LAND FORM ALTERATION POLICY GUIDANCE

VI. SUBDIVISION EXAMPLES

Key Features to Consider in Lot Layout Plans

Parcel is zoned for 4 single family residential lots (from certified Local Coastal Program).
Buildable areas on ridge; no identified faults or landslides (from Geologic Report).
Septic systems can be used (from Soils Report and certified Local Coastal Program).
Extensive riparian habitat surrounds the lagoon, setback zone delineated (from Vegetation Survey).
Runoff into riparian areas and lagoon is a concern (from Hydrologic Study).
Closest access is from roadway which requires stream crossing.

Alternative 1 - Conventional Lot Layout.

SITE PLAN CRITERIA	COMMENTS
Site Plan Grading and Drainage	No consideration of natural topography or landform. Extensive grading required for access roads & building pads on Lots 1 & 2. Steep ridge topography concentrated in Lots 1 & 2. May need retaining walls to develop. Development of Lots 1 & 2 may alter drainage into lagoon.
Access, Circulation and Utilities	4 separate access roads to City/County standards. 4 separate bridge structures required to span the stream. Long extensions of electric, telephone, water and sewer lines to serve residences. Septic systems would require setback from lagoon and water lines.
Lot Layout, Buildable Area, Sensitive Resources	Extensive grading required for building pads on Lots 1 and 2. Buildable Lot Area varies: Lots 1 & 2 approximately 20-30% level; Lots 3 & 4 approximately 70-80% level. No provision of adequate buffer space or open space around stream area. No preservation of ridgeline.

Alternative 2 - Modified Lot Layout.

SITE PLAN CRITERIA	COMMENTS
Grading and Drainage	Some development of natural topography and grading of slopes, but ridgeline and stream area largely preserved through rerouting access road. Moderate grading required for access road and private driveways, and less grading for building pads. Natural drainage patterns largely preserved. Steep topography concentrated in Lots 1 & 2. May need retaining walls to develop Lot 1.
Access, Circulation, and Utilities	1 main access road and bridge required to serve 4 residences, needs to meet City/County standards. Additional grading and paving for longer driveways. 1 separate point of connection with the main road; may require legal easements. Long extensions of electrical, telephone, water and sewer lines to serve residences. Septic systems would require setback from lagoon.
Lot Layout, Buildable Area, Sensitive Resources	Some grading required for building pad on Lot 1. Buildable Lot Area varies: Lots 1 & 2 approximately 20-30% level; Lots 3 & 4 approximately 70-80% level. Adequate buffer space/open space is provided around the stream area. Ridgeline is 90% preserved from development.

Alternative 3 - Lot Layout with Lot Line Changes.

SITE PLAN CRITERIA	COMMENTS
Grading and Drainage	Development directed toward level areas, with lagoon and ridgeline preserved in open space. Minimal grading required for access roads & building pads for all Lots. No need for retaining walls. Natural drainage patterns preserved.
Access, Circulation, and Utilities	1 main access road and bridge required to serve 4 residences, needs to meet City/County standards. 4 short, private drivewaysoff of main access. 1 point of connection with the main road. 1 main trench to extend electrical, telephone, water and sewer lines to all residences. No limitations for septic systems.
Lot Layout, Buildable Area, Sensitive Resources	Smaller lot sizes, each under 1 acre. Minimal grading required for all building pads. Buildable Lot Area approximately equal: All lots approximately 100% level. Adequate buffer space/open space is provided around the stream area. Ridgeline is preserved from development.