California Coastal Commission

LAND FORM ALTERATION POLICY GUIDANCE

March 1994

This report was prepared by the staff of the California Coastal Commission as part of a Project of Special Merit for the Office of Coastal Resource Management, National Oceanic and Atmospheric Administration. It has not been approved by the Commission.


Additional Documents prepared by the Commision staff under this Project of Special Merit include:


TABLE OF CONTENTS

I. INTRODUCTION

II. CCC AUTHORITY WITH REGARD TO LAND FORM ALTERATION

1. Permitting Process for Projects Involving Land Form Alteration
A. Coastal Act and CEQA Review
B. Grading Projects Not Requiring a Local Government CDP
2. Filing Requirements for a CDP

III. LCP REVIEW RELATING TO LAND FORM ALTERATION

1. Introduction
A. The LCP must insure thorough review of all projects for land form alteration concerns
2. Contents of LCP-LUP Policies and IP Ordinances
A. LCP policies address land form alteration in many different ways
B. LCP policies should state what is meant by "minimizing land form alteration"
C. Criteria should be established for both grading and site disturbance
3. Concentration of Development
A. Development densities must match the capacity of the land form
B. Lot development limitations based on slope
C. The LCP should remove barriers to concentrated development
4. Grading and Erosion Impacts
A. Acceptable land form alteration may vary for different land types or locations
B. Erosion and sedimentation plans should be required for steep slopes
C. No grading should be allowed during the rainy season
D. Buffers and setbacks can protect from the erosion impacts of land form alteration
5. Alternatives to Development
A. Transfer of Development Credit Programs can help reduce land form alteration
B. LCPs should set up a program to retire the development potential of targeted lots
6. LCP Implementation and Enforcement
A. Implementation of all land form alteration policies must be assured
B. Possible pitfalls to thorough implementation of LCP land form policies
C. Land form alteration policies must be enforced

IV. SUBDIVISION REVIEW

1. Introduction
A. Planning decisions can set in motion eventual massive land form impacts
2. Subdivision Concerns
A. Some areas should never be subdivided
B. Characteristics of a good parcel for subdivision approval
3. Site Assessment of Resources and Impacts
A. No subdivision should be approved without complete information on impacts
B. All resources on the parcel must be thoroughly identified and mapped
C. Drainage characteristics of the parcel must be studied
D. Site topography and geologic hazards must be studied thoroughly
E. Developable areas should be identified from resource and hazards maps
4. Site Access
A. Site access must be provided in detail
B. Access must be reviewed relative to site drainage
C. Only areas with safe access should be considered for development in subdivision plans
5. Geologic Hazards
A. In most cases, a geotechnical or soils engineer should do early site review
B. Site stabilization will change existing land forms; site geology must be studied
C. Plans for a subdivision with slope stabilization
D. Planning alternatives for slope stabilization
E. Subdivision plans for areas on or adjacent to active faults
F. Intent of the Alquist-Priolo Act
G. Subdivision of Eroding Parcels
6. Necessary Submittal Contents
A. All technical reports must be clear and precise
B. A subdivision plan, complete with all relevant requirements, must be provided
C. Subdivision plans should specify appropriate foundation styles for building pads
7. Summary/Public Handout
A. TABLE 1 Types of Information for Subdivision Planning Decisions
B. Summary of Subdivision and Site Planning Goals

V. LOT DEVELOPMENT REVIEW

1. Introduction
A. Thoroughness with a subdivision plan can help lot development review
2. Lot Development Criteria
A. Lot development should address all the concerns discussed for subdivisions
B. Lot development options must establish the least damaging alternative
C. Site layout options can make a difference in resource impacts
3. Resource Impacts
A. Yard setbacks should not cause resource impacts
B. Resource impacts may have to occur to establish a buildable area
C. All options must be provided to the reviewing planners
4. Site Access
A. Goals of an access plan
B. Access should fit into the existing land form
C. Access should complement efforts to protect or control drainage
D. Access for fire equipment or other safety vehicles
E. Many road standards can be negotiated
5. Site Stability
A. Goals for site stability
B. Maintenance of stabilization must be considered
C. Keep drainage away from landslide prone areas and engineered slopes
D. Engineers can often design slope stabilization to fit planning criteria
6. Building Pad Constraints
A. Goals for a building foundation
B. Building foundations must consider the hazards and resources of a site
C. The size of the buildable area should equal or exceed the size of the building pad
D. Developable lots cannot always accommodate extensive development

VI. SUBDIVISION EXAMPLES

1. Introduction
2. Parcel Bisected by a Lagoon
A. Key features to consider in lot layout plans
B. Alternative 1 -- Conventional Lot Layout
C. Alternative 2 -- Modified Lot Layout
D. Alternative 3 -- Lot Layout with Lot Line Adjustments
3. Parcel on Sand Dunes
A. Key features to consider in lot layout plans
B. Alternative 1 -- Conventional Lot Layout
C. Alternative 2 -- Modified Lot Layout
D. Alternative 3 -- Lot Layout with Lot Line Adjustments
4. Parcel on Ridge Top with Steep Slope
A. Key features to consider in lot layout plans
B. Alternative 1 -- Conventional Lot Layout
C. Alternative 2 -- Modified Lot Layout
D. Alternative 3 -- Lot Layout with Lot Line Adjustment

VII. ACCESS AND STABILITY EXAMPLES

1. Access for Emergency Vehicles
A. Two-lane Access Road
B. Split Level Access Road
C. Single Lane with Pullouts
2. Access Across Streams
A. Bridge
B. Culvert under Road
C. Arizona Crossing/Ford
3. Landslides or Slope Stability
A. Conventional Buttress Fill Slope
B. Contour Graded Slope
C. Steep Geogrid Slope
D. High Retaining Wall
E. Several Low Retaining Walls
F. Gravity Wall/Crib Wall

VIII. SITE DEVELOPMENT EXAMPLES

1. Introduction
2. Building Foundations
A. Slab-on Grade Foundation
B. Pier or Caisson Foundation
C. Terraced or Multi-Level Foundation

IX. REFERENCES

1. References or Review Material for Subdivision Plans
2. References or Review Material for Access Planning Decisions
3. References or Review Material for Site Stability Decisions
4. References or Review Material on Foundation Planning


General Guide to the Reader This document goes through most of the key land development steps, from the development of a Local Coastal Program to individual site designs. It shows how different subdivision choices can affect land form alteration, and shows different access designs, stream crossings, slope stabilization efforts, lot layouts and foundation designs which may provide opportunities to reduce the impacts from site development. In addition, it briefly discusses site access, site stability and development. Due to the breadth of issues that are covered, readers should refer to the Table of Contents to find the sections which address their concerns.

Concerns of Commission staff planners and local government planners are addressed throughout the document; project applicants and developers may be most interested in the following:

Section II, Coastal Commission Authority With Regard to Land Form Alteration;

Section IV (7), Types of Information for Subdivision Planning Decisions and Summary of Subdivision Goals;

Sections VI through VIII which provide general examples for subdivisions, access and stability, and site development; and,

Section IX, which lists references and additional review material.

Finally, if there are questions about land form impacts from a specific project and ways to minimize these impacts, the applicant should contact the appropriate planning staff as early in the planning process as is possible.


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