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HomeMy WebLinkAboutCC RES 90-076RESOLUTION NO. 90-76 13 14. 15~ 16' 17; 21 22~: 23: I' il A RESOLUTION OF THE CITY COUNCIL OF TIIE CITY OF TUSTIN APPROVING THE CITY OF TUSTIN GRADING MANUAL. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: Section 8904 of the City of Tustin Grading and Excavation Code (Ordinance 1018, adopted April 3, 1989) requires the Community Development Department to formulate such rules, procedures definitions and interpretations as necessary to administer the Code to be referred to as the Grading Manual. The Community Development Department has prepared a Grading Manual which was received and accepted by the Planning Commission at their meeting on June 18, 1990. Section 8904 of the Grading and Excavation also requires the Grading Manual and any revisions to be approved by resolution of the city Council. II. The City Council hereby approves the City cf Tustin Grading Manual attached hereto as Exhibit A. ~'; Ii ,' ,! ' , ~, :~ ~ /,i ,"..l.- ,. Richard Edgar " Mayor Mary E;~Wynn ,: City Clerk City of Tustin RESOLUTION CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) RESOLUTION NO. 90-76 MARY E. WYNN, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 90-76 was duly and regularly introduced, passed and adopted at a regular meeting of the City Council held on the 2nd day of July, 1990 by the follo%'ing vote: COUNCILMEMBER AYES: Edgar, Puckett, Pontious, Potts, Prescott COUNCILMEMBER NOES: None COUNCILMEMBER ABSTAINED: None COUNCILMEMBER ABSENT: None Mary E. WySe, City.Clerk L'X'.i i .13 1 T "..\" GRADING MANUAL Prepared by City of Tustin Community Development Department 300 Centennial Way Tustin, California 92680 (714) 544-8890 June 1990 1.0 CITY OF TUSTIN GRADING MANUAL TABLE OF CONTENTS General Provisions 1.1 Authority 1.2 Scope and Purpose 1.3 Revision Page ~f',,mber 1 1 1 1 2.0 Definitions 3.0 Grading Permit Requirements 3.1 3.2 3.3 3.4 3.5 3.6 3.7 Grading Permit Application Plans Soil and Engtneering Geology Report Content Access to Public Streets Utilities Public Improvements Rough Grading Permits 6 7 16 17 17 18 18 4.0 Fees and Bonds 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 Fees Required Bonds-warranties Types of Bonds Bond Amounts Term of Bond Bond Conditions Default in Performance Right of Entry 19 19 19 21 21 21 21 21 22 5.0 Earthwork 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 Excavations Fill Slope Location Footings on or Adjacent to Slopes Drainage Haul Roads and Access Roadways Constructicn Excavations Retaining Wall Backfills Planting of Slopes 22 22 24 26 27 29 3O 33 31 32 CITY OF TUSTIN GRADING ¥~NUAL TABLE OF CONTENTS 6.0 Supervision and Site Inspection 6.1 6.2 6.3 6.4 6.5 6.6 Supervision Grading Site Inspection by the Building Division Special Inspections Alternative Materials and Methods of Construction Safety Precautions Responsibility of Permittee 7.0 Storm Damage Precautions 7.1 7.2 7.3 General Incomplete Work Effect of Noncompliance 8.0 Completion of Work 9.0 Special Restrictions on Use of Building Sites 9.1 9.2 9.3 Flood Hazards Geologic Hazards Other Restrictions 10.0 Hillside Guidelines 10.1 Land Modifications 10.2 siting Guidelines 10.3 Drainage Guidelines 10.4 Vegetation and Planting Guidelines 10.5 Circulation Guidelines 10.6 Architectural Guidelines 11.0 Slope Warranty Program 11.1 Statement of Objectives 11.2 Program Description 33 33 34 38 38 39 40 40 40 41 41 42 43 43 44 46 46 47 49 5O 5O 51 52 53 53 53 -ii- CITY OF TUSTIN GRADING MANUAL APPENDIXES B. ?. D. E. Technical Guidelines for Soil and Geology Reports Minimum Standards for Slcpe Stability Analysis Section 306, 1988 Uniform Building Code Typical Details for Grading Sample of Slope Warranty Agreement and Declaration of Net Worth -iii- TABLE OF CONTENTS CITY OF TUSTIN GRADING MANUAL 1.0 GENERAL P~.OVISIONS 1.1 Authority The Grading Manual is authorized by Section 8904 of the Tustin City Code. 1.2 Scope and Purpose The Tustin Grading Manual (hereinafter referred to as the Grading Manual) is a compilation of rules, procedures and interpretations necessary to carry out the provisions of the Tustin City Code relating to grading and excavation. The purpose of the Grading Manual is to supplement the Tustin City Code with detailed information regarding rules, interpretations, standard specifications, procedures, requirements, forms and other information applicable to control excavation, grading and earthwork construction in the City. 1.3 Revision The contents of the Grading Manual will be periodically revised in response to new technological developments, improved understanding of engineering characteristics of earth material and other factors deemed appropriate by the City of Tustin. Any person seeking to initiate a revision shall submit a written request accompanied by pertinent supportive data to the Community Development Department Director. At such time as the Director chooses to consider pending revisions, recommendations for changes will be made to the City Council. Such changes shall become effective upon adoption of a resolution by the City Council. Emergency situations may be handled differently in so far as other legal constraints permit. Requests that relate to emergency conditions shall be initiated by correspondence with and approval by the Building Official. 2.0 DEFINITIONS "ApDroval" as it pertains to the Building Official shall mean issuance of a written statement expressing approval or the affixing of a stamp of approval to reports, plans, or specifications reviewed by the Building Official. "Approved plans" shall mean the current grading plans which bear the stamp of approval of the Building Official. Grading Manual Page 2 "As built qradinq plan/as qraded plan" is a plan sD.wing the surface condition of the ground as of the date of certification by the civil engineer, architect or other qualified person. "As-qraded" is the surface condition upon completicn of grading. "Averaqe Slope" The characteristic slope gradient over an area of land, measured in percent as the ratio of vertical rise to horizontal distance. In any cluster development, or where the average size of proposed new parcels exceeds 10 acres, average slope is to be determined for the entire site and does not need to be determined for each proposed parcel. In all other cases (those less than 10 acres or not within a cluster development), average slope is to be determined kased on the most accurate available topographic information for each proposed new lot. One of the following methods for determining average slope is to be used: Basic Method. Where a line drawn between highest and lowest point on a parcel or lot is adequate to represent direction and extent of slope for the entire parcel or lot the difference in elevation between the high and low points, divided by the horizontal distance between the points, will determine the average slope. Sectional Method. Where the parcel or lot contains distinct sections of differing slope, the average slope of each section may be determined according to the Basic Method in (a) above or the Contour Measurement Method in (c) below. The average slope of each section is then used in proportion of the section's area to the total area to determine the average slope gradient of the entire parcel. Average Slope AX + BX + CX = Average Slope Gradient A = slope section A B = slope section B C = slope section C X = percentage of total acreage Contour Measurement Method. Where a precise measurement of the average slope is required due to varied slope conditions or complex topography, the following formula will be used: S = 100 ± IL A Grading Manual Page 3 A = I = L = average slope area of total site in square feet contour interval in feet su~r~dtion of length of contours in scaled feet (per appropriate scale) for the total site "Bedrock" is the solid, naturally formed aggregate or mass of mineral matter, whether or not coherent, which underlies soil or is exposed where soil does not conceal it. "Bench" is a relatively level step excavated into earth material on which fill is to be placed. "Certificate of Acceptance" as it pertains to a civil engineer, soil engineer, geotechnical engineer shall mean the issuance of a written statement expressing approval of plans and specifications or work completed under the inspection of a civil engineer, soil engineer or geotechnical engineer registered in the State of California. "Clearing, brushing, and grubbing" shall mean the removal of vegetation (grass, brush, trees, and similar plant types) by mechanical means. "Compaction" is the densification of soil mechanical or other acceptable procedures. or fill by "Contour Grading" is the transitional use of variable slopes and the blending of these slopes into contours compatible with the natural terrain with the toe or top of slope varying from a straight line. "Civil Engineer" is a professional engineer in the branch of civil engineering holding a valid certificate of registration issued by the State of California, under the provisions of the Professional Engineers Act. "Earth Material" is rock, or soil, or any combination thereof. "Engineering Geologist" shall mean a licensed geologist or an engineering geologist holding a valid certificate of registration from the State of California. "Erosion" is a wearing away of the ground surface as a result of the movement of wind, water and/or ice. "Erosion Control System" is a combination of desilting facilities and erosion protection, includfng effective planting, to protect adjacent private property, watercourses, and public facilities from any adverse effect~ of receiving waters, and from an abnormal deposition of sediment or dust. Grading Manual Page 4 "Excavation" is the mechanical removal of earth material or deposits of natural soils, rock or fill or any combination thereof. "Fault" is a fracture in the earth's crust along wkich movement has occurred. "Fill" is a deposit of soil, rock, or other similar irreducible material placed by artificial means. "Flat Site" is any site which does not satisfy the definition of a hillside site. "Geotechnical Engineer" is a person holding a valid certificate of registration as a geotechnical engineer issued by the State of California under provisions of the Professional Engineers Act. A geotechnical engineer is synonymous with soils engineer. "Grade" shall mean the vertical location of the ground surface. "Natural grade" is the vertical location of ground surface prior to any excavation or fill. Bo "Existing grade" is the ground surface as it exists prior to issuance of a grading permit. C. "Rough grade" is the stage at which the grade approximately conforms to the approved plan. "Finish grade" is the final grade of the site which conforms to the approved plan. "Grading" is any excavation or fill or combination thereof. "Grading Contractor" is a contractor licensed and regulated by the State of California who specializes in grading work or is otherwise licensed by State Contractor's License Board to do grading work. "Grading Permit" is an official document or certificate issued by the Building Official authorizing grading activity as specified by approved plans and specifications. "Hillside Site" is (1) a site which includes all areas located within the boundaries of the Hillside District as shown on the East Tustin Specific Plan; (2) outside the East Tustin Specific Plan, any development site when average existing g~ade or slope is twenty percent (20%) or greater, a site which entails cut and/or fill grading of three (3) feet or ~.ore in vertical h~ight b~l~' ~r above natural grade, or a Grading Manual Page 5 combination fill-over-cut slope equal to or greater than five (5) feet in vertical height which may be altered or adversely affected by drainage and/or stability conditions within or from outside the site, or which may cause an adverse affect on adjacent property. "IRWD" is the Irvine Ranch Water District. "Key/Keyway" is a designed excavated trench in which ccmpacted fill ±s placed to resist lateral pressure. "OCEMA" is the Orange County Environmental Management Agency. "Owner" is any person, agency, firm or corporation having a legal or equity interest in a given real property. "Precise Grading Permit" is a permit that is issued on the basis of approved plans which shows the precise structure location, finish elevations, and all on-site improvements. "Private Streets" are those traveled ways not dedicated to or maintained by the City. "Retaining Structure" is a wall or other device designed to resist lateral pressure, including any surcharge loads. "Rouqh Gradinq Permit" is a permit that is issued on the basis of approved plans wkich need not show a structure location but must show interim building pad drainage to the degree required by the Building Official. "Slope" is an inclined ground surface, the inclination of which can be expressed as a ratio of vertical rise to horizontal distance or as a gradient percentage. When expressed in percentages, a 3:1 slope ratio becomes 33 1/3%, a 4:1 ratio becomes 25%, etc. "Slope Stability" shall mean the degree of safety of a graded slope against failure. The stability of a slope shall be measured with respect to its resistance to both: (a) deep seated failure under both static and anticipated seismic loading conditions, and (b) surficial failure. "Site" is any lot or parcel of land or continuous combination thereof, under the same ownership, where grading is proposed or performed. "Soil" is a naturally occurring surficial deposit overlaying bedrock or other naturally occurring materials. "Soils Enq~neer" is a registered geotechnical engineer who holds a valid authorization ~o use the title "Soils En~.neer" Grading Manual Page 6 as provided in Section 6736.1 of the Professional Enjineer's Act. Soils engineer is synonymous with geotechnical engineer. "Soil Testing Agency" is an agency regularly engaged in the testing of soil under the direction of a soils engineer. "Special Inspector" is an inspector duly appointed by the Building official to perform inspection of asphalt and concrete placement and related construction work or other grading related work approved by the Building Official. "Sulfate, Total Available (S04)" shall mean the amount, expressed either as a percentage or as parts per millicn, of soluble sulfate available in the soil material which will be in contact with proposed foundation elements and/or metal utilities. "Supervisinq Gradinq Engineer" is the Civil Engineer responsible for the supervision of the grading in accordance with requirements of the grading plan. "Supportinq Documents" shall mean specifications, hydrology maps, hydrology calculations, hydraulic calculations, earthwork calculations, construction estimate, survey, soil report, geology report and any other information necessary to support the proposed construction. "Terrace" is a relatively level step constructed with the face of a graded slope surface for drainage and maintenance purpose. 3.0 GRADING PERMIT REQUIREMENTS 3.1 Gradinq Permit ApDlication The following basic documents and fees are required in applying for a grading permit unless otherwise specified by the Building Official. so Application form signed by applicant or applicant's authorized agent. The agent's authority shall be in writing signed by applicant and notarized. b. Plan check fee. Ce A minimum of four (4) sets of dated grading plans labeled "Precise" or "Rcugh" grading. One copy of each soil report relevant to prior grading on site and two (2) copies of a soil report for the current grading proposal (See Section 3.3~. Please note Grading Manual Page 7 he 3.2 Plans a. that soil reports shall provide the results of an expansive soil test. Geology report similar to (d.) above. Erosion control plans (four (4) copies). Hydrology and/or hydraulic calculations, including base maus showing tributary areas (on-site and off-site) (two (2) copies). Retaining wall plans - calculations and details (subject to separate permit). A notarized letter of permission from adjacent property owner(s) for slope encroachment or off-site grading in addition to a notarized letter for the acceptance of drainage if the amount of drainage is increased or the manner in which it is accepted is changed. Any additional plans, drawings, agreements or calculations deemed necessary by the Building Official to show cohformance of the proposed work with requirements of this Grading Manual and/or related Tustin City Codes. Plans submitted for plan check shall be ink on preprinted City of Tustin Grading Plan Title Sheet, mylars (alteration of preprinted borders and title block not allowed); 24" X 36" maximum, legible reproducible originals using an engineer's scale (except structural details) that show concise and uncluttered details. Plans shall be prepared under the supervision of a registered civil engineer and shall be submitted at the following scales: 2. 3. 4. 5. Mass grading - 1" = 20' or 1" = 40' Rough grading - 1" = 20' or 1" = 40' Erosion control - 1" = 20' or 1" = 40' Precise grading - 1" = 20' Street and storm drain plans - 1" = 20' Standard Plans shall be used when possible. It is not necessary to detail or place the Standard Plan on the plans provided the City of Tustin or OCEMA Standard Plans are referenced. Grading Manual Page 8 Standard Plans shall be referenced in the following order: 1. Community Development Department, City of Tustin. 2. Public Wor~s Department, City of Tustin. Standard Plans for Orange County Environmental Management Agency. The following items shall be shown on grading plans in plan preparation unless waived by the Building Official or found not applicable by the Building Official. Items that are asterisked (*) are only required for precise grading plans. 1. Site location shown on the vicinity map. County of Orange bench marks are the only acceptable bench marks. Adjustment date shall be shown. The bench mark number, description and adjusted elevation shall be shown on the plans. Name, address and telephone number of the owner, civil engineer, soils engineer and geotechnical engineer and, where required, the project paleontologist and/or archaeologist. The signature of the project's registered civil engineer and geotechnical engineer, registration number, expiration date, and seal (stamp). All required signatures shall be wet signatures (black ink) except IRWD signatures. Wet signatures will not be required until the plans are ready for acceptance by the City at which time a minimum of two (2) sets of signatured plans will be required. Legal description of parcel or lot and project address if available. 6. A note on plans indicating proposed uses of site. 7. Le~.~nds, symbols and abbreviations. 8. North arrow and scale. 9. Property lines on site and lot dimensions. 