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HomeMy WebLinkAbout12-03-2013 ac johnson ph1RECEI'VF 11111111111Z NIIF�.. ACEn0A cop-REsponoencE DEC 03 2013 December 3, 2013 TO: City Council FROM: Katie Lichtig, City Manager Prepared by: Derek Johnson, Community Development Director AGENDA CORRESPONDENCE Date I ��3 3 Item# '�4 1 , SUBJECT: 2013 Building Code Adoption — Amendments to CA Building Code, Appendix J — Grading Requirements Following the development of the 2013 Code Adoption Ordinance staff was contacted by members of the development community regarding the City's amendments to the California Building Code (CBC) Appendix J, specifically Section J101.6 and Table J101.6. These are existing amendments that are proposed for readoption with the 2013 codes and have been in the City's Municipal Code for some time. Section J101.6 and Table J101.6 can be found on pages 20-23 of the ordinance and read as follow: J101.6 Special grading standards. The topography of a site proposed for development shall remain substantially in its natural state. Mass recontouring shall not be allowed. In all cases, the average cross slope of a site shall be determined prior to any grading operations or approval of any grading plan. Where a site does not slope uniformly, the building official or city engineer shall determine average cross slope by proportional weighting of the cross slopes of uniformly sloping subareas. The percentage of the site, exclusive of building area, to remain in its natural state (no grading of any kind allowed) shall be in accordance with Table J101.6. All graded planes shall be rounded on all edges to blend with natural slopes. The rounded edges shall have a radius equal to one-half the height of the cut or fill slope. TABLE J101.6 GRADING TO REMAIN IN NATURAL STATE Percent Average Cross Slope Percent of Site to Remain in Natural State 0-5 0 25 6-10 11-15 40 16-20 60 21-25 80 26-30 90 Above 30 100 Staff believes that the intent of these amendments to the grading chapter were to carry out hillside management policies contained elsewhere • in the City's General Plan and Zoning Regulations, which preclude the wholesale alteration or elimination of natural topographical features. Conversely, staff Agenda Correspondence — Item PH1 (Building and Fire Code Amendments Page 2 does not believe that the intent is to preclude any grading activity reasonably necessary to allow a site to be developed within the parameters of the General Plan and Zoning Regulations provided that the dominant topographical features are retained. In practice, staff has been flexible in its interpretation of this section, since a literal interpretation might make it infeasible to develop many sites that are otherwise in compliance with the Zoning Regulations. Therefore, staff would like to recommend revisions to Section J101.6 to read as follows: J101.6 Special grading standards. The topography of a site proposed for development shall remain substantially in its natural state. Mass recontouring shall not be allowed. In all cases, the average cross slope of a site shall be determined prior to any grading operations or approval of any grading plan. Where a site does not slope uniformly, the building official or city engineer shall determine average cross slope by proportional weighting of the cross slopes of uniformly sloping subareas. The percentage of the site, exclusive of building area, to remain in its natural state, shall be in accordance with Table J101.6. All graded planes shall be rounded on all edges to blend with natural slopes. The rounded edges shall have a radius equal to one-half the height of the cut or fill slope. Exception: Grading specifically approved and/or conditioned in conjunction with a tentative subdivision map, development proposal, or similar entitlement consistent with General Plan policies and other hillside standards is not subject to the specific grading limitations noted in this section. The goal is to allow the development of sites such that the topography is substantially retained in its natural state. Staff believes that the current language may be interpreted as being too restrictive. Staff expects some disturbance of natural areas is tolerable as long as the areas are not recontoured to eliminate the natural topography and disrupt the geologic and topographic rhythm of the area, and are restored/replanted to their original condition upon completion of grading activities. All grading activites would need to comply with adopted General Plan policies and other City standards I . General Plan Policies • General Plan Policies on Hillside Development (LUE 6.2, Hillside Policies) — Protect and preserve scenic hillside areas and natural features such as the volcanic Morros and steep slope areas that function as landscape backdrops for the Community. • General Plan Policies on Development Limits (LUE 6.2.2, Development Limits) -Avoid encroachment into sensitive habitats or unique resources -Hillsides should have carefully chosen development limit lines -Development limit lines should help protect the City's scenic setting. • General Plan Policy 6.2.3 Development Standards, development shall be entirely within urban reserve line or development limit line, Community Design Guidelines 1 • Community Design Guidelines (CDG 7.2) Hillside Development • Design Guidelines (7.2) — Grading: calls for minimizing hillside grading, avoid single elevation graded pads, use stepped foundations, and careful site preparation with smaller -scale graded areas. • Design Guidelines (7.2) — Locate structures to keep a low profile and conform to natural slopes, and maintain as low a profile as possible. Agenda Correspondence — Item PH1 (Building and Fire Code Amendments Page 3 The exception language being added acknowledges that a tentative subdivision map or similar development is subject to rigorous review and the grading is evaluated in totality to other objectives of the project consistent with the overall goals and policies of the General Plan. Please contact Joseph Lease, Chief Building Official at 781-7159 if there are any questions. 16.18.020 General design requirements. The design of lots shall be based on intended use, topography, natural resources and access requirements. Lots which are impractical for intended uses due to terrain, location of natural features, inadequate access, frontage, or developable area, or other physical limitations will not be approved. ■ A. Grading. Natural contours shall be preserved in new subdivisions to the greatest extent possible. Pad development prior to design approval of structures shall be prohibited unless directly associated with public improvements and required drainage. Retaining walls greater than three feet in height, 2:1 slopes or other significant landform alterations are strongly discouraged.