Chapter 17.170 — H (HILLSIDE OVERLAY) ZONE

It is the purpose of the hillside overlay zone to provide for the reasonable use of hillside areas while achieving the following:

• A. Minimizing the danger imposed on the public health, safety and welfare by soil erosion, slippage, flooding and fire; and

• B. Minimizing the disturbance of the natural terrain and thereby conserving the aesthetic qualities afforded by these areas.

With the recognition that hillsides do not lend themselves to the same development standards as predominantly level lands, the regulations and restrictions contained in this chapter are intended to encourage the orderly and controlled development of the hillside areas in El Cajon. (Ord. 4950 § 3, 2010)

The uses permitted by the underlying zone are subject to the restrictions and regulations of the underlying zone in addition to the restrictions and regulations of this zone. (Ord. 4950 § 3, 2010)

Where applicable, lot lines shall be at the top of slopes so that all downhill slopes are made part of the lot at the lower elevation.

(Ord. 4950 § 3, 2010)

Grading regulations shall be as follows:

• A. Cut and fill slopes shall be constructed at a gradient ratio no steeper than two horizontal to one vertical (2:1).

• B. No cut or fill slope or combination thereof shall exceed the height of 30 feet measured vertically.

• C. Cut and fill slopes with a height greater than 15 feet shall be separated by a building pad, a street, or, if a natural slope separation is used, a minimum distance of 30 feet.

• D. The elevation of the natural terrain shall not be lowered or raised by more than 30 feet.

• E. The density of all fill material shall be compacted to no less than 90 percent of maximum density, unless the city engineer requires a more dense compaction.

• F. The tops and vertical corners of all constructed slopes shall be rounded to eliminate the sharp corners and shall have a minimum curvature radius of at least five feet.

• G. All slopes created as a result of grading shall have adequate provision for conducting water drainage from the site to a natural drainage course, drainage channel or public right-of-way.

• (Ord. 4950 § 3, 2010)

Refer to Section 17.195.160 for landscaping requirements on slopes created by grading.

(Ord. 4950 § 3, 2010)

• A. All streets shall conform to the provisions of the subdivision ordinance and the street improvement standards of the city. The city engineer is authorized, however, to modify current street improvement standards when in his determination such modification will provide streets that are functional and also adaptable to the natural terrain.

The reduction of standard right-of-way widths and the elimination of sidewalks on one side of the street may also be considered where the street is designed to serve a very limited number of dwelling units.

• B. Where it is proposed to reduce street widths by the elimination of curbside parking, equivalent parking shall be provided by other means such as parking bays, turn-outs or on-site parking spaces.

• (Ord. 4950 § 3, 2010)

• A. All tentative maps or plans for development, which require grading shall include the following additional information in order to review proposed grading:

  1. Relative contours of the existing ground (maximum five-foot interval);

  2. The location of all constructed slopes;

  3. Proposed finished grade elevations with all building pads and streets indicated.

• B. All proposals for development, including proposals for retaining walls in areas of known geological hazards, shall be accompanied by a detailed geotechnical report prepared by a certified engineering geologist or licensed geotechnical engineer and containing conclusions and recommendations regarding the effect of geologic conditions on the proposed development.

• C. A detailed grading plan certified by a licensed civil engineer shall be required prior to acceptance of a final map or development plan. The plan shall also be signed by a certified engineering geologist or licensed geotechnical engineer if the development is located in an area of known geological hazard. This plan shall be checked for compliance with the standards and requirements contained herein.

• D. Review of plans under the provisions of this chapter shall not impose any liability upon the city, its officers, agents or employees for damage to other persons or property.

• (Ord. 4950 § 3, 2010)

The provisions of this chapter shall not apply to the following:

• A. An excavation that does not exceed 50 cubic yards and is less than one foot in vertical depth;

• B. An embankment that does not exceed 50 cubic yards, is less than one foot in vertical height, and does not obstruct a drainage course;

• C. Excavations or embankments made by a governmental agency or its contractor for purposes of the construction of roadways, pipelines or utilities within designated rights-of-way.

• D. An excavation below finished grade for a basement, footings of a building, or retaining wall, when authorized by a valid building permit;

• E. Existing excavations or embankments made prior to August 10, 1973. (Ord. 4950 § 3, 2010)