10. Ail structures and topography on adjacent property within 15 feet of site unless a smaller radius is deemed appropriate by the Building Official. Grading Manual Page 9 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. Ail structures and topography on site. Public right-of-way boundaries. Show existing improvements in public right-of-way. Ail existing sub-structures, buried tanks and wells, utility lines (i.e. gas, water, electric). Existing contours on-site and sufficient areas off-site at one foot intervals or five foot intervals if deemed appropriate by the Director of Community Development. Five foot intervals shall be acceptable on slopes over 20%. Proposed driveway locations and their relationship to adjacent street stations. The breakover angles shall not exceed ten (10) degrees (algekcaic total). The rate of grade for driveways shall not exceed 13% (from back of driveway apron to garage). Footprint or allowable building area of all proposed structures (including columns, air conditioner pads, and architectural projections), shown in relationship to top and toe of slopes. Detailed finish grade, finished garage elevations and rough pad elevations. floor Details for typical lot drainage and all surface and subsurface drainage devices, walls, cribbing, dams and other protective devices to be constructed as part of proposed work as shown in the Appendices under Typical Details (Appendix D). Proposed drainage devices including roof drains for proposed building. Connections to yard drains shall be designed for overflow at or near ground level in the event the yard drain becomes plugged. Location of proposed individual parking stalls. Details for building footing and sideyard swale relationships including extra height or depth of footing. Setbacks from property lines and structures to tops and toes cf slopes. Ail proposed concrete flatwork, garden walls, decorating, paving and retaining walls. Grading Manual Page 10 * 25. * 26. 27. 28. 29. 30. 31. * 32. 33. 34. 35. 36. 37. Proposed location of landscaping including slope planting areas and all planter areas in the case of precise grading. Proposed (or existing) elevations of improvements in public rights-of-way, adjacent to the site. Finished contours and finished elevations at points of grade change and all control points such as at corners and changes in configuration at one foot intervals, five foot intervals if deemed appropriate by Director of Community Development. Five foot intervals shall be acceptable on slopes over 20%. Ail existing and future easements with dimensions and purpose. Daylight lines of all cuts and fill, when deemed necessary. Construction notes and details for all items being constructed on the grading plan. Incorporate Hillside Design objectives, guidelines and criteria shown in Section 10.0 and in the Grading and Excavation Code (section 8900, et seq of Tustin City Code). Plan and section details of typical lot drainage. Minimum two percent (2%), maximum twenty percent (20%) away from building pad, a minimum distance of three feet. Construction performed by others shall be clearly noted and enough detail provided to show that a conflict will not exist and the site can be graded. The item shall be designated NIC (Not in Contract). List quantities for all items to be constructed. List quantities of fill, excavation, shrinkaqe, subsidences, export and import in cubic yards. Provide centerline stationing for all streets. Locations and limits of construction items shall be located by stationing or dimensions. A separate horizontal control sheet may be acceptable. Where necessary and to be constructed in conjunction with rough or precise grading, complete details for retaining and garden walls shall be shown and complete design calculations sk~ll be submitted for Grading Manual Page 11 de review (unless an appropriate standard drawing applies and typical details prepared by the City are used). Design parameters shall be those recommended in the soil report. 38. Elevations shall be shown at top of curb (minimum) at all grade breaks, at the beginning of curb return and end of curb return. General Requirements. If grading includes movement of earth material to or from the site in an amount considered substantial by the Building Official, the permittee shall submit the haul route for review and approval by the City Engineer. Ail asphalt concrete pavement shall be bordered by portland cement concrete; other alternative materials w~,ich protect the pavement edge against cracking or eroding may be approved by the Building Official when such recommendation is accepted by the Community Development Department's plan check Civil Engineer. Sheet flow on asphalt concrete pavement in on-site parking areas ~hall be at one percent (1%) minimum and five percent (5%) maximum unless otherwise approved by the Building Official. Concentrated flows of water over asphalt pavement in on-site parking areas shall be conveyed by portland cement concrete gutters or pipes to street, natural watercourse or storm drain facility. Ail planters shall be contained by portland cement concrete curbs; other alternative materials which protect the pavement edge against cracking or eroding may be approved by the Building Official when a recommendation is accepted by the Community Development Department's plan check Civil Engineer. The minimum width of a sidewalk, constructed adjacent to curbs is five feet (curb face to back of walk) on public streets and private streets. Whenever yard drains are used the following note shall be placed on the plans: "The design, installation and maintenance of all area yard drains are the sole responsibility of the Grading Manual Page 12 developer/owner, as applicable and the City shall in no way be considered liable for approving them." Grades shall be used that will allow the design storm waters to flow (unobstructed) to a street, storm drain or natural water course. Design storm water surface shall be a minimum of two-tenths (0.2) feet below the finish floor of adjacent buildings. When yard drains are connected to a storm drain, a junction structure will be required. A junction structure type VI, OCEMA Standard No. 1315 shall be used. To~e following sample construction note is to be used: "Construct JS-Type VI per OCEMA Standard No. 1315. "The maximum length from outside of the strom drain to the end of the entry pipe shall be 18" for inspection purposes." Whenever possible, yard drain pipes shall enter, existing or proposed catch basin or manholes, whenever they are within twenty-five (25) feet of a catch basin or manhole. Driveways between driveway approach and garage floor shall be portland cement concrete (6" thick minimum) over compacted soil; other alternative materials which protect the pavement against cracking or eroding may be approved by the Building Official in hillside area when such recommendation is accepted by the Community Development Department's plan check Civil Engineer. A construction note shall be on the grading plan for such construction. Curb openings, to allow graded swales to drain, are not allowed. 10. Curbs and gutters shall be per City Standards. Additional plans, drawings, calculations and environmental impact information, or other reports may be required by the Building Official. f. Storm Drain Design Drainage design requirements shall be in accordance with the City of Tustin Master Plan of Drainage and/or OCEMA if OCEMA standards are more restrictive. Grading Manual Page 13 10. 11. 12. 13. 14. 15. Criteria utilized for the hydrology shall be as stated in the Hydrology Manual published by Orange County, current edition. Criteria used for design shall be the OCEMA Design Manual and Drainage Design Criteria and Guidelines. OCEMA permit is required when storm drains are connected to the County's systems. The final decisions regarding any clarification of or deviation from the criteria shall be made by the Building Official. The hydrology map and grading and street plans shall agree as to the grades, drainage areas, etc. Show the size of all basins on the plans. The three foot transition length of the local depression may be permitted to encroach into curb returns where it is determined by the Building Official that no problem will be created. The height of the parkway drains shall be three (3) inches for six (6) inch curb face and four (4) inches for eight inch curb face. Identify all calculations by referring to the storm drain line number and its location. Computer hydraulic calculations shall show code number by storm drain stationing. Engineer shall submit verification of hydraulic grade line control. Show the hydraulic grade line plot on originals. Show all water surface elevations and the top of curb elevations at catch basins. Show all hydraulic elements, including Q'S, slopes, pipe size, and pertinent stationing. Ail storm drain construction shall be in accordance with City of Tustin and OCE~ criteria. Show name and telephone number of the registered Civil Engineer who performed the hydrology study. Surface water must be carried down slopes in non-erosive devices. Grading Manual Page 14 16. Manholes shall be restricted to, preference: in order of Se So Parking lane. Parkway. Center of travel lane nearest right curb. Center of travel lane to the left of the travel lane nearest right curb. Other locations approved by the Building Official and City Engineer. 17. Public drainage devices shall be located entirely within easement. 18. Easement parallel to lot lines are preferred to be on one lot only. 19. Buildings will not be allowed over storm drain facilities or easement without permission of the Building Official or City Engineer, as applicable. 20. If it is necessary to grade to drain, the grade on the ditch shall be shown on the plan, with the distance to daylight. 21. Ail items for construction shall be clearly dimensioned. Erosion Control Plans Siltation and erosion control plans shall be prepared, submitted and approved with rough grading or precise grading plans, whichever is submitted first and ready to place in operation for any construction occurring between October 15 and April 15 of any year. The submittal may be separate plans or included within grading plans. The City will suspend any permits for which erosion control plans have not been approved. If permanent storm drain structures are used in conjunction with erosion control plans hydrology and/or hydraulic calculations as well as storm drain construction plans will be required. Erosion control plans shall provide sufficient erosion control devices to protect the adjacent private properties and public streets and/or facilities from the deposition of eroded material. The base plan for the erosion control plan shall be the grading plan. Grading Manual Page 15 Criteria used for erosion control plans shall be based on OCEMA Standard Plan Numbers 1327 - 1330 and good engineering practice. The name and 24 hour telephone number of thc person responsible for performing emergency erosion control work shall be provided with plans. The plan shall indicate by note how access will be provided to maintain desilting facilities during wet weather. Sedimentation calculations shall be provided for the area proposed for development. Include any off-site tributary areas. 8. Show direction of flow with arrows. Show details for all types of facilities used to control erosion. 10. Show proposed storm drains. 11. Ail entries into existing public streets shall be bagged. 12. Show details of bagging at basins and weirs. Bagging is required at the perimeter of the development unless it is clearly shown that storm waters will flow into the development. Additional Plans Applications for Hillside Review shall include additional plans or information as is determined to be necessary to act on the application including, but not limited to the following: Composite site analysis map which identifies site features such as significant views, significant ridgelines, mature vegetation, significant topographic character, natural drainage ways, significant rock outcroppings, etc. Design sketches, photographs, elevations, sections, profiles, view analysis. details, slope slope analysis or A description of the proposed maintenance program for slopes. preventative Grading Manu~l Page 16 Concept landscaping plan for planting temporary and permanent slopes. 3.3 Soil and Enqineering Geoloqy Report Content Guidelines are provided in Appendix A, "Technical Guidelines for Soil and Geology Reports" Recommerdations contained in the approved reports shall be incorporated into the grading plans and specifications and shall become conditions of the gradin~ permit. Ail reports shall be subject to review by the Building Official or his designated representative. Supplemental reports and data shall be required as may be deemed necessary. a. Preliminary Soil Report Soil engineering reports shall be required for all subdivision, commercial/industrial, multi-residentialand similar developments involving structures and/or earthwork for which a grading permit is required. Soil reports shall also be required for grading or building pe_~mits on single lot projects when specified by the Building Official. The preliminary soil engineering report shall include information and data regarding the nature, distribution, and the physical and chemical properties of existing soils (i.e. sulphates, etc) conclusions as to adequacy of the site for the proposed grading, recommendations for general and corrective grading procedures, foundation and pavement design criteria and shall provide other recommendations, as necessary, commensurate with project grading and development. Recommendations for corrective procedures will be required when expansive and high sulfate soils are'encountered. In addition to a normal soil report, the County of Orange Hea!tk Care Agency or State Department of Health Services may require additional site assessment, to determine the extent of both soil and ground water contamination on a site. Additional actions such as implementation of remedial clean up and monitoring may be required prior to grading operations or construction beginning. b. Preliminary Engineering Geology Report Enaine~.ring geology reports are required for all developments unless it is determined by the Building Official tn&t said report can be waived. Grading Manual Page 17 3.4 3.5 The preliminary (initial) engineering geology report shall include a comprehensive description of the site topography and geology; an opinion as to the adequacy of proposed development from an engineering geologic standpoint; an opinion as to the extent that instability on adjacent properties may adversely affect the project; a description of the field investigation and findings; conclusions; proposed development; and specific recommendations for plan modification, corrective grading and/or special techniques and systems to facilitate a safe and stable development, and shall provide other recommendations as necessary, commensurate with the project grading and development. The preliminary engineering geology report may be combined with the soil engineering report. c. Seismicity Report A seismicity report shall be required as a condition for issuance of a grading permit; and/or Building Permit for all subdivisions (tracts); and all sites for critical structures (fire stations, nursing homes, etc.) and major structures, as determined by the Director. Additionally, sites containing earthquake sensitive earth materials and/or sites that are located on or near potentially active or active faults shall also require a seismicity report, as determined by the Building Official. The report shall be prepared by a geotechnical engineer or certified geologist, registered in the State of California, with expertise in earthquake technology and its application to buildings and other civil engineering works. The scope of the report shall be commensurate with the proposed development and shall reflect the state of art. The seismic report may be combined with the soil and engineering geology reports. Access to Public Streets Access, driveways or ingress and egress to public streets requires permission from the City Engineer. Access is generally restricted on major streets and those local streets intersecting major streets. The applicant is advised to secure prior approval for access. Utilities Certain areas of the City will require underground utility installations. Prior investigation of these requirements will expedite the plan chec~[ a~d development process. Grading Manual Page 18 3.6 3.7 It may be necessary to construct sewer, water, cable T.V. and other facilities. Prior knowledge of this information will expedite the process. Public Improvements There may be public improvements required because of the proposed grading and development. All improvements constructed in public rights-of-way shall have a note on the plans stating that: "all improvements constructed in public right-of-way shall be constructed in accordance with the street improvement plans - reference *" (Drawing # or report #). Rouch Gradino Permits Rough grading permits may be issued for a site if in the opinion of the Building Official, special circumstances warrant the issuance. The plan shall be clearly labeled as "Rough Grading Only". Plans shall contain enough information to show that problems or hazardous conditions will not be created. Adequate provisions shall be made for drainage and erosion control. Rough grading permits are issued for benefit of the owner or applicable and it will be the owner's or applicant's responsibility for conflicts with the precise grading plan or any subsequent designs. Rough Grading Permits will be issued only after all required fees, bonds have been paid and conditions have been completed. Rough Grading Permits will be subject to all conditions of the Grading Permit. Work required under a Rough Grading Permit must be completed before the last increment of the site is converted to a precise grading permit or the remaining work shall be governed by a precise permit. A Rough Grading Permit may not be issued before approval of a tentative tract ma~'., tentative parcel map or Hillside Review Permit unless otherwise provided in the Municipal Code or when approved by the Building Official. ae The following will be required with "Rough Grading Plan" submittals: Soil Report Conditions of Approval Erosion Control Plan and Sedimentation Calculations Grading Manual Page 19 Be Rough Grading Plans shall include the following details and/or information, as applicable: 2. 3. 4. 6. 7. 8. Information required in Section 3.2c - Plans, 3.2d General Requirements and 3.2e. Recommendations stated in the "Soil Report". Required information stated in the Conditions of Appreval for the project. Show typical sections demonstrating the proposed grading between lots, public rights of way, streets/driving areas and at all other locations necessary to show the grading. Show typical sections of streets, driving areas and parking ~reas. Show pad elevations and top of curb elevations at all locations where pad elevations change. Show rates of grades on streets, driving areas and parking areas. Note on the plans stating that: "Rough Grading Plans are reviewed for conceptual details. The developer will be responsible for all modifications to conform to precise grading requirements". Rough grading and precise grading shall require separate sets of plans. 4.0 Fees and Bonds 4.1 Fees ae Plan check and permit fees shall be paid to the Community Development Department as set forth by City Council Resolution. Be Cost Recovery Fees. If the Building Official orders emergency work to be performed on private property, the Building Official shall charge the owner or agent all direct or indirect costs which are necessary to complete the work satisfactorily. In addition, the Building Official may levy or charge a mitigation cost equal to fourteen percent (14%) of the cost of performing the work for all City administrative overhead. 