§ 9-32.180. Procedures

The intent of this Section is to set forth the general procedures for applying the provisions of the performance standards set forth in this Article.

A.

Permits required. Land subject to the provisions of the performance standards shall comply with the permit requirements of the underlying base and overlay zones. Additionally, a development of four or fewer dwelling units or lots located in a residential land use zone shall obtain a planned development or cluster development permit if deviations pursuant to Section 9-32.030 of this Chapter are requested.

B.

Hearings, permits, appeals, revocations and expirations. Any application for a permit or other entitlement subject to the performance standards shall also be subject to the relevant provisions of Article 5 of this Development Code as they relate to hearings, permits, appeals, revocations, expirations, and other applicable procedural matters.

C.

Required technical reports. In any area proposed for development which falls under the jurisdiction of the performance standards, certain technical reports shall be required. Such reports will be used to determine the suitability of the subject site for development and suggest the special construction and design measures necessary to mitigate identified problems which may endanger the public health, safety, or welfare. Such reports shall be submitted at the time of an application.

1.

Soils engineering reports.

a.

A soils engineering report shall be submitted with each application for development under the requirements of the performance standards. The soils engineering report shall contain, but not be limited to, data regarding the nature, distribution, and strengths of existing soils, the potential for liquefaction, the degree of seismic hazard given the design earthquake contained in the Safety Element of the General Plan, conclusions and recommendations for grading procedures consistent with Section 9-32.110 (Grading standards) of this Chapter, design criteria for any identified corrective measures, and opinions and recommendations covering the adequacy of sites to be developed.

b.

Such investigations and reports shall be performed by a professional soils engineer registered with the State who is experienced in the practice of soil mechanics. Such reports shall be reviewed by the City Engineer in consultation with the Director, or their designees.

c.

Recommendations included in the report and reviewed by the City Engineer in consultation with the Director, or their designees, shall be incorporated into the application and all associated plans or maps.

2.

Geologic reports.

a.

A geology report shall be submitted with each application for development under the requirements of the performance standards. Such a report shall include, but not be limited to, the surface and subsurface geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, opinions and recommendations covering the adequacy of sites to be developed, and design criteria to mitigate any identified geologic hazard consistent with the performance standards.

b.

The investigation and report shall be completed by a professional geologist registered with the State who is experienced in the practice of engineering geology. Such reports shall be reviewed by the City Engineer in consultation with the Director, or their designees.

c.

Recommendations included in the report and reviewed by the City Engineer in consultation with the Director, or their designees, shall be incorporated into the subject application and all associated plans and maps.

3.

Hydrologic reports.

a.

A hydrology report shall be submitted with each application for development under the requirements of the performance standards. Such a report shall include, but not be limited to, the hydrologic conditions on the site, the location of any above or below ground springs, the location of all wells, possible on-site flood inundation, downstream flood hazards, the identification of natural drainage courses, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, opinions and recommendations covering the adequacy of the sites to be developed, and design criteria to mitigate any identified hydrologic hazard consistent with these regulations.

b.

The investigation and report shall be completed by a registered civil engineer experienced in the science of hydrology and hydrologic investigation. Such reports shall be reviewed by the City Engineer in consultation with the Director or their designees.

c.

Recommendations included in the report and reviewed by the City Engineer in consultation with the Director, or their designees, shall be incorporated into the subject application and all associated plans and maps.

4.

Preliminary grading plans. A preliminary grading plan shall be incorporated in the application pursuant to Section 9-32.110 of this Chapter.

5.

Preliminary landscaping plans. A preliminary landscaping plan shall be incorporated in the application pursuant to Section 9-32.160 of this Chapter.

6.

Exceptions. Any or all of the reports required by this Section may be waived by the Director in consultation with the City Engineer, or their designees, under any of the following conditions:

a.

The existence of satisfactory reports covering the same subject matter on the same site, which reports have been completed not more than one year from the date of the latest application;

b.

If any or all of such reports are included as part of an environmental impact report or negative declaration, if either is required, or have been satisfactorily completed for the proposal on the site;

c.

The proposed development comprises four or fewer residential structures or lots; or

d.

The proposed development is comprised of one or more residential structures on a single parcel, wherein the minimum average amount of land per structure equals five acres or more, no structure is located on a 20 percent or greater slope, and grading of the land is less than 1,000 cubic yards.

Exhibit A

Development Map of the Valley Floor

Exhibit B

Development Map of the Valley Floor

(§ 5, Ord. 1085, eff. January 6, 2006)