approved areas. 3. The permit shall be limited to the staked area of proposed disturbance and may include conditions deemed appropriate by the DRC to protect sensitive areas. As dictated by the DRC, such conditions may include requirements for the following: (a) Photo documentation to identify pre-existing types and general locations of vegetation which may need to be protected or replaced. (b) The submission of a SWPPP for the implementation of adequate erosion control measures to protect affected areas. Supplemental erosion control measures may also be required between initial disturbances and either construction of permanent improvements or restoration and re-vegetation of the disturbed area. (c) Limitations on cuts and fills to ensure that they are made only where necessary to obtain access for required testing. (d) Requirements for restoration and re-vegetation of disturbed areas where permanent improvements are not constructed within one year following the disturbance. (e) A land disturbance bond (cash bond, cash escrow or bank letter of credit, all in such form as city may require) to cover the expense of re-vegetating disturbed areas and returning graded areas to their natural state. (f) Any other reasonable requirement to mitigate the effect of potential interruption caused by the disturbance of the area for conceptual or preliminary activities. 4. The conceptual plan shall include the following information; provided, however, that the DRC may reasonably modify the following requirements: (a) A conceptual development map, drawn at a minimum scale of 1”=100’, which shows: (i) One or two foot contours; (ii) Natural slopes of 30% or greater color shaded; (iii)Proposed development layout of lots, roads, schools, churches, parks, open space, fire stations, commercial, cut or fill slopes or areas of disturbance, and any other proposed land use; (iv)Labeling of any roads with grades in excess of eight percent; and (v) Native vegetation, by type and location. (b) A report which indicates: (i) Total development area; (ii) Total area with over 30% slope (iii)Number of lots or units proposed; (iv)Proposed density calculation; (v) Evidence of compliance with city stormwater requirements; (vi)Percentage of each use, such as residential, commercial, recreational, transportation, etc.; and (vii) Statement of compliance with the design requirements of this chapter. (c) A re-vegetation plan addressing restoration plans for areas disturbed by preliminary activities. C. Preliminary assessment and mitigation. Following conceptual approval, preliminary approval of a hazard assessment plan shall be sought from the planning commission or the city’s planning department, as applicable. The information and reports required in this subsection are outlined in the appendices to this chapter; shall be submitted as part of an application for preliminary approval; and may be in addition to information required for preliminary approval for a subdivision, PUD or permit for a conditional or permitted use. D. Final approval of assessment and mitigation measures. Final approval of hazard assessment and mitigation measures shall be issued by the planning department if the applicant demonstrates satisfactory compliance with all of the requirements of this chapter and compliance with all city requirements for final plat approval, PUD approval and/or conditional use approval, as applicable. In addition, all bonding requirements of this code shall be satisfied prior to the issuance of the final approval by the planning department.