4.2 Required Bonds-Warranties A grading permit shall not be issued unless the owner first posts a performance bond with the Building Official pursuant to Section 8914 of the Grading and Excavation Code. A grading permit shall not be issued for a hillside site until execution and implementation of a slope warranty program discussed in more detail in Section 11 of this Manual. Preparation and recordation of a declaration of Covenants, Conditions and Grading Manual Page 20 Be Restrictions provided for development and maintenance of slopes and drainage devices shall also be a condition of approval of subdivisions in all hillside areas. A bond may be required to assure that the work, if not completed in accordance with approved plans and specifications, will be corrected to eliminate hazardous conditions. The Building Official, at his discretion, may waive the requirements for a grading perm,% bond in writing if he determines the following: The grading is being done by, or for a governmental agency and work is covered by an agreement and bond posted. Grading is necessary to remove a geological hazard and work is covered by an agreement and bond posted. No hazardous situation is likely to occur as a result of incomplete or improper grading. No adverse effect is likely to occur to the subject property, adjacent property or an existing or proposed structure thereon as a result of incomplete or improper grading. No significant drainage, erosion, siltation problems will exist as incomplete or improper grading. flooding or a result of No adverse geological or environmental impacts will occur as a result of incomplete or improper grading. No conditions of the grading permit warrant a financial guarantee to assure their satisfactory completion. On developmen%s where progressive individual grading projects or several concurrent projects are being constructed by one owner, a continuing (blanket) bond or single letter of credit which will cover all such projects may be accepted and the amount determined by the Building Official. An additional cash bond in an amount determined by the Building Official may be required to ensure the completion of grading under the permit as a condition of occupancy and energizing utilities. A bond in an amount determined by the Building Official may be required for permits involving temporary earthen stockpiles %o ensure their timely removal. Grading Manual Page 2 1 4.3 4.4 4.5 The amount of the bond may be reduced by the Building Official to the extent that it is determined that potential hazards or the nature of the project do justify the full amount. Types of Bonds The owner or permittee may file a surety bond, a cash bond, a time certificate of deposit or a letter of credit. The instrument and method of bonding will be subject to approval of the Building Official and/or City Attorney. Bond Amounts The amount of a grading bond shall be based upon the estimated costs of the grading work, plus the cost of all drainage or other protective devices and erosion control facilities being constructed or installed under the permit, and will be determined by the Building Official. Said amount could be lower than the total estimated cost of work if risks are lower as determined by the Building Official in consultation with the City Attorney. Term of Bond ae The term of each bond shall begin upon its filing with the Building Official and the bond shall remain in effect until the work authorized by the grading permit is completed and approved by the Building Official. Be When the rough grading has been completed in conformance with the requirements of this manual and applicable laws and ordinances, the Building official in consultation with the City Attorney may consent to a reduction of the bond to an amount estimated to be adequate to ensure completion of the grading work, site development or slope landscape planting remainin~ to be performed. The costs referred to in this section shall be as estimated by the Building Official in consultation with the City Attorney. 4.6 4.7 Bond Conditions Every bond shall be made on the form provide~ by the Building Official, or contain the conditions prescribed in a form to be approved as to form by the City Attorney. Default in Performance In the event that the owner or agent has failed to complete the work or failed to comply wich all terms and conditions of the grading permit, it shall be deemed that a default has Grading Manual Page 22 4.8 5.0 5.1 occurred. The Building Official shall give notice thereof to the principal and surety on the grading permit bond, or to the owner in the case of a cash deposit or assignment, and may order the work required to complete the grading in conformance with the requirements of the permit be performed. Such notice shall specify the work to be done, the cost and the period of time deemed by the Building Official to be reasonably necessary for the completion. The surety exec,.'~ina the bond shall continue to be firmly bound under an ob2 gation up to the full amount of the bond for the payment of all necessary costs and expenses that may be incurred by the City in causing any and all such required work to be done. In the case of a cash deposit or assignment, the unused portion of suck deposit or funds assigned shall be returned or reassigned to the peri-on making said deposit or assignment. Riqht of Entry The Building Official or the authorized representative of the surety company shall have access to the premises described in the permit for the purpose of inspecting the work. In the event of a default in the performance of any term or condition of the p~rmit, the surety or the Building official, or any person employed or engaged on the behalf of either, shall have the right to go upon the premises to perform the required work. No person shall interfere with or obstruct the ingress to or egress from any such premises of any authorized representative of the surety or of the City engaged in the correction or completion of the work for which a grading permit has been issued. EARTKWORK Excavations ae The maximum cut slope gradient is established in the Grading and Excavation Code. The overall slope, height and grade of any cut shall be developed in concert with the existing contours and scale of the natural terrain of a particular site. Hillside grading objectives and guidelines are contained in the Grading and Excavation Code and Section 10 of this Manual. Substantiating calculations and supporting data shall be required where the Building Official determines that such information is necessary to verify the ~tability and safety of t~e proposed slope. The Building Official may require the excavation to be made with a cut face flatter in slope than two vertical to one horizon&l (2:1), if he Grading Manual Page 23 determines it necessary for stability and safety consistent with recommendations contained in the project soil report and engineering geologist reports. prai~aqe Terraces Required. Cut slopes more than thirty (30) feet in height shall have drainage terraces provided at vertical intervals not exceeding thirty (30) feet. Where only one terrace is required, it shall be placed at approximately mid-height of the slope. Such terraces shall be not less than six feet in width (total horizontal distance) except when the total slope height (vertically) exceeds one hundred (100) feet, when in addition to the required six foot terrace drains, another terrace drain of not less than twenty (20) feet in width (total horizontal distance) shall be located at approximately mid-height of the slope. Cut Pads. Rough grading of building pads created by cutting rather than by filling shall be subject to the following specifications: Each cut pad shall be inspected by the engineering geologist and by the Soils Engineer. The nature and geologic structure of the ground exposed shall be determined by the engineering geoloqist on the basis of inspection. That the ground is capable of providing uniform and adequate support for structures shall be determined by the soil engineer on the basis of inspection and such investigation (including testing and analysis) as may be considered necessary. Overexcavation. Where it is determined that the ground exposed in a pad is not suited to the intended use, that pad shall be overexcavated and rebuilt as a compacted fill pad. The material selected for use as fill shall be approved by the Soils Engineer and the completed pad shall be tested pursuant to Section 5.2. Brow Ditches. Brow ditches (diverter drains or terraces) planned to be constructed as shown on the approved plans shall be confirmed in the field before the ditches are cut and before the adjacent cut slopes are graded. Where the gradient of an existing slope above the proposed location of the top of a cut slope is only moderately steep and where a property boundary or an existing improvement is close to the proposed top of the cut, construction of a brow ditch as planned may prove to be impossible and may not be required when recommended by the Civil Engineer and Soils Engineer received and approved by the B~'ilding Official. Grading Manual Pa~e 2~ 5.2 FILL A. Ce The tops of proposed cuts shall be staked in the field and inspected by the Soils Engineer. Changes in locations of cut slopes or drain details or both shall be recommended by the Soils Engineer wherever such changes are found to be necessary subject to review and approval by the Building O~ficial. The maximum fill slope gradient is established in the Grading and Excavation Code. The overall slope, height and grade of any fill slope shall be developed in concert with the existing co~tours and scale of the natural terrain of a particular site. Hillside grading objectives are contained in the Grading and Excavation Code and Section 10 of this Manual. Compaction. Ail fill materials shall be compacted throughout their full extent to a minimum of ninety percent (90%) of the maximum density. In-place density must be determined by the nuclear gage with the nuclear gage test method number specified. One out of every five tests should be the sand cone method to verify correctness in maximum density determinations. Fill slopes shall be constructed by the placement of soil a sufficient distance beyond the proposed finished slope to allow compaction equipment to operate at the outer surface limits of the final slope surface. The excess fill to be removed prior to completion of rough grading. Other construction procedures may be utilized when it is first shown to the satisfaction of the Building Official that the method will accomplish the intent of this section. Exceptions to these compaction requirements are as follows: Slope surfaces may be prepared for planting by scarifying, by the addition of top soil, or by other methods provided such slopes when so prepared otherwise comply with the require~.ents. Preparation of Ground. The existing ground surface ska~l be prepared to receive fill by removing vegetation, noncomplying fill or other incompetent material. No compacted fill shall be placed unless the underlying soil or bedrock has been investigated by the Soils Engineer and/or Engineering GeoloGist and found to be capable of safely supporting the addltional weight where the slope of the existing ground s~'rface is on level benches cut into competent material. Except where recommended by the Soils Engineer or Engineering Geologist as not bein~ necessary, subdrains shall be provide~ ~nder ~11 fills Grading Manual Page 25 Fo Ge placed in natural drainage courses and in other locations where seepage is evident. Such subdrainage systems shall be of a material and design approved by the Soils Engineer and acceptable to the Building Official. The location of the subdrains shall be recorded on plans and elevations by the Civil Engineer and shown on as-built plans. Fill Material. No detrimental amount of organic or other reducible material shall be incorporated in fill. Except as recommended by the Soils Engineer and approved by the Building Official, no rock or similar irreducible material with a maximum dimension greater than eight inches shall be buried or placed in compacted fill. Drainage Terraces Required. Fill slopes more than thirty (30) feet in height shall have drainage terraces provided at vertical intervals not exceeding thirty (30) feet. Where only one terrace is required, it shall be placed at mid-height of the slope. Such terraces shall be not less than six (6) feet in width (measured horizontally from the outside edge) except that where the total slope height (vertically) exceeds one hundred (100) feet, when in addition to the required six foot terrace drains, another terrace drain of not less than twenty (20) feet in width (measured horizontally from the outside edge) shall be located at approximately mid-height of the slope. The design and construction of drainage terraces shall conform to this requirements of the Civil Engineer. Slopes to Receive Fill. Where fill is to be placed above the top of an existing or proposed cut or natural slope steeper than three horizontal to one vertical, the toe of the fill shall be set back from the top edge of the slope a minimum distance of six feet measured horizontally or such other greater distance as may be specifically recommended by a Soils Engineer or Engineering Geologist and approved by the Building Official. Fill shall not toe out on slopes steeper than two horizontal to one vertical. Inspection and Testing. The Soils Engineer shall provide sufficient inspection during fill placement and compaction operations to determine that such fill is being placed in accordance with the conditions of plan approval. Continuous inspection shall be provided by the Soils Engineer or responsible representative for all fill that will exceed a vertical height or depth of twenty- five (25) feet. Grading Manual Page 26 5.3 ti. Tests to determine density of the compacted fill soil shall be made on the basis of not less than one ~est for each two foot vertical lift of the fill but not less than one test for each 1,000 cubic yards of material placed. At least one-half of the required tests shall be made at locations in the final fill slope, except that not more than one such test need be made for each 40 horizontal feet of slope in each two foot vertical lift. Additional tests shall be performed where deemed necessary by recommendations of the Soils Engineer or where determined necessary by the Building Official. All such density tests shall be reasonably and uniformly distributed with the fill or fill slope surface. Results of such testing and loc~.tion of tests shall be presented in the Soils Engineer's report. As recommended by the Soils Engineer or when requested by the Building official, sufficient tests of soil properties, including soil type and shear strength, shall be made during grading operations to verify compliance with design criteria. The results of such testing shall be furnished to the Building Official upon the completion of grading operations, or, when necessitated by varying field conditions, upon request by the Building Official. Slope Location General. Cut and fill slopes shall be set back from site boundaries in accordance with this section. Setback dimensions shall be horizontal distances measured perpendicular to the site boundary. Be Top of Cut Slope. The top of cut slopes shall not be made nearer to a site boundary line than one fifth of the height of cut with a minimum of three feet and a maximum of ten feet. The maximum setback required may be reduced where recommended by the Soils Engineer and/or Engineering Geologist and approved by the Building Official consistent with Section 5.3D, but in any event not below the minimum setback of three (3) feet. Ce Toe of Fill Slope. The toe of fill slope shall not be made nearer to the site boundary line than a minimum of three (3) feet and a maximum of twenty (20) feet. The maximum setback may be reduced where recommended by the Soils Engineer or Engineering Geologist and approved by the Building Official consistent with Section 5.3D, but in no event below the minimum setback. Where a fill slope is to be located near the site boundary and the adjacent off-site property is developed to such qradin~, Grading Manual Page 27 special precautions shall be incorporated in the work as the Building Official deems necessary to protect the adjoining property from damage as a result of such grading. These precautions may include but are not limited to: 1. Additional setbacks. 2. Provision for retaining or slough walls. Mechanical or chemical treatment of the fill slope surface to minimize erosion. 4. Provisions for the control of surface waters. Modification of Slope Location. The setback and other restrictions imposed by this section may be increased where unusual soil or geologic conditions make such increase necessary for safety or stability or the maximum setbacks may be reduced but in no event below the minimum setback upon investigation and recommendation by a Soils Engineer or Engineering Geologist where such reduction will provide equivalent safety, stability and protection, and must be approved by the Building Official. 5.4 Footings on or Adjacent to Slopes Scope. The placement of buildings and structures on or adjacent to slopes shall be in accordance with this Section. The provisions are intended to provide protection to the building from water from natural sources, mudflow, loose slope debris, shallow slope failures and foundation movement. Building Clearance from Ascending Slopes. In general, buildings below slopes shall be set a sufficient distance from the slope to provide protection from slope drainage, erosion, and shallow failures. Except as provided for in this Section, the following criteria will be assumed as the minimum required to provide this protection. Buildings shall be setback from the toe of slopes a distance equal to one-half the vertical height of the slope above the top of the footing or retaining wall with a minimum clearance of three (3) feet and a maximum clearance of fifteen (15) feet in accordance with Appendix D (standard 140). The maximum clearance may be reduced where recommended by the Soils Engineer and/or Engineering Geologist and approved by the Building Official consistent with Sections 5.4F and G. Detached one story buildings not used for living purposes which do not exceed 50£ square feet in area may extend one vertical to one horizontal, the required clearance shall Grading Manual Page 28 Ce Fe Ge be measured from a line where an imaginary plane two (2) horizonta5 to one (1) vertical is tangent to the slope. Where a retaining wall is constructed at the toe of the slope, the heigkt of the slope shall be measured from the top of the wall footing to the top of the slope. Footinq Setback from Descendinq SloDe Surface. Footing on or adjacent to slope surfaces shall be founded in firm material with an embedment and setback from the slope surface sufficient to provide vertical and lateral support for the footing without detrimental settlement. Except as provided for in this Section, the following setback is deemed the minimum required to meet the criteria. Foundations shall be placed into firm material and located a maximum distance of ten feet or one-half the vertical height measured horizontally from the slope surface to the lower edge of the foundation in accordance with Appendix D (standard 140). Where the slope is steeper than one (1) vertical to one (1) horizontal, the required setback shall be measured from an imaginary plane two (2) horizontal to one (1) vertical from the toe of the slope. Pools. The setback between pools, spas and slopes shall be the same as the required building footing setback distance as indicated in this Section. Footinq Elevation. On graded sites, the top of any exterior footing shall extend above the elevation of the street gutter at a point of discharge or the inlet of an approved drainage device a minimum of twelve (12) inches plus two percent (2%) grade. Alternate Setback and Clearance. The Building Official may approve alternate setbacks and clearances when the compliance with the intent of this Section is demonstrated by an investigation and recommendation of a Soils Engineer and/or an Engineering Geologist. Suck an investigation shall include consideratio-: of type of material, height of slope, slope-gradient, load intensity, and erosion characteristics of slope material. Where adverse geological, soil and drainage conditions exist, the