Agenda - Planning Commission - 12/03/2015

Home

2. Grading is permissible in any situation where a public agency needs to move soil, rock, or other natural materials as part of construction or maintenance of streets and utilities. 3. Grading is also allowed without an IUP on individual residential lots as long as it is by less than three (3) feet in depth, fills less than two (2) feet at any point, and does not interfere with surface drainage in the area. 4. Excavations that require the removal of less than 400 cubic yards of earth material are exempted from the IUP requirement. The phrasing of the final exception has caused some ambiguity in terms of enforcement and fee collection. While a project may impact less than 400 cubic yards of material, it may still negatively impact drainage patterns. The City has long employed an administrative permitting process because these excavations still involve a significant amount of earth moving and can have impacts on drainage and erosion control. There are fees that accompany this permit due to the staff time that is used in reviewing the erosion control plan and determining whether the change in contours would negatively impact neighboring parcels. Language supporting the use of administrative permitting occurs in other sections of City Code, but the permit is never expressly established in City Code. The intent of this ordinance is to more clearly articulate the requirement for a Grading Permit. The Engineering Department believes it is appropriate and acceptable to allow small-scale grading projects (less than forth [40] cubic yards) to proceed without a permit, but that any grading project disturbing forty (40) or more cubic yards of earth material should be subject to review by City Staff. Projects larger than 40 cubic yards can have a tangible effect on erosion and runoff patterns and may result in damage to neighboring parcels if not carefully planned. The goal is to make the application process simplistic for the Applicant by requiring base data for square footage of impacted area and changes to contours. Staff can then use this information to better aide the Applicant and calculate cubic yards of disturbance. The draft Ordinance establishes Section 117-58 (Administrative Grading Permits) and outlines the conditions that trigger the permit requirement. It also establishes exemptions to the permit requirement and outlines the basic submittal requirements to accompany the Administrative Grading Permit Application. Alternatives Alternative #1: Recommend City Council adopt Ordinance #16-1 establishing an Administrative Grading Permit for activities disturbing forty (40) or more cubic yards of earth material. The intent of this Ordinance is to eliminate any ambiguity regarding whether a permit and review by the City is required for certain grading activities. The Ordinance formally establishes the Administrative Grading Permit and provides the City an opportunity to review proposed projects prior to commencement to ensure that there are not unintended, negative impacts on drainage patterns and that proper erosion control measures are in place. The City Council has already adopted the fee as part of Rates and Charges. Staff supports this alternative. Alternative #2: Recommend City Council adopt Ordinance #16-1 establishing an Administrative Grading Permit for activities, but with a different threshold. After review of several other metro communities, the threshold of forty (40) cubic yards appears to be a common threshold without being overly restrictive. Alternative thresholds could be considered if the Planning Commission desired. Alternative #3: Do not recommend approval of Ordinance #16-1. There is some ambiguity in City Code presently about whether any permit or review is necessary for activities that disturb less than 400 cubic yards of material. Staff believes that grading activities disturbing forty (40) or more cubic yards of material should be reviewed for the welfare of adjacent properties to verify that the proposed alterations would not result in detrimental drainage patterns and that appropriate erosion control measures are in place prior to the project beginning. Staff does not support this alternative. Funding Source: This case is being handled as part of Staffs normal duties. Recommendation: