Loomis Municipal Code Art. V Plans and Specifications

Two or more complete sets of plans, as determined by the director of public works, including but not limited to profiles, cross sections, topographic maps and specifications shall be submitted to the director of public works for enforcement of any provision of this chapter. Prior to the issuance of a grading permit, the applicant must furnish finalized minor, rough or finished grading plans. When the finalized grading plans and other required documents (such as final conditions of approval, studies, reports, estimates, etc...) have been approved and the fees paid, a grading permit will be issued by the director of public works. The work shall be done in strict compliance with the approved plans and specifications which shall not be changed or altered except in accordance with the provisions of this article.

(Ord. 55 § 1.12, 1987; Ord. 210 § 11, 2004)

A. Minor Grading. A minor grading plan is to be submitted where the grading includes less than five thousand cubic yards total of cut and fill where the director of public works has determined that a grading project is of minor nature due to the absence of:

A minor grading plan is to consist of the following as determined by the public works director, provided that information submitted with any required plot plan, site plan, or development plan may also be used to fulfill those submittal requirements:

1. Vicinity map indicating the location of the site relative to the principal roads, lakes, watercourses and land marks in the area;

2. Property limits, easements and public right-of-way locations;

3. Generalized existing contours and drainage channels including those areas of the subject site and adjoining properties that will be affected by the disturbance either directly or through drainage alterations;

4. The location of all existing and proposed roads, buildings, wells, pipelines, watercourses, septic systems or areas reserved for on-site sewage disposal, and other structures, facilities, and features of the site, and the location of all improvements on adjacent land within fifty feet of the proposed work;

5. Location and nature of known or suspected soil, ground water seepage, or geologic hazard areas;

6. Contour lines of the existing terrain and proposed approximate finished grade at vertical intervals not greater than two feet, showing all topographic features and drainage patterns throughout the area where proposed grading is to occur. The contour lines shall be extended to a minimum of one hundred feet outside of any future road rights-of-way;

7. Approximate location of cut and fill lines and the limits of grading for all the proposed grading work, including borrow and stockpile areas;

8. Approximate location, width, direction of flow and approximate location of tops and toes of banks of any watercourses;

9. Approximate boundaries of any areas with a history of flooding;

10. Proposed provisions for storm drainage control and any existing or proposed flood control facilities or septic tank disposal fields or areas reserved for on-site sewage disposal in the vicinity of the grading;

11. A conceptual plan for erosion and sediment control including both temporary facilities and long-term site stabilization features such as planting or seeding for the area affected by the proposed grade. This requirement may be waived by the director of public works for sites having no slopes greater than five percent unless the large size of the site is in proximity to sensitive areas or other conditions that make an erosion or sediment discharge hazard possible;

12. North arrow and scale;

13. General location and character of vegetation covering the site;

14. Exact location of trunk and dripline of all existing trees six inches DBH ("diameter breast height," or diameter of trunk four feet six inches above natural ground, or nineteen inches in circumference at the same height) in diameter or larger within twenty-five feet of any proposed grading. Trees proposed for removal shall be indicated on the plan along with the reason for removal;

15. Approximate location, size, and description of all rock outcrops of ten square feet area or larger within the area of proposed grading;

16. The estimated starting and completion dates of grading; and

17. An estimate of the quantities of excavation and fill, including quantities to be moved both on and off site.

B. Rough Grading. A rough grading plan is to be submitted for any grading in excess of five thousand cubic yards or where the director of public works has determined that a grading project should be engineered, based on the presence of:

A Rough Grading plan is to be drawn to scale (preferably twenty or forty scale) on sheets twenty-four inches by thirty-six inches and is to be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that it will conform to the provisions of this chapter. Plans and specifications are to be prepared and signed by a civil engineer and are to include the following information as determined by the director of public works:

1. Vicinity map at a scale of one inch equals one hundred feet;

2. Property limits, easements and public right-of-way locations;

3. Details of terrain and area drainage and accurate contours of existing ground at intervals determined by the public works director;

4. Location of any buildings or structures that are within fifty feet of the area which may be affected by the proposed grading operations;

5. Limiting dimensions, elevations of finished contours to be achieved by the grading, and proposed drainage channels and related construction;

6. Specifications covering construction and material requirements;

7. Soil engineering report to include data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and criteria for corrective measures when necessary, and opinions and recommendations covering adequacy of sites to be developed by the proposed grading;

8. Engineering geology report to include a description of the site, conclusions and recommendations regarding the effect of geologic conditions and recommendations covering the adequacy of sites to be developed by the proposed grading;

9. A statement indicating methods to mitigate any conditions whereby the director of public works may require an engineering grading plan such as steep slopes, location in a geologic study area or flood hazard area, potential damage to structures on the subject site or adjacent property, potential impairment of natural vegetation, habitat, public view or other sensitive resources;

10. Drainage study and plan if not included in any of the above;

11. Erosion control plan and recommendation for mitigation measures;

12. An estimate of the quantities of excavation and fill, including quantities to be moved both on and off site;

13. Cost estimate of the grading work; and

14. Tentative schedule of the starting and completion dates of the grading.

(Ord. 55 § 1.22, 1987; Ord. 210 § 12, 2004)

Finished grading plans and specifications shall be prepared and signed by a civil engineer, except as otherwise provided herein, on sheets twenty-four inches by thirty-six inches. The plans shall include the following, in addition to all requirements under the rough grading plans:

A. A title block. Plans shall be entitled "Grading Plan" and state the purpose of the proposed grading and the name of the engineer or firm by whom this plan is prepared;

B. Accurate contour lines at intervals not greater than two feet, showing topographic features and drainage patterns and the configuration of the ground before and after grading, relative to a bench mark established on site, based on U.S.G.S. datum;

C. Location, extent and finished surface slopes of all proposed grading and final cut and fill lines and point elevations, improvement elevations and finished floor elevations for each lot;

D. Construction details for roads, watercourses, culverts, bridges and drainage devices, retaining walls, cribbing, dams, and other improvements existing or to be constructed, together with supporting calculations and maps as required;

E. Complete construction specifications, including progress schedule of work;

F. A detailed erosion and sediment control plan including specific locations, construction details and supporting calculations for temporary and permanent sediment control structures and facilities;

G. A landscaping plan, including temporary erosion control plantings, permanent slope plantings, replacement of temporary ground-cover, and irrigation facilities. On trees to remain provide detailed drawings for wells, retaining walls, or aeration system to be installed for each tree. Indicate fencing the drip lines to prevent equipment or vehicles operating or parking under the trees. Provide signing for contractors indicating that trees to remain are to be protected;

H. An estimate of the quantities of excavation and fill, adjusted for anticipated swell or shrinkage;

I. The location of any borrow site or location for disposal of surplus material;

J. A projected schedule of operations, including, as a minimum, the dates of:

1. Commencement of work,

2. Start and finish of rough grading,

3. Completion of drainage facilities,

4. Completion of work in any watercourse,

5. Completion of erosion and sediment control facilities, and

6. Completion of hydromulching and other landscaping. If rough grading is proposed between October 1 and May 1, a more detailed schedule of grading activities and use of erosion and sediment control facilities may be required;

K. Itemized cost estimate of the proposed grading and related work.

L. Certificate of Compliance. A certificate of compliance note with signature blocks for both the registered civil engineer and the geotechnical engineer shall be provided on the plans and stating the following:

(Ord. 55 § 1.23, 1987; Ord. 210 § 13, 2004)

A. Proposed modifications of an approved final plan shall be submitted to the director of public works for his written approval.

B. All necessary soils and geological information and design details shall accompany any proposed modification.

C. The modification shall be compatible with any subdivision map or land use requirements.

(Ord. 55 § 1.25, 1987)

Implementation of erosion and sediment control plans shall be based on the season of the year and the stage of construction at forecasted periods of rainfall and heavy storms. Erosion and sediment control plans shall allow for possible changes in construction scheduling, unanticipated field conditions and relatively minor changes in grading. Modifications to plans may be required after initial plan approval.

(Ord. 55 § 1.26, 1987)

Three sets of approved plans and specifications shall be retained by the director of public works and one or more sets of approved and dated plans and specifications shall be provided to the applicant or his engineer. One set of approved plans and permit shall be retained on the site at all times during the work.

(Ord. 55 § 1.27, 1987; Ord. 210 § 15, 2004)