Building Official may require increased setbacks and clearances. Alternate Foctinq Elevation. The Building Official may approve alternate elevations providing it can be demonstrated that required drainage to the point of discharge and away from the structure is provided at a3.1 locations on the site. Grading Manual Page 29 5.5 Drainaqe ao General. The drainage structures and devices required by this Section shall be designed in accordance with recognized principles of hydraulics. In addition, refer to Planting of Slopes and Hillside Guidelines ~n this manual for treatment of drainage devices. Disposal. Ail drainage facilities shall be designed to carry surface waters to the nearest practical street, storm drain, or natural watercourse approved by the Building Official or other appropriate governmental agency as a safe place to deposit such waters. If the drainage device discharges onto natural ground, rip-rap or a similar energy dissipator may be required. Level building pads shall have a minimum drainage gradient of two percent (2%) away from pads toward approved drainage facilities for a minimum of three feet horizontally from any structure. Ce Drainage Terraces. Drainage terraces shall have a longitudinal grade of not less than four percent (4%) and not more than ten percent (10%) and a minimum depth of one (1) foot at the flow line. There shall be no reduction in grade along the direction of flow unless the velocity of flow is such that slope debris will remain in suspension on the reduced grade. Such terraces shall be paved with concrete not less than four (4) inches thick reinforced with 6" X 6"/ #10 X #10 welded wire fabric or equivalent reinforcing. Drainage terraces exceeding eight feet in width need only be so paved for a width of eight feet provided such pavement provides a paved channel at least one foot in depth. Down drains or drainage outlets shall be provided at approximately two hundred (200) foot intervals along the drainage terrace or at equivalent locations. A single run of swale or ditch shall not collect runoff from a tributary area exceeding 13,500 square feet (projected) without discharging into a downdrain. Downdrains and drainage outlets shall be of approved materials and adequate capacity to convey the intercepted waters to the point of disposal. De Overflow Protection. A berm, a minimum of twelve (12) inches high by four (4) feet wide is required at the tops of all slopes. Berms, swales or other devices shall be provided at ~he top of cut or fill slopes to prevent surface waters from overflowing onto ar~ damaging the face of the slope. Paved swales shall ,'e a minimum of three feet in width and one foot in depth. Gutters or other special drainage control shall be provided where Grading Manual Page 30 the proximity of runoff from buildings or other structures is such as to pose a potential hazard to slope integrity. Subsurface Drainage. Cut and fill sSopes shall be provided with approved subsurface drainage as necessary for stability and protection of adjacent properties from the influence of groundwater. The desicn of such facilities shall be contained in the approved preliminary soil engineering or engineering geology report and/or shall appear on the approved grading plan pursuant to the approval of the Soils Engineer and/or Geotechnical Engineer. Subsurface drainage facilities shall be installed where natural and/or artificially introduced ground water affects or is likely to affect the project in a potentially unstable, hazardous or otherwise deleterious manner. Fe Easements. Any drainage system which crosses an adjacent property or properties before reaching a public right-of-way or other approved collection point shall be contained within a recorded non-revocable easement(s). Such point of entry to the public right-of-way or collection point shall be apprcved in writing by the Building Official and the City Engineer. 5.6 Haul Roads and Access Roadways Haul roads or temporary equipment access roadways shall be graded in compliance with the Grading Manual. Hazardous cuts shall not be made, and fills that will remain in place shall be properly founded and compacted. Such grading shall be inspected by the Engineering Geologist and by the Soils Enginee~ and shall be subject to the approval of both. Correction of hazardous or unsuitable conditions recognized shall be recommended by the Geotechnical Engineer and/or the Foils Engineer, and the contractor shall comply with the recommendations that are made. 5.7 Construction Excavations Hazards. It shall be recognized that tempcrary construction excavations can be hazardous. Utility trenches or retaining wall excavations in locse or cohensionless soils can cave; so can deep excavaticns in firm and cohesive soils. Large blocks of rock can slip into excavations along geologic planes of weakness. Forces imposed on shoring as a result of the tendency of rock to slip along geologic planes of weakness can be greater than anticipated in the design of c~?nventional Grading Manual Page 31 5.8 shoring and can be impcsed in directions other than are assumed for design. Conventional shoring can prove to be inadequate. Excavations made to accommodate construction of compacted fill, buttresses or slope stabilization fills can fall along the geologic planes of weakness that necessitate the construction of these features. Safety Precautions. The contractor shall comply with applicable construction safety orders (CAL-OSHA) as superseded by Fed-OSHA. Construction excavations in bedrock shall be inspected by the Engineering Geologist, and geologic weaknesses recognized shall be brought to the attention of the other responsible parties. Recommendations for shoring o'f trenches as well as buttresses in unstable bedrock shall be made by the Soils Engineer on the basis of information provided by the Engineering Geologist and on the basis of such investigations and analysis as may be considered necessary. The contractor is responsible for the site safety. Retaining Wall Backfills Retaining wall backfills shall be anticipated earth pressures to allowing excessive deformation overstressing of walls. capable of transmitting retaining walls without of retained earth or Only gravel, sand, or soil materials approved by the Soils Engineer shall be used as retaining wall backfill. That the physical properties of soil materials are consistent with wall design criteria shall be confirmed by the Soils Engineer before such materials are approved for use. Loose Soil or debris that may have accumulated behind retaining walls during construction shall be removed prier to placement of any backfill. B. Retaining wall backfills shall be adequately drained. Ce Preservation of Drainaqe. Gravel or permeable material placed to assure drainage of backfill shall be protected from contamination during placement and from siltation due to infiltration of surface water. Paving or a two (2) foot thick cover of compacted soil of relatively low permeability shall be provided, and unobstructed outlets for surface water shall be maintained to prevent ponding behind the top of a retaining wall. Protection of Walls. Walls shall be braced to prevent their being displaced or damaged as a result of high lateral pressures being imposed during compaction Grading Manual Page 32 5.9 wherever equipment capable of causing lateral pressures high enough to cause displacement or damage is used for compaction of retaining wall backfill. Plantinq of Slopes ao Plantinq. The surface of all cut slopes more than five (5) feet in height and fill slopes more than three (3) feet in height shall be protected against damage by erosion by a variety of plant materials including grasses and ground cover, shrubs and trees (See Hillside Area Guidelines for additional information). Erosion control devices such as revegetation mats shall be utilized on slopes when required by the Soils Engineer or City of Tustin. The plants selected and planting methods used shall be suitable for the soil and climatic conditions of the site as validated by Landscape Architect and Soils Engineer. Planting need not be provided for cut slopes rocky in character and not subject to damage by erosion and any slopes protected against erosion damage by other methods when such methods have been specifically recommended by a Soils Engineer, Geotechnical Engineer, or equivalent authority and found by the Building Official to offer erosion protection equal to that provided by the planting specified in this Section. Plant material shall be selected which will produce a coverage of permanent planting effectively controlling erosion. Consideration shall be given to deep-rooted plant material needing limited watering; to low maintenance during the lifetime of the project; to high root to shoot ratio (weight of above ground parts versus root system), wind susceptibility and fire retardant characteristics. Rodent Control. Fill slopes within a grading project located adjacent to undeveloped and unoccupied land determined by the Building Official to be infested by burro~'ing rodents shall be protected from potential $1cpe damage Dy a preventative program of rodent control. Irriqation. Slopes required to be planted shall have a system of irrigation, designed to cover all portions of the slope and plans therefore shall be submitted and approved by the Director prior to installation. The requirements for permanent irrigation systems may be modified by the Building official and the Director of Community Development upon specific reco~en¢~tion of a Landscape Architect or equivalent authority tLa~ because Grading Manual Page 33 6.0 6.1 of the type of plants selected, the planting methods used and the soil and climatic conditions at the site, irrigation will not be necessary for the maintenance of the slope planting. Release of Bond. The planting and irrigation.systems required shall be installed as soon as practical after rough grading. Prior to final approval of grading and before the release of the grading bond, the planting shall be established and growing on the slopes and, where required, there shall be evidence of an effective rodent control program. SUPERVISION ~ND SITE INSPECTION Supervision It shall be the responsibility of the supervising Soils Engineer (registered Civil or Geotechnical Engineer) to monitor the grading operations and to assist the grading contractor in coordinating site inspection and testing to assure compliance of the work with the approved grading plans, soils/geotechnical report, any recommendations of the Soils Engineer and/or Geotechnical Engineer during grading, the grading permit and the requirements of this Manual. The Soils Engineer shall submit periodic progress reports as required by the Building Official. At the completion of the rough and precise grading, the Civil Engineer shall verify in writing to the Building Official that all work is in compliance with grading plans. The verification for that portion of the work concerning the preparation of the existing ground surface and placing and compaction of fills shall be verified to the Building Official by the Soils Engineer of record. Be The Building Official may require sufficient inspections by the Geologist to insure that all geological conditions have been adequately considered and may recommend corrective measures incorporated in the work. Ail required reports, compaction data and soils engineering or engineering geological recommendations made during the grading operation shall be submitted to the Building Official. De Notification of Noncompliance. If, in the course of fulfilling their responsibility the Civil Engineer, Soils Engineer, Geotechnical Engineer or Testing Engineer finds that the work is not being done in conformance with this Manual or the approved plans, approved by the Building Official, or in accordance with good accepted practices, Grading Manual Page 34 6.2 the discrepancies shall be reported immediately to the person in charge of the grading work and to the Community Development Department, Building Division. Recommendations for corrective measures, if necessary, shall be submitted to the Building Official or his representative for approval. Termination cf Services. In the event the Civil Engineer or the Soils Engineer or thy Engineering Geologist is relieved of or otherwise ter~.inates their duties prior to completion of the work shown on the qrading plans, they shall report the fact in writing to the Building Official within 24 hours fro~ ~he time of such termination together with a report .n the status of the work at the last inspection. The w~rk shall be stopped until the replacement has agreed in writing on behalf of the owner to accept the responsibility within the area of technical competence for verif±cation upon completion of the work. Violation. It is a violation of this manual for any person to verify to the satisfactory completion of work as required by this manual if such work is subsequently found by the Building Official to have been in substantial noncompliance with the approved design or Manual requirement at the time of verification. The Building Official may refuse to issue building permits or may revoke building permits and grading permits and order the work to be corrected. The owner shall be responsible for making all needed corrections. Gradinq Site Inspection by the Building Division Prior to any grading, brushing or clearing, there shall be a pre-grading meeting held on the site. Prior to pouring curb and gutter or placement of pavement base material, there shall be a pre-paving meeting held on the site. The permittee, or his agent, shall notify the Building Division at least two (2) working days prior to the meetings and shall be responsible for notifying all principals responsible for grading or paving related operation. It shall be the duty of the person doing the work authorized by a permit to notify the Building Division at least one (1) working day prior to the work being ready for the following inspections. A. Excavation and Fill Inspection Canyon Cleanout: After all brush and unsuitable material has been removed and an acceptable base has been exposed, but before any fill is placed. Grading Manual Page 35 Be Toe bench and key: After the natural ground or bedrock is exposed and prepared to receive iill, but befcre fill is placed. Over-Excavation: After the area has been excavated but before fill is placed. Excavation: After the excavation is started, but before the vertical depth of the excavation exceeds ten (10) feet, and every ten (10) foot inte~val thereafter. Continuation of this excavation operation need not await the arrival of the grading inspector provided that proper notification has been made to the Building Official. Fill: After the fill has started, but before the vertical height of the fill exceeds ten (10) feet, and every ten (10) foot interval thereafter. Continuation of this fill operation need not await the arrival of the grading inspector provided that proper notification has been made to the Building Official. Concrete or gunite drainage device inspection Alley gutter and/or concrete device draining asphalt: ae Subgrade (prior to placement of concrete): Subgrade is to be prepared and required reinforcement placed. The record Civil Engineer shall provide a field memo that line and grade (construction staking) is set in accordance with the approved plans. Concrete placement. Concrete placement need not await the arrival of the Grading Inspector provided proper notification has been made to the Building Official. 2. Curb and gutter (private property): Subgrade (prior to placement of concrete) Subgrade is to be made, forms are to be replaced and the record Civil Engineer shall provide verification to the Building Official that line and grade is set in accordance with the approved plans. Concrete placement. Concrete placement need not await the arrival of the Grading Inspector Grading Manual Page 36 Co provided proper notification has been made to the Building Official. Terrace drains, down drains, brow ditches, and all other paved drainage devices: Subgrade: Prior to placement of welded wire mesh or reinforcing steel, the record Civil Engineer shall provlde a field memo to the Building Official that line and crade (construction staking) is set in accorcance with the approved plans. Reinforcement: R~inforcing steel or welded wire mesh are to be installed bu~ prior to placement of gunite or concrete. Concrete placement: Concrete placement need not await the arrival of the Grading Inspector provided proper notification has been made to the Building Official. Drainage device other than concrete or gunite inspection 1. Subdrains After excavation but prior to placement of filter material and subdrain pipe, the subdrain pipe and filter material shall be on-site for inspection. 0 After filter material and subdrain has been placed but prior to covering with backfill. 2. Storm drains and inlets After placement of storm drains but prior to covering with backfill, the Civil Engineer shall provide verification to the Building Official that line and grade is set in accordance with the approved plans. After placement of inlet forms but prior to pouring concrete. The Civil Engineer ska!! provide a field memo that line and grade is set in accordance with the approved plans. 3. Earth Swales a. Prior to rough grading approval. b. Prior to final grading approvaL. Grading Manual Page 37 Rough Grade Inspection When all rough grading has been completed, this inspection may be called for at the completion of rouqk grading. Under normal circumstances, all subdrains an~ slope drains shall be in place and approved as a condition for rough grading approval. Paving Inspection 1. Subgrade After Subgrade has been established, tested an(~ approved by the record Soils Engineer, or his qualified representative, the record Soils Engineer shall provide a field memo to the Building Official of compaction test results. The Civil Engineer, shall provide a field memo that line and grade is set in accordance with approved plans. 2. Untreated Base After untreated base course has been placed, tested and approved by the record Soils Engineer, or his qualified representative, but prior to prime coat and asphalt placement, the record Soils Engineer shall provide a field memo of compaction test results. The record Civil Engineer shall provide a field memo to the Building Official that line and grade is set in accordance with the approved plans. Material invoices may be required. 3. Asphalt During asphalt lay down to verify continuous inspection by the record Soils Engineer, or his qualified representative or a special inspector when authorized, material invoices may be required. Asphalt placement need not await the arrival of the Grading Inspector provided that proper notification has been made to the Building Official. 0 Prier to application of seal coat, the paved surface shall be water tested to reveal any irregularities and shall be patched where required. Material invoices may be required after placement of seal coat. Grading Manual Page 38 F. Final Inspecticn Ge After all work, including installation of a~i drainage structures and other protective devices, has been completed and all written professional approvals and the required reports have been submitted, an as-graded plan will be re~aired if, in the opinion of the I~uilding Official, the finished site significantly deviates from the approved grading plan. Siltation Control Facilities (rainy season: October 15 to April 15): After excavation of desilting basins but prior to fill placement, prefabricated devices are to be available on-site for inspection. After fill placement for desilting basins but prior to placement of concrete or other non-erosive materials. After completion of an erosion control system in accordance with an approved erosion control plan and the requirements of the Building Official. H. Miscellaneous Inspections In addition to the inspections specified in this Section 6.2, the Building Official may make such other inspections as deemed necessary to determine that work is being performed in compliance with the Grading and Excavation Code and this Manual. Investigation and reports by an approved soils testing agency and/or Geotechnical Engineer may be required. 