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).
Active fault near site; landslides and landslide prone soils (from Geology Report).
Septic systems can be used, but must be kept away from landslide areas (from Soils Report and certified Local Coastal Program).
Site disturbance can lead to significant changes on surface flows, erosion and sedimentation (from Soils Report and Hydrologic Survey).
Much of the site has slopes over 30% (from topography).
Site is used as wildlife corridors, portions of the site have sensitive chaparral habitat (from Vegetation and Wildlife Survey).
Informal hiking and equestrian trails have been established on the site.
Main access to site is from existing two lane road bordering one edge of site.

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 and all building pads. Extensive stabilization required for development. Steep ridge topography concentrated in Lots 1 & 2. May need large buttress fills or retaining walls. Slope stabilization efforts and development of access and building pads will alter drainage.
Access, Circulation and Utilities	1 main access loop to provide emergency access if one part of road is obstructed. Roads can be used for surface drainage control. Extensive grading required for access and clearance. Long extensions for utilities, following roadway. Septic systems would require setback from slope stabilization and water lines.
Lot Layout, Buildable Area, Sensitive Resources	Extensive grading required for all building pads. Buildable lot area varies: Lots 1 & 2 approximately 5-10% level; Lots 3 & 4 approximately 25-30% level. No provision of adequate buffer space or open space for landslide or sensitive habitat areas. No preservation of ridgeline.

Alternative 2 - Modified Lot Layout.

SITE PLAN CRITERIA	COMMENTS
Grading and Drainage	Moderate grading required for access road and private driveways, and less grading for building pads. Natural drainage patterns largely preserved, except where slope stabilization is required. Steep topography concentrated in Lots 1 & 2. May need retaining walls to develop Lot 1.
Access, Circulation, and Utilities	1 long access road; toCity/County standards; Locked secondary road for emergency access. Roads can be used for surface drainage control. Additional grading and paving for longer driveways minimum 10' width. on Lots 3 & 4. 1 major point of connection with the main road. Long extensions of electrical, telephone, water and sewer lines to serve residences. Septic systems would require setback from slope stabilization and water lines.
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 /open space is provided for landslide and sensitive habitat areas. 90% of ridgeline is preserved from development.

Alternative 3 - Lot Layout with Lot Line Changes.

SITE PLAN CRITERIA	COMMENTS
Grading and Drainage	Development concentrated in small, buildable region of parcel, with steep slopes and ridgeline preserved in open space. Minimal grading required for access road and building pads for all lots. No need for large slope stabilization effort of buttress fill; several small retaining walls are used. Natural drainage patterns preserved.
Access, Circulation, and Utilities	1 main access road to City/County standards; 4 short, private driveways required. 1 point of connection with the main road; no backup access required due to short length of access. 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 Llot area approximately equal: All lots approximately 100% level. Large open space area provides setback from landslide and sensitive habitat areas. Ridgeline is preserved from development.