6.3 Special Inspections 6.4 The responsibilities and duties of a special inspector are provided in Section 306, Special Inspections, of the current Uniform Building Code as amended and adopted by the City of Tustin (see Appendix C). The Building Official may require special inspection for excavations, grading and filling operations to satisfy requirements of this Grading Manual or the Tustin Grading and Excavation Code (hereinafter the "Grading Code"). Alternate Materials and Methods of Construction The provisions of this Grading Manual are not intended to prevent the use of any material or method of construction not specifically prescribed by the Grading Grading Manual Page 39 6.5 Code or this Grading Manual provided any such alternate has been approved pursuant to this Section. Bo The Building Official may approve any such alternate provided he finds that the design is satisfactory and complies with the provisions of the Grading Code and this Grading Manual and that the material, method or work offered is, for the purpose intended, at least the equivalent of the prescribed in quality, strength, effectiveness and safety. Ce The Building Official shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. Whenever there is insufficient evidence of compliance with the provisions of this Grading Manual or evidence that any material or any construction does not conform to the requirements of this Grading Manual or in order to substantiate claims for alternate material or methods of construction, the Building Official may require tests as proof of compliance to be made at the expense of the owner or his agent by an approved testing agency. Test methods shall be as specified by this Grading Manual for the material in question. If there are not appropriate test methods specified, the Building Official shall approve the test procedure. Copies of the results of all such tests shall be retained for a period of not less than two (2) years after the acceptance of the grading. Safety Precautions If at any stage of the work the Building Official determines by inspection that further grading as authorized is likely to endanger any public or private property or result in the deposition of debris on any public way or interfere with any existing drainage course, the Building Official may order the work stopped by notice in writing served on any such persons engaged in doing or causing such work to be done, and any such person shall forthwith stop such ~ork. The Building Official may authorize the work to proceed if adequate safety precautions can be taken or corrective measures incorporated in the work to avoid likelihood of such danger, deposition or interference. If the grading work has created cr resulted in a hazardous condition, the Building Official shall give written notice requiring correction. Grading Manual Page 40 6.6 7.0 7.1 If the Building Official finds any exisulng conditions not as stated in the grading permit or not as shown on the grading plan, the work may be stopped until a revi~ed gra~ing plan has been submitted and accepted which includes provisions for such existing conditions. Responsibility of Per~..ittee ae Compliance with Plans and Manual. The permittee, aaent, contractor or employee, shall carry out the proposed work in accordance with the approved plans and specifications and in compliance with all the requirements of this Grading Manual. Protection of Utilities. During grading operations the permittee shall be responsible for the prevention of damage to any public utilities or services. Any damage done to existing street improvements and utilities shall be reparied. Ce Protection of Adjacent Property. The permittee under the grading permit is responsible for the prevention of damage to adjacent property and no person shall excavate on land sufficiently close to the property line to endanger any adjoining public street, sidewalk, alley, or other public or private property without suppcrting and protecting such property from settling, cracking, or other damage which might result. STORM DAMAGE PRECAUTIONS General The pe~ittee shall put into effect and maintain all precautionary measures necessary to protect adjacent water courses and public or private prcperty from damage by erosion, flooding, and deposition of mud or debris originating from the site. No grading permit shall be issued for work to be commenced between October 15 of any year and April 15 of the following calendar year, unless the plans for such work include deta:.ls of protective measures, including desilting basins or oti.er temporary drainage or ercsion control measures, or both, as may be necessary to protect adjoining public and private property from damage by erosion, flooding, or the depcsition of mud or debris which may originate from the sitc or result from such grading operations. If grading is to begin prior to October 15 and i~: expected to continue past October 15 in any given year, the approvef erosion control plan devices shall be in place at the end of Grading Manual Page 41 each working day when the five (5) day rain probability forecast is forty percent (40%). Once in place, all erosion control devices are to be maintained in a good working order until April 15 of the succeeding year or same year where qrading is begun after January lat. After a rainstorm, the 5ui!ding Official may allow the removal of erosion control devices and the operation may continue. However, all approved erosion control devices shall be stored on the project site in such a manner as to assure immediate implementation if required by the Building Official on the determination of a 40% chance of rain based on a five (5) day forecast. After a rainstorm, silt and debris shall be removed from check berms and desilting basins. Any graded slope surface protection measures damaged during a rainstorm shall also be immediately repaired. 7.2 Incomplete Work 7.3 Where a grading permit is issued and the work is commenced after April 15 and before October 15 of any year and the plans for such work do not include details of the protective measures or it appears that the grading and installation of the permanent drainage devices as authorized by the permit will not be completed prior to October 15, then on or before October 15 the owner of the site on which the grading is being performed shall file or cause to be filed with the Building Official revised plans which include details of the protective measures. The revised plans required by this Section shall be accompanied by an application for plan checking services and plan checking fees. Effect of Noncompliance Should the owner fail to submit the plans or fail to provide the protective measures by the dates specified in this Manual, it shall be deemed that a default has occurred under the conditions of the grading permit bond. Thereupon the Building Official may enter the property for the purpose of installing, by City forces or by other means, the drainage and erosion control devices shown on the approved plans, or if there are no approved plans, as he may deem necessary to protect adjoining property from storm damage, and charge the owner all costs therefore, or the Building Official may cause the owner of the site to be prosecuted as a violator of the Grading Code. -" I Grading Manual Page 4 2 8.0 COMPLETION OF WORK Upon completion of the rough grading work and at the final completion of the work under the grading permit but prior to the issuance of building permits or release of grading bonds or issuance of a certificate of use and occupancy, the Building Official may require: An as-graded grading plan prepared by the Civil Engineer, which shall include corrected original ground surface elevations if necessary, graded ground surface elevations, lot drainage patterns, manufactured slope inclination, and location of all drainage facilities and subdrains. A written approval by the Civil Engineer stating that all grading lot drainage and drainage facilities have been completed and the slope planting and irrigation systems installed in conformance with the approved grading plan and the requirements of the Grading Code and this Grading Manual which specifically approves the following items as appropriate to the project and stage of grading: Construction of line and grade for all engineered drainage devices and retaining walls (rough and final grading). Staking of property corners for proper building location (rough grading). Setting of all property corners in accordance with the recorded tract map (rough or final grading). Location of permanent walls or structures on property corners or property lines where monumentation is not required (final grading). Location and inclination of all manufactured slopes (rough and final grading). Construction of earthern berms and positive building pad drainage (rough and final grading). Co A soil engineering report prepared by the Soils Engineer, including type of field testing performed, suitability of utility trench and retaining wall backfill, summaries of field and laboratory tests and other substantiating data, and comments en any changes made during grading and their effect on the recommendations made in the soil engineering investigation report. Each field density test sk~ll be identified, buttress fill key locations and Grading Manual Page 43 9.0 9.1 subdrains shculd be located on an as-graded plan, the elevation of test and finish grade elevation shown, and the method of obtaining the in-place density described, either Uniform Building Code Standard 70-2 or the approved equal shall be so noted. The Soils Engineer shall provide a written approval as to the adequacy of the site for the intended use, as affected by soil engineering factors. The Building Official may require that the soil tests or testing be perfo~.,.d by an approved testing agency. A geology report prepared by the Engineering Geologist, including a final description of the geology of the site including any new information disclosed dj,ring the grading, and the effect of same on recommendations incorporated in the approved grading plan. He shall provide a written approval as to the adequacy of the site for the intended use as affected by geologic factors and when required by the Building Official, shall submit an as-graded geologic map. A statement prepared by the Grading Contractor describing the volume of excavation and fill moved on the project. In addition, if the grading plan was not prepared by a registered Civil Engineer or registered professional authorized to prepare grading plans and perform inspections, the grading contractor shall sub~it written approval that the work was completed in accordance with the approved plans. SPECIAL RESTRICTIONS ON USE OF BUILDING SITES Flood Hazards Buildings are not permitted in an area determined by the Building Official to be subject to flood hazard by reason of inundation, overflow or erosion. This prohibition shall not apply when provisions are made to eliminate such hazard to the satisfaction of the Building Official by providing adequate drainage facilities, by protective walls, by suitable fill, by raising the floor level of the building, by a combination of these methods or by other means. The placement of the building and other structures (including walls and fences) on the building site shall be such that water or mud flow will not be a hazard to the building or adjacent property. The Building Official in the application of this Subsection shall enforce, as a minimum, the current Federal Flood Plain Management Regulations defined in Title 24, Chapter X, Subchapter B, Naticnal Flood Insurance Program, Part 1910 as incorporated in the City's Flood Plain Management Regulations. Ordinance No. 1005, adopted April 4, 1988. Grading Manual Page 44 9.2 Geoloqic Hazards No building or grading permit shall be issued when the Building official finds that property outside the site cf the proposed work could be damaged by activat%on or acceleration of a geologically hazardous condition an~ such activation or acceleration could be attributed to the proposed work on, or change in use of, the site for which the permit is requested. For the purpose of this section, geologically hazardous condition does not include ground surface displacement due to earthquake faults. Work requiring a building or grading permit is not permitted in an area determined by the Building Official to be subject to hazard from landslide, settlement or slippage. These hazards include those from loose debris, slopeways and the potential for mud flows from natural slopes or graded slopes. For the purpose of this section, landslide, settlement or slippage does not include ground surface displacement due to earthquake faults. Subject to the conditions of this Grading Manual, permits may be issued in the following cases: When the applicant has submitted a geological and/or engineering report or reports complying with ~he provisions of this Grading Manual which report or reports show that the hazard will be eliminated prior to the use of occupancy of the land or structures by modification of topography, reduction of subsurface water, buttressing, a combination of these methods or by other means. When the applicant has submitted a geological and/or engineering report or reports complying with the provisions of this Grading Manual which report or reports contain sufficient data to show that the site appears to be in no danger for the intended use subject to review by the Building Official or his designated representative. When the applicant has submitted a geological report complying with the provisions of this Grading Manual subject to review by the Building Official which report indicates that the site appears to be geologically safe for the proposed use but is located in an area subject to a hazard of a geological nature. Before a permit is issued the owner first shall record in the office of the Orange County Recorder the findings of such report or reports together with an agreement approved by the City Attorney relieving the City and all of its officers and employees thereof of any liability for any damage or loss Grading Manual Page 45 which may result from the issuance of such permit. This agreement shall provide that it is binding on all successors in interests of the owner and shall continue in effect until the Building Official records in the office of the Orange County Recorder a statement that such hazard no longer exists. When the work involves the alteration, or minor repair of existing structures and the cost of such alteration or repair does not exceed 25% of the value of the existing structure (based on assumed continuation of the established legal use). Before a permit is issued the owner shall record in the office of the Orange County Recorder: (1) A statement that the owner is aware that records of the Building Official indicate that the property is subject to a physical hazard of a geological nature, and (2) An agreement approved by the City Attorney releasing the City and officials and employees thereof of any liability fcr any damage or loss which may result from issuing such a pe_~mit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Orange County Recorder a statement that such hazard no longer exists. The repair work shall consist of restoring the original construction. Provisions may be made for adjustment of the floor in an anticipation of settlement. When the work involves an addition or additions to an existing structure but is not a change in use or occupancy and such work does not increase the area of the structure more than twenty-five percent (25%) of the area of the existing structure. Before a permit is issued, the applicant shall submit a geological and/or engineering report or reports complying with this Manual which report or reports contain a finding that the proposed increased use of the site will not be geologically unsafe, and the owner shall record in the office of the Orange County Recorder: (1) The findings of such report or reports; and (2) An agreement approved by the City Attorney relieving the City and all officers and employees thereof of any liability for any damage or loss which may result from the issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Orange County Recorder a statement that the hazard no longer exists. When the work involves a one-story light frame accessory structure not intended fcr human occupancy and not Grading Manual Page 46 exceeding forty (40) square feet in area nor twelve (12) feet in height. When the work involves repair of single family residenc¢~ and accessory buildings where the cost of such repair exceeds twenty-five percent (25%) of the value of the existing building or involves the replacement of such structures where t~e loss to be replaced was due to causes other than landslides, settlement or slippage. Before a permit is issued the owner shall: (1) Record in the office of the Orange County Recorder a statement that the owner is aware that the records of the Building Official indicate that the property is subject to physical hazard of a geological nature and an agreement approved by the City Attorney relieving the City and all officers and employees thereof of any liability or damage or loss which may result from the issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Orange County Recorder a statement that such hazard no longer exists; (2) Submit calculations and plans for the proposed reconstruction prepared by a registered Civil Engineer and be designed to minimize damage while accommodating the amount of vertical and horizontal displacement which the engineer determines are probable or which have occurred since the original structure was buii2 whichever is greater. 9.3 Other Restrictions Not withstanding any other provisions of this Subsection, the Building Official may deny a permit for any building, structure or grading subject to a hazard of a geological nature which cannot be mitigated and may endanger the health or safety of the occupants, adjoining property or the public. 10.0 HILLSIDE GUIDELINES The guidelines contained in this section represent specific design guidelines and performance criteria that are to be achieved in the implementation of development objectives within hillside areas subject to Hillside Review as defined in the Grading Code. Some of the guidelines are followed by examples illustrated at the end of Section 10 of alternative ways that the guidelines may be achieved. These examples are not mandatory solutions but are intended to illustrate possible ways to achieve the guideline. Alternative solutions may be acceptable subject to review by the Department of Community Development. Grading Manual Page 47 10.1 Land Modifications A. Guidelines œe Where level pads are required, the pads should conform to the direction of the contours when this type of solution does not conflict with desirable drainage solutions. A series of smaller pads that are curvilinear and follow the form of the hillside are preferable to large, square shaped pads. Where feasible retain natural drainage courses in their original condition (Refer to Figure 1, page 52a). When feasib±e, where level areas are needed, grading concepts should provide variety in the steepness of slopes and their configuration consistent with recommendations of a Soils Engineer and Geotechnical Engineer. Where major recontouring is proposed, especially in the lower, more gently sloping hillsides, the concept of contour grading should be used to blend the graded slopes with the natural undulating character of the hillside landform (Refer to Figures 2 and 3, pages 52b and 52c). Grading on hillside areas shculd soften hard edges left by cut and fill operations where an adverse visual impact may occur (Refer to Figures 4, 5 and 6 pages 52d, 52e and 52f). Created slopes, either cut or fill that are adjacent to roadways should be graded in such a way that an undulating appearance in the graded plane is provided for a more pleasing visual appearance to the road (Refer to Figure 6 page 52f). Cluster development to minimize grading impacts and/or retain natural features. Design roadways to conform to existing topography, where feasible; consider modified road standards to reduce adverse grading impacts. Grading should incorporate open slope areas (graded or natural) which are landscaped and provide an appearance of a natural hillside. Access roads which climb along a slope should incline and vary in their gradient rather than maintaining a constant grade, to provide open slopes and minimize the appearance of a row structure of homes. Grading Manual Page 48 Be Access from ridges and canyons to short cul-de-sacs should be utilized so that open landscaped slopes can be provided. 10. Minimum grading of the knoll as shown in the East Tustin Specific Plan is encouraged. Where recontouring is proposed on the lower, fi~tter portions of the knoll, the concept of contour grading should be used. Design Criteria No slope shall have a slope angle steeper than 2:1. Shallower slope angle may be required where detailed in soil and geologic studies. Cut and fill slopes in excess of 200 feet in length should have curvilinear configurations consistent with recommendations of the Soils Engineer and Engineering Geologist. The bank and/or top of slope shall be curved in a convex or concave manner to provide a variety of slope ratios. The radius at the toe of slope shall be no greater than 300 feet. A variety of slope ratios and horizontal radii shall be used to blend manufactured slopes into the adjoining natural terrain to provide adequate transition and to avoid abrupt changes between manufactured and natural slope banks. At intersections of manufactured and natural slopes, a gradual transition of rounding or contours with a minimum radius compatible with the existing natural terrain shall be provided. Manufactured slope banks intersecting at or near right angles should be rounded with a radius at any corner location of no less than 25 feet (Refer to Appendix O, Standard B137). Where manufactured slope banks approach roadways at or near right angles above the elevations of the roadway, the slope should be flattened at the point of intersections to a slope ratio of 3:1 or flatter through the curb returns (Refer to Appendix C, Standard B139). Where slope configuration is controlled by design of a roadway, slope banks in excess of 25 feet in height adjacent to roadway shall be screened by use of planting bays at toe of slope and adjacent to road right-of-way. A variety of slope ratios and horizontal radii shall be used to blend into adjoining slopes. Bay widths should be ~ minimum Grading Manual Page 49 of 10 feet and a maximum of 100 feet with 250 feet maximum spacing between openings. Planting bays shoula be further c~ntoured and planted with a combination of tree sizes. The actual tree sizes, locations and number shall be subject to review and approval of the Community Development Department (Refer to Appendix D, Standard B136). 10.2 Sitinq Guidelines ae Whenever possible locate property lines at the top of the slope (Aefer to Figure 7, page 51g). However; the property line locations may be considered if such design would not inhibit proper maintenance access, or use of the slope subject to compliance with other Hillside Design Guidelines and subject to review by the Community Development Department. Sites should be planned in such a way so as to preserve or enhance important vistas and maintain the overall landform character of the land use area, particularly those seen from public places. Cm Site building and align roadways to maximize public visual exposure to major natural features such as the north-south Peters Canyon ridgeline, the redwood/cedar grove, the knoll and major tree stands in the East Tustin Specific Plan where retained. Do On slope areas steeper than 25 percent, typical padded lot solutions will be avoided. Minimize grading by carefully siting buildings and roads to conform with the natural topography where feasible (Refer to Figure 8, page 52h). Structures should be sited so that roof slope follows slope of natural grade (Refer to Figure 7, page 52g). Fe Preserve the open space values of the central Peters Canyon ridge as identified on Exhibit A in the East Tustin Specific Plan by excluding buildings from being developed on the top of the ridgeline and by careful siting of structures and landscaping adjacent to the ridgeline. Ge Site the top of roof lines and structure so that they occur below the elevation of central Peters Canyon ridge as identifie~ in the East Tustin Specific Plan (Refer to Figure 9, page 52i). Development or grading of ridgeiines other than the central Peters Canyon ridge as identified in the East Grading Manual Page 50 Tustin Specific Plan may occur subject to discretion of the Planning Commission pursuant to hillside review, provided all possible measures will be taken to minimize the amount of trading and to mitigate adverse visual impacts to surrounding areas. Permitted recontouring should result in a rounded appearance to resemble natural terrain, providing wherever possible a backdrc~ for development. No excessive, flat planed reconst_~ction shall occur (Refer to Figure 10, page 52j). Placement of roads and trails and underground utilities on top of the Peters Canyon ridgeline should be accomplished with minimal disruption to the natural contours. Siting of proposed structures so that maximum concealment of a created cut slope is achieved (Refer to Figure 9, page 52i). 10.3 Drainaqe Guidelines ae Catch basins or siltation basins, as well as energy absorbing devices, should be provided as a means to prevent erosion when grading is being undertaken in hillside areas. Drainage devices should be placed on a graded slope as inconspicuously as possible. C. Down drains should be placed in swales. Where brow ditches are required, berm or screen with plant materials to conceal drain as much as possible and where needed where the ditch will be visible and not damage drain when plant materials mature (Refer ~o Figure 11, page 52k). Where brow ditches are required, soften the appearance created by the natural concrete with natural rock or tint concrete with an appropriate earthtone color or other treatment to blend with surroundings when needed and where the brow ditch will be visible as determined by the Community Development Department. Raise the downhill lip of the brow ditch to shield the ditch from view (Refer to Figure 11, page 52k). 10.4 Veqetation and P~antinq Guidelines ae Ail grade~ slopes (cut or fill), including roadsides, should undergo permanent revegetation in a timely manner to minimize chance of erosion and siltation. Grading Manual Page 51 Be Use landscaping plant materials as a supplement to the backdrop of housing adjacent to the Peters Canyon ridgeline. Retain natural landscape as much as possible (Refer to Figure 12, page 511). Use plant materials to conceal cut slopes (Refer to Figure 12, page 511). Incorporate the character created by the existing eucalyptus groves in the design of development in East Tustin to the extent feasible and consistent with fire safety. Include only passive uses of preserved open space with natural landscaping and fire resistant materials, where necessary. Cluster development in order to selectively mass open space and to preserve significant trees. Where preservation is not feasible, new tree plantings can be incorporated which will recreate the character'of the original stand. Incorporate planting in new development areas to be compatible with the character and quality of the natural surrounding environment. Groupings of trees in swales and property lines should maintain views wherever possible (Refer to Figure 13, page 52m). The placement, selection and design of plant materials should crea~e a visual undulating appearance to enhance contour graded slopes and to enhance the appearance of conventionally graded slopes (Refer to Figure 14, page 52n). Ke The interface between developments and open space and internally between structures on slopes is critical to blending architecture and landscaping and shall be given special attention. 10.5 Circulation Guidelines The City of Tustin road standards apply to Hillside areas. However, in order to minimize road alignment and grading impacts in the hillside areas, modifications of road widths, radii, and gradients will be considered where adequate road safety requirements are met. Any proposed reduction in road standards must be [~pproved by Grading Manual Page 52 the City of Tustin's Director of Public Works (Refer to Figure 8. and 15, pages 51h and 51o). Hillside roadways shall be designed to conform to safe driving requirements. Common or joint drives or driveways in single family development shall be considered if grading is reduced by their use. De Special streets such as split level streets may be acceptable subject to detailed engineering studies and when authorized by the City Engineer. 10.6 Architectural Guidelines Building forms shall be sited and scaled to the particular environmental setting so as to compliment the hillside character and to avoid excessively massive forms. Colors of buildings shall be selected to blend with the natural colors and hues of surrounding hillsides. Reflective coatings such as chrome or glass or bright colors shall be used only if demonstrated that structures will not become distracting features in the hillside environment. Roof colors should be darker colors avoiding bright colors with special attention paid to coordinating roof design because of the dominant appearance of roofs in the landscape. Retaining walls shall be designed with smooth, continuous lines that conform to the topography. Along roadways, special attention should be paid to the height of walls to avoid a contained, channel-like effect. Continuous rear yard fences and walls across the top of slopes shall be coordinated in design and use of materials. 3rading >:anua2 Page - ~ INSTEAD OF LARGE SQUARE PADS DO THIS SMALL PADS WHICH FOLLOW CONTOURS Fi gure ~ INSTEAD OF REGULAR SLOPES SHARP CUT '. . ." .,. :'.." .. . . . o o DO THIS VARIED SLOPES SMOOTH CUT Fi gure 2 (;rading .~la:lua j '~'~ INSTEAD OF / / / I / / HARSH / I f I I / I DO THIS · 5 j~,..r..~ -'---.,Z' SMOOTH / / Fi gure 3 Pa,:e ~-d NSTEAD OF X X x , . ~ } / ./ %- X 5 X CUT.OPE / STANDARD CUT INTO NOSE OR RIDGELINE DO THIS Fi cure Grading Manual Page ~ ~ INSTEAD OF SLOPE BANK ENGINEERED ~ SLOPE BANKS LOOKFORCEDAND UNNATURAL ' DO THIS 2:1 SLOPE BANK ROUNDED CONTOURED EDGES :1 SLOP~' VARIETY IN SLOPE BANKS GRADIENTS CREATES A NATURAL APPEARANCE Fi cure 5 52:' INSTEAD DO THIS VARI~--I"Y IN UNDULATING SLOPE BANK CREATES PLEASING ROADSCAPE Fi cur-:' ~ Crading Y. anua i DO THIS DO THIS STEP STRUCTURE ~,'/ITH SLOPED ROOF IN G.ENERAL DIRECTION OF THE NATURAL SLOPE Figure 7 121 Z 0 0 Fi gure 9 DO THIS STRUCTURE SHOULD FALL BELOW TOP OF RIDGE ELEVATION RETAIN RIDGELINE TO PROVIDE. V'ISUAL BACKDROP FOR DEVELOPMENT) DO THIS  ,H. IDE A CUT SLOPE ~/ITH STRUCTURE F~ gure 9 '-I NSTEAD OF KNOB REMAINING O I'.'1 CUT ~,:~-.~ · ""::?i?,:'!,,i!?,'. )O THIS ROUND-OFF CUT SLOPES REMOVE - CUT KNOBS AND ROUND-OFF · SLOPE Fi ,~ure .~ Page 5-'k DO THIS SKYLINE PLANTING '~ UNDULATING ..¢,~¢~-.~ '. · .' ... · . ~A~A~ s'~s-r~.~ Figure !1 P;] ,u..' e '% ~ l DO Ti !IS USE LANSSCAPE PLANT MATERIAL AS A SUPPLEMENT OR SUBSTITUTE FOR RIDGELINE BACKDROP IF RIDGE IS GRADED. DO THIS TREES AND SHRUBBERY TO SOFTE,N APPEARANCE OF CUT SLOPE Figure 12 Grading Page 52m DO THIS // LOCATE PLANT MATERIAL IN SWALES TO SIMULATE THE NATURAL CONDITION DO THIS CLUSTER TREES '"'~' ON PROPERTY LINES I ~:~'.,".~,. ~..t~ TO SCREEN BUILDINGS ,~..~_, v ','~ .~,~ AND ALLOW VIEWS ~~'~; ~~ " MAINTvlEwsAIN Figure !3 HSTEAD ,.., F CONVENTIONAL PLANTING REGULAR VISUAL PLANE IN CROSS SECTION 2:1 SLOPE DO THIS LANDFORM PLANTING IN CROSS SECTION ,~~--, · .. Fi gure '.4 Grading Manual Page 52o NSTEAD OF STREET STRAIGHT STREET PATTERN DO THIS NATURAL Figure 15 Grading Manual Page 53 11.0 SLOPE WARP~.I~Y PROGRAM Subsection C(8)n. of Section 8914 of the Tustin Grading and Excavation Ordinance, which applies to ~illside areas of the City, imposes the following requirement: "Preparation and recordation of a declaration of covenants, conditions and restrictions providing for the develop~ent and maintenance of slopes an~" drainage devices shall be a conditicn of approval on tentative subdivision maps. Every permit shall also be conditioned upon the applicant and/or owner's warranty of all slopes through applicant and/or owner implementation of a Slope Warranty Program subject to approval and review by the City Attorney and Planning Commission, and subject to appeal to the City Council." Compliance with the following Slope Warranty Program will satisfy this requirement. 11.1 Statement of Objectives There have been instances in other cities where a slope failure has occurred, and the required slope stabilization and repair work has been delayed while the potentially responsible parties have argued among themselves concerning actual responsibility. The City of Tustin wishes to avoid that situation with development in its hillside areas. The primary method chosen for accomplishing that goal has been to identify a responsible person or entity who will be obligated to make interim emergency repairs and stabilize any slope displacement while ultimate responsibility is being determined. The program is not intended to and does not supersede the requirement for bonds to assure performance of the grading work in accordance with approved plans and specifications or to guarantee maintenance and repair of City streets, all as set forth in Tustin City Code Section 8917(c) and Section 4.2 of the Grading Manual. 11.2 Program Description Am With the exception of minor grading projects described in Tustin City Code Section 8914c(4), an applicant for a grading permit must show compliance with this Slcue Warranty Program (the "program") prior to issuance of a grading permit by the City. The following slopes ("warranty slopes") will be covered by the Program, and identified by the Planning Commission as part of the grading concept apprcva!: Grading Manual Page 54 Ce Manufactured slopes equal to or greater than five (5) feet in vertical height and having an average slope at or steeper than four (4) horizontal to one (1) vertical foot but not to exceed two to one; and Other manufactured slopes which, in the judgment of the Planning Commission should be included in the Slope Warranty Program because of the existence of a substantial risk to public improvements or the property of another party in the event of a slope failure. An individual lot owner who is building on a custom lot or a single-family homeowner may be exempt from this Program if the Planning Commission, for good cause shown arJ~ upon making both of the findings set forth below, exempts from this Program those warranty slopes which, in the judgement of the Planning Commission: (a) do not pose a risk of harm to public improvements; and (b) do not pose a risk of harm to the property of another party. In making such determination the Planning Commission shall consider, among other things, the proximity of the proposed manufactured slope(s) to public improvements and the proximity of the proposed manufactured slope(s) to adjacent real property and structures (including proposed structures). As a condition to issuance of any grading permit that will involve the creation or alteration of any warranty slopes, the landowner shall deliver to the City a written agreement (the "Repair Agreement") that the landowner shall undertake, or cause to be undertaken, interim emergency repairs of any "slope displacement" occurring within three (3) years of the certification of completion of the grading work for the slope, unless the Repair Agreemen~ is earlier terminated as described in this Program. Certification of completion of gradin~ shall be when said slope is certified by the City and within 90 days of installation of all required and effective planting. The phrase "slope displacement" shall mean the following: Displacement of soil on a warranty slope at a depth of two feat or more (measured at right angles to the slope face), with vertical movement of one foot or Grading Manual Page 55 De Em more, regardless of cause, and regardless of the square footage involved, or Displacement of soil on a warranty slope with vertical movement of one foot or more and involving an area of at least 900 square feet, regardless of depth and regardless of cause. Slope displacement does not include surface cracking or fissures, erosion (unless erosion ultimately result in slope displacement) or displacement of soil caused solely by earthquake or seismic activity. Any Repair Agreement shall be terminated in whole or in part, as applicable, by: City's issuance of a subsequent grading permit for any warranty slope (which shall require prior compliance with this Program), except where subsection I(3) of Section 11.2 of the Grading Manual applies. In the event the Repair Agreement covers more than one (1) slope, a subsequent grading permit will terminate the repair obligations only as to the slopes or portions thereof effected by the subsequent permit, or City approval of a substitute Repair Agreement, i~] accordance with Sections F or I(1) of Section 11.2 of the Grading Manual. City shall give written notice of such termination to the obligor under the Repair Agreement. Upon the formation of a Homeowners' Association charged by the CC&R's with the responsibility for maintaining and repairing the warranty slopes, unless a substitute Repair Agreement and security is provided by the Homeowners' Association directly to the City as set forth in subsection F, the obligations under Repair Agreement(s) covering the same slopes shall continue, but the obligation thereunder to make emergency re'Lairs in the event of a slope displacement shall be secondary to the obligation of the Homeowners' Association to undertake that repair, and shall operate in the same manner as a performance bond or similar security for the obligation of the Homeowners' Association to undertake such repairs. In the event a Homeowners' Association is unable or unwilling to perform the repair in a timely manner, City shall provide written notice to thc obligor under applicable Repair Agreement of its obligation to'perform the Agrear. ent. The time specified for performance shall Grading M~nual Page 56 be thirty (30) days, unless City determines, in its discretion, that the slope displacement poses a substantial risk of harm to public or private improvements, in which event a shorter time frame for action may be specified. Any Repair Agreement with a Homeowners' Association or by any personal entity having a net worth of $1,000,000.00 or less, as determined by City pursuant tc subsection G of Section 11.2 of the Grading Manual, shall be secured in one of the following ways, at the election of the Association or landowner. Such agreement and the security t~erefore shall be subject to the approval of the Direc%or of ComMunity Development and the City Attorney. Delivery of a bond or bonds by one or more duly authorized corporate securities, in an amount equal to fifty-five cents ($0.55) per square foot of warranty slope face, but in no event more than $100,000.00 (the "Security Amount"). The bond shall name the City as a beneficiary and shall include reasonable ccsts and expenses, including attorneys' fees, incurred by City to enforce the obligations of the agreement; Deposit of an amount of money equal to the Security Amount with the City or a city-designated escrow agent or trust company; Delivery of an irrevocable letter of credit payable to the city in the Security Amount issued by a financial institution(s) subject to regulation by the state or federal government; Delivery of a performance guarantee in a form approved by the City Attorney, executed by a person or entity having a net worth exceeding $1,000,000.00, as determined by the City pursuant to subsection G below, and who is: (a) a legal or equitable owner of the land containing the warranty slopes, or (b) a developer or subdivider of such land, or (c) a person or entity who is a joint venturer or venture partner in any such owner, developer or subdivider. Such person or entity shall agree to perform the obligaticns of the Homeowners' Association in the event that the Homeowners' Association is unwilling or unable to perform. The performance guarantee shall provide ~or the award of City's reasonable costs and expenses, including attorneys' fees, in Grading Manual Page 57 He the event the guarantor fails to perform and the City shall be entitled to seek specific perfc~ance and/or damages pursuant to CCP Sections 638, et seq.; or Written proof to the satisfaction of the Ciuy of the establishment of a separate slope maintenance and repair reserve by the Homeowners' Association equal to the Security Amount. In determining whether any person or entity has a net worth exceeding $1,000,000.00 as provided in paragraph 6 above, the Director of Community Development may rely upon a declaration made under penalty of perjury e>~ecuted by such person, or an officer of the entity, the ~ffect that the person or entity is worth mere than $1,000,000 in real or personal property, over and above all debts and liabilities. In addition to the penalties for perjury, it shall be a misdemeanor for any person to deliver to the City a declaration that is untrue, and the City shall be entitled to recover treble ils damages incurred as a consequence of a delivery to it of a false declaration. The declaration shall include the following acknowledgement, in bold-faced type, of this provision of this Slope Warranty Program: IT IS HEREBY ACKNOWLEDGED AND UNDERSTOOD THAT THE CITY INTENDS AND WILL RELY UPON THE ACCURACY OF ALL STATEMENTS CONTAINED IN THIS DECLARATION. THE DECLARATION FURTHER ACKNOWLEDGES, UNDERSTANDS AND ACCEPTS THAT, IN ADDITION TO THE PENALTY OF PERJURY, IT IS A MISDEMEANOR FOR ANY PERSON TO DELIVER TO THE CITY A DECLARATION THAT IS UNTRUE, AND THAT THE CITY SHALL BE ENTITLED TO RECOVER FROM DECLARANT AND THE ENTITY ON WHOSE BEHALF THIS DECLARATION IS EXECUTED, TREBLE ITS DAMAGES INCURRED AS A CONSEQUENCE OF A DELIVERY TO IT OF A FALSE DECLARATION. A Repair Agreement with any person or entity exempted under subsections F and G of Section 11.2 of the Grading Manual from providing security shall provide that City shall be entitled to specific performance, and/or damages pursuant to CCP Sections 638 et seq., and that City shall also be entitled to its reasonable costs and expenses, including attorneys fees, in the event the landowner fails to perform and City is forced to seek specific performance or perform the repair itself. No individual lot owner will be issued a permit to grade a warranty slope during the warranty period unless: (1) the owner provides a substitute Repair Agreement, with adequate security, as described in Subsection F of Grading Manual Page 58 0 CAS:pef Section 11.2 of the Grading Manual; (2) delivers to the City a written guarantee from the slope warrantor and its surety that such grading will not terminate the warranty; or (3) the grading is otherwise exempted from this program. In the case of (3), City shall first demand that any slope displacement be repaired by the lot owner. Auy substitute warranty security or guarantee Shall be subject to approval of the Director of Community Development and the City Attorney. Any w..rranty provided under this Program represents a commitment to make emergency repairs as reasonably required by the C±ty to stabilize the slope and prevent further displace~.ent, and is not a commitment to undertake a complete and final restructuring and repair of the slopes displacement. Any repair work undertaken under this Program shall not be an admission of ultimate liability for the slope repairs. The person or entity performing repair work as required by this Program shall be entitled to recover the costs incurred in such performance from the person or persons ultimately found to be liable for the slope displacement. .This Slope Warranty Program only deals with the obligations o~ing to the City. Any person giving a warranty to the City under the Slope Warranty Program may privately contract with another party to be held harmless from and against the liabilities created, although the City shall not be required to release the warrantying party. A sample Slope Repair Agreement (owner), a sample Slope Repair Agreement (where a Homeowner's Association assumes Owner's Repair Agreement), and a Declaration of Net Worth are included as Appendix E of this Manual. APPENDIX A TECHNICAL GUIDELINES FOR SOIL AND GEOLOGY REPORTS Technical Guidelines for Soil and Geology PREFACE: The ul~ima~e' respons~ii:y._, for a safe desi~.,,-- ~ns=ructlon-~ and m-lnT_n-n_~= ~ = ~_ c: any. gradin' g project rests wi~h ~he cznsui'~ng engineers,.- . _ g~o~c~c_._ ___'_, z~n:r-.--~r-,~ =~ = and h= owner q~nce si:= condicion$ and che proposed deveic~_n~ =_=.. ,,,arles s greatly becweeh projects, =~A recognizes :ne cisc._.Lon and ,udgamen:s :hat ~us: be used by :he consui%in~ pro~e~c~nals, i: is, :he._fcre, e~set:::i -~ ~nk-n-e [he genera~ unders~-ndlng be:'~een [ne pe~i~ appllcan:s, consul:ants -n~ _.~. The purnose, of these technics! .zuldeilnes is co inform, grading perm:: =-?yllzan:=- and their professions! consui:an:s of 'he basic inforr, a:icn ~'co~e. fzr by the ....... '~ foil _..r-vlronmen[al ..-n-ge~en[u~ ~ Agency (EP_~) in review%nE preliminary ~ ......... and Geology repcr:s for ~ra~in~ portal: appiica~ions and rough grade fedoras. Th~ gu:delines used for :he preparation of ~hls doc~en[ are: Th~ L'ranRe Coun:':' grading and Excavation Code, eke Uniform 5uiiding e~de, :h~ Ca!i~orr. la S:a:~ ~oard of Re s.ra:~ ii~ (effective 1/1/79) on adequgcy of professional ~eoiogical work as represented by ~he guidelines for standards of practice issued by California Divlslcn of Mines & Geology, 'he. C-anne. _ ~un:l,' Fl-nnln C'ommissio~ and Subdlvisi:nC=mmi::~- conditions ~f aD---va~ -he Oranze County Subdivision Code, and presen=iy accepted geocechnicai engineering and engineering geologic practices. DESCRiPTiON: 'The cechr, icai guice~ines are divided i 6 ~=rTs :c for c:::erer.~ ..... pro'eot =%'=es.. =nd- :coomra~hic. _ . areas The mo~ invo!ved grading pro~ec:s wiiienco=pass, bu[ n-: he i~ i:=~ to several parts lis~ed below: Part i Single Family D~e!lings (f!atland) - identifies the report content for precise grading pe.'-ai:s on single family aue_.~_~..~_s in fla~land a-ess. P o",. ii Single Family Dwellings (hillside) - identifies :he report content for precise grading pe:~..i~-s on single f-mi?;= ~ . dwellings ...... ~" ~ ,_~s~.de .. . .-.: i) areas (ad~Tive ~o ".he reculre=en~s of =~- . ~ , . . ........ c.on, - iden=ifi_so =d-- :ng_e Fa=fly Dwellings (su=piemen:al ditlonal re,or: con:eh: which =ay be needed wi~~ Par: i and Part depending cn -he. size conditions and development ~ro~csad. ~=''cdiTiv.~ ~.~e requirements of ParTs i and . - rT IV Co=.-.ercia! and industrial Si:es - idem~ifies :he repot= con=anT for precise grading pe:--_i%s ~. cc-----erclal and indusTrla_ si=es in- cluding aparTmen: cc=piexes %adcf%ive %o [he requlremen~s cf Par% i and applicable items of Part ill). ec ....... C:'-i?-elir, esf r 'n ' ~_ ~ c Ceclcg'..' Residen:ial, Cor. n. erzia! and '-duszrla! Suhdlvislczs ~:racts and ~rceis) - idenli£ies -'he re~ ;': ~.:_n: for pr ilmlnary gracing re~%s cf i-r~_ cam:er-L-' and ~nduscri~l subdivisions -nd 7- '~ ' nary and precise grad~ ~i:s ~f residen:la! subdivisions ~ :'-- land and hillside areas (additive :o :he requirements of Par: i and applicable.~:e-s_ cf Parts Il and iii). Par' V ' Rough Grade Ccmpac:ion Reports - iden%ifies :he -'p6r: con:au: for · Dre~-~na'y---- . and precise grading pert_i% rough gr-de~ compac%~c-_ .. reports. Due :c par'.icular sine conditions, proposed improve-_en~s or :ne pelici,.s cf test- inE fir~s or project ccnsu!'.an:s, some of :hose i%e=s ray be iht!%dec in subse- t%eh'. . reports on eke same pr-j_ct~ ~ "i%h- :he ccnditlonal approval of EY.A. A gracing plan revie~ repot% is an evaiua;icn cf ~he ccnclus:cns and rocor.%ends- %ions in ~he prelizinarv, soil and geology repot-, as %hey rela%e ~o the ~ orr ~csed gra~i-n~ plan. i% is usually required w~en ~here a~= cnanzes in :ne p-zpcsec deve!o~a_en:s,, consul:in~_ fi.~s, s-il~ enzineer_ or en~ineerlng~ geologist, =-n %:d-t_= ~ of %he ~re!imlnary report or signal%res are needed, o~ ~he prolect is = ccnversi_n to precise permit application. The grading plan review reports are supple:ants to %he p~e!iminary repor%s and are an 6ppor~uni%y for ~he consu!%an:s %c revie~ the planned deve!o~nen~. The purpose ~s ~o da~er--ine ~ %'he p e!Imlr~ry re:cr%s are adequa[e and cc~pie~e for :he presently planned graglng and cons:rust_cz cn ~he si%e and if ~he conc!usicns and r~cc~enda%ions sciTM apply to %he ~ropcsad opera%ions. !: is no: in:ended ~ha% ~he soil engineer cr engineerinE geclogls; approve or disapprove ~he grading plan, but provides :h-~. az opportunity to upda%e the pre!imina~ reports and ~-ciude additions or % ......... ohs as neces- sa~!. .-he da~e and name cf %he person ~reparlng ~he ia:est gradlzg plan r - · '~e~e~,_ . should be ido".ified_..' for reference purposes. P.~ZKT I: .:.;LNICAL CUiD--LINES FOR,::--?.--_..._.,~-x.'ur"'ov F-J. PORTS (SOIL ....... F.%.MiLY .DW--LLi::CS_.,-': ?~' ~---~2" ',D A3.EAS A. General I. Signature' and ROE n,--.ber of projec: ~ so_: engineer. 2. Job address. 3. Loca:iondescrlp:ionand/or !oca:ionindexmap u.~h reference notch, scale, e~c. 4. Descrlp~ion o:. s~.:e candluicns (topography, reLie:, vege:a:_cz, ~ man-made features, drainage and ~ers~d). Proposed grading (general scope, amoun:, special eculp=en: and/or me=hods ~ ~ ppii ) ~. a cable . 6. Planned cons;ruc'.ion (type of s:.-uc:ure and use, :'/po of cons:---acuicn and foundation/floor sysr. em, nu~_ber of s~o~_es, es;ires:ed s~ruc--ura! loads). Technica Gu' ~ .~ell for Soil and Geology Kepcrt Field ials and samples ~o finished grade or foo=inE elava=icns, icen=ifv rea_ or ass~ed eleva=ions. °lan ~'i'~ legend sh~'~ng: si=e ~-~s, certain fee=utes, ~an~ade ~'ich -~:los,.- s-i~ .~i=i~s,. dav~i~=. _ lines, .~avln -r_ 3. Location of al2 sampl=s c&&en, surface and subsurface. G"ound~'a~er. condici~s and pocencial (future, n-tut-1= = page e;fec=s). all ~=sC sampi~. 2. Unifi=d Soil C!assifica:[on of 3'mm Y~zerial competency and sareng:h.~ a. Field deasi:ias (and r=la:ivu compassions ~'her~ per%inez%) and uois- =ute b. Shear s'reng~h, oF. foundation ma~erlai (drained cr ,undr-i...d %ions, ~ffec:ive s~rzss ,or =oma' s~ress analysis, in-si~u or re=oidec s'amples mus= he :aa.n=ifiec). d. ~pansion po=en=ial. 4 Yz~imum densicv-om~im=~ moisture parameters of proposed fill ma~eri-! available by Unifo~ Building Code S~andard No 70-! or approved equivalent. Shrinkage and/or bu!kinE .'-'ounda'ion~ Des:.~n Cr;:_ria~ I. Foocing depc!, and ~'idth.1 Cricerla for founcariom ..-.atari-'~ prepare''~'' U.-~.C. recuiremencs, nay be used as an a'terna%ive:- so': ''=== .... .... =~-- foundlnE ~.erLals bv U :.C. scandar~ :;"q-[ an~ use =In!m'~s and based on U.~.C. Tables 2~-A and 29-B or apTroved ecuivalen:. Te-~-'c-1...... - Culdellnes f-r~ So''__ aa~ C, eclogv, Reocrus. ·.-_ r,.-. v=:ues~ based cn =es=ir.~.'_ 4. La:era!. press.utes (ac:lye, passlve,, or a: res: condO''ohs)_._ ~-ad. coefflc:~-: of fric:ion.~ ~ Se:~!ement - 'cue!, ~if=~renulal and r-=e of se:=iemen:. Reference in su=o!emen:a!., or-rading~ plan review reports referencing~ ear_i_r' ~ r.~;crt=-, ~upplv ¢o~ies of %hc_~e r_f_renced repot-= or =~":"ca'~ie per-.Ions == re- quired by ~he Building Official. . .r Couciuslons ~ ~-na Kecc~endz:ions Ground.=reoarauion. (c!e-r~ng,~ unsui:~b!_~ ~ =cuerlal removal, sczrifica[icu and =cis:uriza~ion). c,.~:~ ..... ? and precompac:ion of in si:u ma~eria!s results and o:her per:inen: da~a ~o be used :o de:er~..ine sui:abili:y). .. _.ca,.on -nd zols~urlza:iou or dewa:erln£ measurer surc P~rge, se~:iemen~ =oni:crlng :: a=~iic-k~' 3. Piacemen= cf fill: a. Mm:erlal approve' (on si~e, Meuhcds and s:and-rd .... (Unifc:-a ~ui'*_n~ Ccd. £:-n'-rdc= --'-,~ i or =pprc','ed- equlvaien:) . c. Testing (=in. 90: tel. co=p. by. U.=_.~ s:andard ~,~-c' cr equi';alen=~ and frequency of field densizy :asking by verrlcal in:ervals and,.'cr voiu~=e of fi!!. Ei~_mln~ ,a~~'_on of cu:/f~'~__. or o~her dlffaren~ial ~ransi:ion$ benea:~.. Luorove-. men~s. 5. Uui!i=7 =renches: 5ackfiil speciflca:ions and reut.--~-enda=ions under s=ruc:ures, pave- men:s and slopes (-'n 9OZ re~ co=~ using r. aclve --~_rlals> 'rs landscape an/ o=her areas. 6. Provisions for ~provc~--~ _ Inspections. and necessary. =ese!nE durlmz_ and cz compieclon of grading. U.C... = reculremen=s. =-y~ be used as an ai'.e~a=Ive: sol~. c_asslfi--riou~ cf founding ~a~-erlais b'y "~.5.C. s=anda-~ ;29-1 amd use ~nim~s and ~x .... ~ --_ ~ -' . kaseC on ~.= ....... ~ ..... and 29-E or approved e~u~valcu:. e Opinion as :o adequacy of sire for :he proposed develo~men:. (Th~s oolnlon, shouid also be s~marlzed .n' :ne firs: -a~ rt c; :ne r_Tcr:o . Other per:inen~ geotechnica' !n£orma:ion for :he safe d~ve!o.==e=: of :he site. ,~ .... '~..,.., FOR ~;~' ~"~:ARv ?,EPC?,TS (SOIL '"-' ....................... SINGLE F,~~:v. · ' ~. p n-fy re are ap.~ila-': = All guidelines ils:ed in :ar: ~ .-r re!ir.i ~ , pcr:s o !e in -ddl- c fo'~ ' .. ~_OW~E: A. General i. =_ngineering geology repot-, wi:h slgna~'ure amd CEG nu~_ber of pro jet: er.~i- ne=ring geoiog£s- (gener-liy neeced depending c.-. ~roposed deve;o.?m..e' n%s). 2. Scurae of base =ap ~!:h dare. 3 Geoiogls: performing ma~p!ng (if dlfferen: th-n slg~ing CED) 4 Geological se::in~ inc~ ' ~ · _ .ud;ng general description, index a; si'-e cn per'.ion of recent large scale geologic :ap (if availaDie) and references to .:re- · vious repor%s (or published papers) and aerial photo da:a on site area. 5. Topographic features and re!acionshlp ~o sloe geology (outcrop distrl- bucion, slope heigh: and angles and/or rgtlcs, dip slopes, cliffs, faults contacts, erosion pactern, e~c.). Field inves:iga~ions 1. Geologic ma~ showing: si:e geology, approxi=ate lace=ion af $rccosed key~ays, propcsec bur:tosses, proposed or existing su~drains, seems zr springs, e~c., and be suitable for %he general purpose in ils size, scale and --anifesta~ion and con~ains an adequate legend· The =ap should b~ve highlighted representative geologic da~a of su£flclen: aaoun: and loca~ion for evalua~io~ of: general rock or soil unit diszrlbu:ion, geologic structure, dowr. s!ope movemen: features (including soil/rock creep), groundwater conditions, subsidence/ se~%~__me-_: fee:utes or Dot=-. __- tial, and ot~er per%inen: site cbmrac:eris~Ics. 2. £ubstan~ia:ion of any kno~m gross differences o= c:inion w!~h recen:27 avai~-Xle~=, geologic reports or puk!Ished da~a or =sos on site area. C. -Lar:~ Y~:erlals (bedrock and Surflclal i. Unit c!~ssiflcation, general il:hclogic :'/pe, geologic age, origin. 2. L~i: descrlp:ion and cbmrac:erlstlcs (In sequence for relative age) c!u~ing: a. Compos%tlom, tex:ure, fabric, il:hlfica:ion, =ols:ure, etc. Technical Guidelines for .~i' and Geology Repor:s '-'-"er weak loose' engineering ~eolcgic~'t--'~.~_._.__~ ~_~=: . , , fissill-,y, pl-n~ ar boundarles,' per'.'*ous cr ~a~er-~larlng. Far:-'=, susceD:i~ili~v. . %=_~ss was:lng, erosion, ~_~_.._~, .~_~ ....... ;,. c. Dis:rlbu~iou, di=enslons, or occurrence (supple=em:al :o da=a furnished on i!ius~-a:ions) d. .cu:=abili:y. .as cons=rue:ion and foundation =-:= er.-!.'~ e. 5ffecus and ex:eh: of weathering (exls.lng- ~-d-.. rei--,_cushipo ' 'c~ .:raj_o'.= desigr, and fu:ure si:e s:ab~;-v., =a:erial s-r.n.~ = ~-,'~, euc.). ~. Gecioglc S:ruc:ure General s:ructure Diszribu:ion of s:ruc:ur-_ =eaz"r_s '"-iudinz pos~'"cn, a--%nude, ==t:_rn and frequency of: a. Fissures, ~oin:s, shears, faui:s and amber fee:utes cf gisccztinulzv. ~ 5eddlng, fc'~s and other .planar lea:utes Charac:er of s:ruc:ura! fee:utes including: conuinulty, '~Iduh of :ones and.actlvi:y, dc=inch% vs. subordina:e, planar nc:ute, plunge, depth, open vs. closed (degree of cemen:a:ion or infiiiing), gouge. S~ruc:ural or cross-sec:ions (one or =ore aoproDrla%e~'; Dosl-loned referenced on map, especlai!v through cfi%ica! -teas, slooes -nd ~f _~.e_e~ :~, fee:utes and ~ sui:able si:e and engineering scale; '~izh ~-~ ' ~ uni struc:ures, and a legend These sections should correi-:_ "~:h _urf=a and subsurface da:a sho~ing represen .... ;e ~ip c:=pcnen-~, and s:ra:igraphlc/s:ruc:ural reiz.:Ions~ps. E. S%a~ '~' ~ ~i~_.y Features and Conditions Adequate. mapping, sec:ions and descrip:ion shcvlng posiulon, dimensions and %ype of existing do~mslope movemen% features including soil/rook creep, flc~s, falls, si,-,ps, slides if any. cause or con:rlbu:Ing fac%ors of do'~slope :oveme=: fee:utes. erosion, depcsiu!on or ~!ooding nec:utes 4. Su:.idence,/se":!ement,- r-"~ping, so!u:ion'o, oche. void fea:ur_s or condl- ~. Groundwa:er and surface drainage cb~racterls:_-'~s ^.r faa:utes. Surface expression (pas: an¢ present), surface Ac:u~!or oo~en:ial, acuifers, or condul-,s, .oercking sltuat' or other con~rci£ :c percoia~Ion and ground;afar movemeu: amc fluc- tuat"~n of ~rzun~water !e':,~is a: the Tec.tnlcal Guieeiines ;.,,~ So~'~ and Geology .Reports Ccr. c!uslcns and .~-cc~--_endaricns (including slope and i. Unsuirabie ma'.era, al re-_ova! (aanycn cl'eancu'., o'.'erexcavatlcr., e:_~.). 2. Kef'ars. and benc~ng for exis:ing sicpes s:eeper :~.-n ~:I. 3 Speciflcat%ons for the method of placement -nd aa=.racti~ a, C~ SCi ~ ~'i:hln ~he zone of ~he slope face. Slope sta:i!itv - stsc.~-~ TM ......... po~en[ial). Favorable or unfavorable in:er-rela~ionshlps of =fac:utes shears, faui:s~r :cues) '[o planar s:ructures ~'hezzln~,. folds, plun[es, wee:herod zones, e~c.) and ~c each e:ner po[on,ia! fa!into planes, veneers, masses, or blooms. Favorable or unfavorable in'-er-reiacionsh£Ds, of =-oclcgi-_ ~ ~ szruc:ures, conditions and po.'en~ial fa~_..~,,re planes zo na.ur-i~ ~ ~-n~/or~ m-n-m-de~ tooo[.-~hv :o~znr ac:ual ~, 'ma en:ial =dyers. ; adverse frac:ure~ (ioln:ixg,. shearing, rani:inK), adv-r_e= = =aTM. __ .... or synclinal a~:es, adverse e~-.h-.' masses or klocks. Favorable or unfavorable in~er-re!a=ionsbgps of heigh= of exls=ing or proposed slopes to presen: and future (weathering effects; re:e, depch, etc.) strengch of ear:h macerlals. d. Slope s:abili~y effects onto or from developed, natural, or proposed slopes of adjacen: properties. S~a:emen: of size s:abili:y and s~mZr7 of actual and po:eh:ia2 unstable si%un,ions relative %c :he proposed si~e conflgura[icn and necessary sta- hillza:ion or remedial measures for dog. slope movemen%s, ercslon, wa~er ar seam!em,nm/subsidence elf,cms. Opinion and reca~___enda:i~ns cf surficial and gross s:abili:ies of na:ural and manufactured slopes. Provisions for necessary inspections of excavations ~o como.man: material by :he projec~ engineering geoiogis% and/or soil engineer and :heir a-'- proval and/or :es:ing of ma~erlal competency. e Geologic feasibi!i:y of :he size for the proposed deve!o?ment. (.-b. is opinion should also be s,~'~marl--ed in =he firs: par'. of :he roper'_). .::'.ET !i!: -'-~'-'' ~: ~=: :~.:v .RE:O:-= (SOIL ..... '-~' .... · LN !GAL GUiDELi. ES FOR ..... 3Gl~ ON SINGLE F~iLY '-'''' : ._. DW'-., -: NGS ¢---= ~ .-u? ..... ~ ...... · ~0 PARTS i :~,~s sec:ion includes addi:ional roper: con:eh: :~at ~_ay be necessa~! depending on pro~ec: si~e condi:ions or proposed developments, for el:her f~-'land_~, or hiil- side loon:ions. A. General 1. Sire conditions - distress on exisulng improvements in area (expansive, seculemen:/subsidence, or cree~ areas). Sci' ant Gaclcgy ?.apm. r:s 2. ?r:=o~. _ gr-d_~-~ : ' . - s;e='-l.. ~r-~±~:~ ecu'=-a_e::., oq:eth:ds :e~d d for Proposed rock disposal :e:hods (for ciasts and res~ua!s larger inches) and dlsposa: areas '~inc~'-'-de on ~eotec~,ica'~-!-_~ ._4: dls~csal. area is on -. References to pukllaa:i=ns and c~'her repor=s oiled. a.. r-nEineerin?,/?~=er~al Charac=eris:ics and ies=ing Shear strenE:h ~vaiua:ions. and resui:s 'fr-ined.,~ ~ cr undrain_d~- acz=i:t:ns,~ effec=ive stress or t~=a! s:ress ~nalvsis, in-s~tu or re=clde~ 5,=:i_¢} 2 L'xyansivi~'v-n-!':ses cf four. clarion material (:est bvU.~.C. S~-nd-rf: ~ ..':19-2 c: a~proved e~.uivaien[ and classify po".entlal ky U.=-.C. :a':ie ~.:29-':;. '-" ~ .... .~[eri-i densi-les and/or pen~:ra'ion tes"s (ctandar~ me:kods of kno~ correla:ion :0 ma:erla! density). 4. Soluble suifa[e con=em: of soils in con=ac: ~;i6 or equivalent). 5. Gradation/size anal'/ses, if appropriate. 6. Atterberg ii:it analysis and parameters, if apprcpriace. ? C~eo~hvslca! survey, := appro~ria:e - graphics and resul:s include -ii ~es: :ethads used, ".'zoo or condi:ion of sa:~!e used, cable enEineerin~_ graphics and calcu'iaticas, results cf ~_- ' * =es=s sa=:le icca:ions cf ali 'es= s-r-les £icpe stability anai~zsls (depeaden: on slcce height and :atlcs, s=reng=k cf earth ma~erlais, in:era, al s~ruc:ure, suscep~ibi!i:y =o wea=hering, actual or posen:ia! groundwater, surflcial coverlnE, proxi:i:y to si:e or s:ructures., and proposed !andscaplnE and .. Gross s:abi!i:? of :a:uralor nan-made slopes ~:h calcuLa:Io:s, Erapb~cs suppor~inE da:a and applicable par=-~.e:ers. 2. Surficlal s~nbi!i:y of slopes wi:h caicu!a:ions, graphics, suppor=InE da~a and aypilcaDie para:e:ers. NOTE: General guidelines for gross s:aklli:y analyses are provided in "Y~ni:~: S~an~ards for Slope S:abili:?.~-~lysls" (Appendix F) fo=-=ula:ed by :he L~/'ASCE Geo:echnlcal Croup Co~.:i~tee on Sols:ia S:abillty of Soll amd ,Rock and ados:ed by =ne Coun=y of Los ~qge!es o: july 2~, 1978, excel: :~m: =key s~ii apply =o all slopes s:eeper chart 2:!. Guidelines for surflcla! stab~ii:? analyses are es:abllshed in "Slope S~abili:y Report" fo:-=uia~ed ky the Orange Cour.:y Slope Stabil£~y Cc.--i~=ee da~ed january iC, !972. .-'=u-nn'~ca~ .... Gu:de'' ..nes fo-· Soll and Cea logy .Ke=or's. Seismic evaiuatlor, sncu.. .nclude re~:~nal sels'~-icity, .:c~e.-.~ial design grounf acceleration, dura:ion of s~rcnE s~klnE, si e period.; ~o U.B.C. standards for earthquake design (Chap. 233. FoundaTion Design Criteria - Special provision for expansive earth materials. I. Footln~ design and placement rhlckne~s, reinforce.--an'-, separa:~_cn ant ~x~ansdcn in:s, cowel~ n~, 2 Bride,~-..... grade beam soeclfic-:icns, and rec=~menda~ious, ~hen aoplicabia ?res:ressed (pos~'-:e.us!cce~) flca'.a'ion sic~ soeciflc--.i.r.~ -n~ r__ r. enda:ions if ~his system is proposed. ~ E"~"rlor flatwork recomme'mda~ions 7. Soil moisture measures a~ Trea".men~ prior ".c concre~.e pouring: "pre-pour moistening," "pre- soaking," or "pre-saturm~icn." Orainage/irrlga:ion con rols :o main:aim moisture con~en~ ' founda- tion ma~erla!s (including increased pcsi:i~, dfc!nag_, pavl , cud-off walls, sealed plan~ers, gun:ers and do~spou~s, e~c.). ?.' Fcunda:ion Design Cri:erla - ::her special prcvlslcns Soluble su .... e con:em: specifications -nd reco=mencazions based oc" 5. Section 2604 (c)2G. Foo~in~g setback from Oas, of slopes and ocher se:backs (faults, frac~-ure zones, con[coTE, e~-c.). = ==fetus of ad~acenT loads when foo=ings -r_ ac ~': ~ o feting eieva:ions 4. Deep foundation systems. ~. ~_~.owable bearing values. b. Foundation design criteria, parameters and ca!culacicns when appli- cable. c. Addi~iona! loads or'posen:la! loads caused by geologic condi:ious (parameters and ca'!cuiaulons). r_uglneering calcu!aulons '.'i:h supporl, lng da'.a and applicable parameters used as a basis for recommended va!u,s. .-he-~e ~".ii be needed oep.riding om ch. values presented rein=iv. ~o uhe founda:lou .-.auerlals, groundwater ~aole, proposed ~=.=r~.-ve=en~s and imposed loads. ~ec?-~.'-ca' .gui~eilnc~ fo: Sa:' and Gezlcg?, -~ : ~sigu ir-ri- on Proposed Wails ~su.~.~ .... or grea~er :kan 3 fee: ~n neign~ above ~ke hose). ~ 51cpe surcharge and geoiogi~ surc~rge fac:ors, parameters amd caiauiaz_o..s 2. Drainage and backfill requiremen:s including wa~arprooflng of ._~ ~ ~ '~...g- areas an~ ~izab!e drains. .... ie bearing va s, . :ara! heatlog resistance amd =c_ffici_n: frla:ion based on :es:~ng or U.= ~ (~-- -~. Ac:ire, :asMive,. ~r a: r~s: !a:era~. presMure. 5. Fca=lng se:zack fro= base ~: slopes. ,'cz- ~sions and .. Corrac:ive or saiec:ive zrading. 5%km~rade mSpeciflca:icns and rec:~en~ations. ~ck clas: disposal. 5.. B!aszing. 6. irriga:ion/dralnage com~ro!s, dewa~ering, surface and subsurface ~rains ~-n~. subdrains. ,. S~ecia~ plan'ing and =rr~ga~ionmeasures slope coverings and _~._r erosl control measures which =ay. be a=~aren:.. .~r~= :he ~-r_p-r-~:am~ ~ ~ cf ~ke gea=ec~ nia-i~ repot:. Slough walls (including free boar~ om re~alning wails). 9. Pro,ac:ion. of existing s:ruc:ur~s ~uring grading. ~_om,-~ exaava:iom Inspec:ioms and approval by engineering Eeoi~ gis: and/or soil engineer. Shoring requlremem~s. Ac:ual or potential effects ex:endlng In:o sire _to= adjacen: areas or ~rom ~he si~e in:o -~ ~acen: r and recommendations per:a ~ ~..__'~'.y, ercslo~, sed~en:a:ion, groundwater, e~c. 2. S:abi!iza:ion measures ~see note under item C for gu_ce__nes and ~n~ a. FAil blanke:s for pads or s~abillza~ion blankets for slooes. S:abillza~ion fills: speciflaaticnf (including subdrains and scape~ and parame%ers (Inc~u:~ s.as.__:y analysis and if geologically surcP~rg~d). Technica', Gui'de-ir, es ~or Sail o speclflca:ians (i.~cludlnE laddscape), subdralr, s, w_:k calculationso,-nc sup.rcrt£n,~ :es: c-:-~ = ~-n-~ --'11 :z~. over cut s!oFe speclfica=ions and reco.---endatlons. iS. Subslfence, hvcr:c:r.F.--:i.r., o~ ~ an~ ~-.--..~-; .... pc:entlal, faa:ors, t~-o___ fr-.z-:~ and reco=.~en~arlcns. PA.:..- ;".:: TZ'Z.H. NZCALC. L"L'=L;.XTM .'-C'k .:-r' au; ............. _. ,-t_:. .....sr..-.: SurL A;;'D t, zw:Oa:' RZ.:.'-.:.T.~ ca, r~,,.~::,'_. ...... ~...._, ..... .;;[,L'5.-.RiAL G.:_'-.DZ::J AZJFLiCAiZC:;:S sec:ion includes '.ice necessarv report, co~'enr~ i.~ addlrlor, rc ~-r:~ i =-nc =-p~lf- A. ?.-.v~r. en: Design (indicate areas and ~. AC pavemen', desi,-n crlt~r:m R-value testin'~: -~:had Fc- ,~.~ilfarnla ~,i_f Er ec"i'-'~--~ =~ s-m~!'~ c !acc:ion(s);. ar ~rov~ce. minimum AC sections per excavacion b. Traffic indices or projected !oadlnE conditions. c. AC scrucCural sections: parkln§ areas, access areas, service areas, heavy vuhicle areas. d. Un=rea~ed base campac:ion reco~nenda[ions (min. ~~ tel. comp.). SubEra~e reca=~enda~icns: ~ini~ de::~. .., c:m~actlc,.. " ,,'~in. aa'. re!. co~:.); s-__i-i~-~ recommendations f~r brldEin~, ~, Er fcundinE, e.~. , sail ceme~c or ~ime [rea[men~, overexcavatlon, se2ec:ive Eradin~, eta. 2. Concrete pavemenc a., ~nimum ~hickness and reinforcement b. Size of poured ar saued sections; expansion jolncs. c. Un:rea:ed base specifications and recom-aenda~ions. d. Subgrade recammenda".!ons. Sei~£c evaiua:ion of si~ (if site involves a critical or =ajar s:ruc:ure ar is in close proxlmi%y to a.' ac:ire fault); see Par% :ii for descrip~ian of necessary con~en:. ~AKT V: D FCK SC iL AND G~..~.~C. ~ :'=n;-c 0,'; .R. ES i- .................. -'x~.~u SUBDiViSiONS (T?.ACTS A~ FLATL.i.ND OR F.'ZLLSZDF This sec~£on includes :ecessary report con:em= in addition ro Par: i and =he ampllcable ~e-_.s of ?ar:~ 'i and Iii S-l! '- I ...... '''~ Gulde~"..es f-: Soi,' and --olsgy Reports .-rn iii.-=~r descrY7=~ of necessa · 5. Evaiua:ion of 'expanslvlt)' of site. ' '~-v ~ ab" areas~ C. $~aDl__,, evaluation of si~e; slopes, -r -. boundary PAP. T V':. TZCFJi' C^"_ CUiD-'Li::ES .-'0=., ROUGH G.~kDE CO.~2_~ACTiON .R--=O=,-:_. .,.. .-'.. Gener- i= '.. Signature ~n~- .KC-' n,~_ber cf project so;_-'~ e..gi..eer. .'. Job ~-~dress , io', and tract n~.-zber. 2. GradlnE ?e:--i: Nu.-q. ber. :. Purpose for uhlch fill '-'as 91aced. _.~ ?repara[ion of natural ~ra=e :o receive 3. ?lacemen= of fill (dep:h of layers, ~a=erlnE, &. Equipraen: used for c=.-.pac=ion. 5. Me."hod of co=pectinE outer s!oDe, area. C. Tes:inE :. ?es, procedure (field ~-~ 2. Plo: plan '--i=h =he icca=ion cf -~ densi=v tes=s 3. Sunnary of =es= resu!rs a. Tes: lden~Iflcarion b. Da:e :es: performed. d. Op:!Zu.n nois:ure. e. Field d~3 density. f. Field :ois:ure g. Re!a:Ive ccnpac:ion. h. Approx~-na:e eleva:ion of i. Approxi:a:e finish Erade e!eva:Ion a: :es: si:e. .%-!2 Sa=mary cf :es: resul:s. Su.-...-_ary of expansi~~.. =es: resu::s (iden:ifv. io~s cr =-r_-s~: wi:h s'~'eiiing . .1-. _.~ $,:.-:ary of soluble sulf-:_~ ~ '~es= resu!'~s. 3 Su~_-_arv of "R" value '.es:s for as~,.a., concre:e de¢:~- if a~.D!iaabla As-Rui!: Condl :ions i. Fio: pla-., showing' limi's, of ~he approved compacted .._.:~:: area (-pproxl- ma~'e pad elevation, dep=h o~ ~....,: ~ areas of overexcavarion, canvcn, cleanour, keys, and subdralns). 2. ~.ea:=en=." o~'~ "dayllgh:" or cu:/fii! =ransi=iob. zones (ex-.an.- of over- excavation ou=side of fcc:lng). ]. /'/po of soil encoun:ered during grading (fill, In-si~'u, impor:ed borrow). &. Cround~.'acer condi:Ion$ idenrlfied and subdrains or o~her ne=hods used to =i~.igare adverse of fanGs. 5. Geologic condirions encouncared f. _= o= '.he r c,~ ..- 6. Co.enos on changes made during grading and ~helr e~:e~ ac e- da=ions made in :he geo~echnical repor:. Racommenda:ions and Opinions !. Fcc=lng reco..-~-endacions and bearing value on compac:ed fill. 2. Fcc=lng and floor slab reco.-.~.emdar!cns based on resul:s of ex'p.~anslon and soluble sulfa=e :es:s (cons:run:ion de=ails of fcc-ina. *~~" =.-r--~:)'~''~''~'~ · 3. Pavement s~ruc:ural sec:ion design reco..--enda=ions and s.~:cifiaa~ions if appllcable. &. Opinion of =he sui:abili:v, cf na'ur-~ ~' soil co suppor: =he ~._.=~ :~ or s=ruc:ure. 5. Approval as :o :he adequacy of :he sire for the in=ended use, as affec'.~ by so..~' eng.neerlng' and/or geologic fac:ors. ?ech--.iC-'m! Gui-~e!i.-.es for Sell-and-Geology .Kepor':s ..... O~i.ulcv. as :c 'he gross -r.d surflclal s:abl~'-'! of a~__ slc.~es. 7. Opinion as =o the suicabili=y of u=illuy trench and retaining wall ~ack- fill. A s:atemeur that :he scil engineering and engineering geologic aspects cf the-grad' .ng have beea ~-spected and are i . . r-_i: and 'ne soll engineer's -n~ engi- c4ble conditions c' the Grading ~e nearing geo!o~isr's recc.--endatlons. APPENDIX MINIMUM STAND~RDS FOR SLOPE STABILITY ANALYSIS ..'.'IS'u~'v..,~., ST;..~IDARDS FOR SLOP~ ~,,:,..~-'=T, iTY ANALYcTc'~,~ The 'following minimum standards for slope stability analysis will cenerally 3e requ~-ed for cu: and fill slopus. A more detailed field and labor]tory inve..igation combined with a seismic stability analysis utilizing such information ma.y be required where unusual soils or geologic conditions exist. 1. Separate calculations shall be performed for static and seismic conditions. The pseudosta:ic slope stability analysis shzl' :e ~he minimum seismic analy,'is acceptec for design. Conventional static methods of slope s:ability analysis based upon principles of mechanics may be used ~ analyze ~ne s'.a=i!i~y of slcpes uneer c~.. static an~ pseu~os:atic ~oads The minimum acceptable factor o~ safe~y on shear strength is i.~ for s:a~ic loa~s and !.1 for pseudos:atic loa~s. The factor of safety s~reng~n is define~ as t~e ra~io of ~ne shearin~ res!s~ance force actual driving force ac~ing along the pocencial failure surface. The static analysis shall include the effec~ of expected max~;~um moisture conditions, soil weigh' one seepage or pore pressure where app~LaOie. Sa:urated moisture conditions shall be u:ilized unless it can be shown ~na: other moisture contents will represen~ worst possible c~ndi%ions for the project. Pseudos:atic analysis s~all include ~ne effec~ of s~a~ic ioacs comoined wi~h a horizontal inertial farce acting Ou~ cf ~ne slGpe and ~hraugn cna cen~er of gravity of ~he potential slicing mass. A minimum pseudos:a:ic horizontal inertial force equal ~3 0.!5 ~imes total weight of ~ne potential s;ioing mass snell be used. This minimum lateral oesien value snouie be increaseo where sb=surface conoi~icns c~e ~rox~ml~ ~o active faults warrants che use of nigher ',a!ues in opinion of ~ne private consultant(s). The critica! potential failure surface used in the analysis maS be c~mposed of circles, planes or other shapes consioered to y~eld the minimum factor of safety against sliding and most appropriace so ~ne Sell ane,geolog~c s~se conditions. !n COhesive soils, a vertical senslcn crack extending down fram the top of the slope ~o the posen~al. failure surface may be used ~o limit the la,oral ex~en~ cf she pc~en~!~ sliding mass. The critical potential failure surface bovine the lewes: factor of safe:y cn strength shall De SOu~h~ for ~e s~a[ic case. This same s~a~c surface eno sliding mass may be assumed critical for the pseu~cs~atlc CaSe. 10. So~i .srcperties incluc~ing unit weight and strenq~h param~.~.ers 'cohesion and fr,cl~lon angle) may be basea an conven:~ona] f~ela a~.a Ta:arazory ~:~s2s an~/or field perfo~ance, where appkopria~e, laOcra~ry ~es~s for F-1 11. 12. 13. long-term residual strengths shall be perform,.,ed. Shear resistance a!cng bedding planes normally requires estimation of bedding-strength values cf the weakest unsupported plane. It is expected that the engineer will use considerable judgment in the selection of appropriate shear tests anc interpretation of the results in arriving at strength characteristics fitting the present and anticipated future slope condi.tions. Dynamic strengths used in a pseudostatic analysis shall not exceed peak point static strengths un'less supported by dynamic test results or other convincing physical evidence. In the design of slope support, bedding planes flatter than '!2 degrees from the horiz;ntal need not normally be consioere~ in a pseudsstatic analysis. Each slope stability analysis shall be accompanied by a geotecnnicai report including a su,q~nary of the results of field exploration and laboratory investigation. This report should at least include the following items: a. Boring logs and plan locations relative to the pr.posed grading. Ge.technical description of soil and geologic descr-ption or rock encountered in the proposed cut slope and/or expectec to se used in the proposed fill. Soil description should include engineering classification with moisture and density or stiffness. Rock description should include, but not be limited to: geologic assessment of hardness, degree of weathering, strata thickness, clay surfaces and oriented planar disc:nti..~uities such as s~rike and dip 'of bedding, joint spacing, joint thickness, fracture and fault surfaces. Groundwater conditions encountered at the site as well s anticipa-=~ future grounuwater conditions that may affect the ,.sign. Description Of laboratory tests ;erformed with sunl~.ary of 'aboratcry test results. Both the moisture an, drainage conditions durino any shear strength tests should be clearly defineo. Shear strength parameters for design which are based on field experience should be properly referenced or explaine~. Ail design parameters shall be verified during construction. This incluoes applicable geologic structures - such as beoding a~cituoes, joint orientation and existing shear surfaces -fill strencth, and groundwater conditions. If any significant variation from tn, oesign values is discovered revised calculations shall be made and suomitted. F-2 APPENDIX C SECTION 306 1988 UNIFORM BUILDING CODE 305-306 UNIFORM BUILDING CODE reinspection when such portion of work for which inspection is called is not complete or when corrections called for arc nut matte. 'Ibis subsection is riot to be interp,c(e•d as requiring reinspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the p!actice of calling fur inspections before tore job is ready for such inspection or Icrospcction. Reinspection fees may he assessed when the permit card is not properly posted on the work site, the ;,ppros•cd plans are riot readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans rcquirinp; the approval of the building official. 'Ib ob(ain a reinspection, the applicant shall file in application therefor in writing upon a form furnished for that purpose and pay IIIc reinspection fee in accordance with'lable No. 3-A of as sol forth in the fee schedule adopted by the jurivilction. In instances where reinspection fees have been assessed, no additional inspec- tion of the work will he performed until the required fees have been paid. Special Inspections Sec. 306. (a) General. In addition i o the inspections required by Section 305, the Owner or the engineer or architect of record acting as the owner's agent shall employ one or more special inspectors Who shall pn,vide inspecuons during corsuucli011 on the P01owing types of work: I. CONCRE'1'1•'.: During the t::king of test specimens and placing of icin- forced concrete and pneurnatically placed concrete. EXci:1''rIOtiS: I. Concrete for foundations conforining io minimum Mli ire- ments of 'fable No. 29-A or for Group R, Division 3 or Group M. Division I occupancies, provided the budding official finds that a special liarud does nut exist. 2. For found:dion concrete schen the structural design is based on a fc nn greater than 25W psi. 3. Nonstructural Blahs on grade, including presteswil slabs on I:rade when effective prestress in concrete is Icss than 150 pounds per square inch. 4 Site cork concrete fully supported on earth and concrete where no special hazard exists. 2. BOITS INSTAI.I.ED IN CONCRETE: During installation of bolts and placing of concrete around such bolls when stress increases per mined by Fooluote No 5 of table No. 26-F arc utilized. 3 DUC HI.E NIONIENT-RI:'SIS'I'IiN(; CON('1(I•;'CF. FR:1111{: As rc- quired by Section 2025 0) Of this cod". 4. RF:INFORrING STEE1. AND PRES'FRL:SSING S'1'1•E'I': A During all sucssing awl I'rouling of prestressed concrete. H. During placing of reinforcing steel, placing of Ienduts a)d presncssing steel for all concrete required to have special inspection by Item No. I. EXCEP HON: 1 hr special inspector need not be present duritp coiiine rcinftac- ing steel- and pre,ucssinF steel -placing. operuions, provided he has ,nspx•cled for 14 1968 EDITION 306 confut mance with the approved plans, prior io the closing of for ms ur the delivery of cutctctc to the p,bsilc. C 5. NVEIA NG: A. Ductile nio!nent-resisting steel frames. As required by `. Section 2722 (f) of this code. B. All structural welding, including welding of reinforcing steel. FIX 0-11 (IONS: 1. When wehfing is dune in an approved fabricator's !;,-It 2. When approved bytlie h,tldingofheial, sing le-passfd let kelds"lien sire s+rd to less than 50 percc•ni of allowable stresses and fl,xa and roof desk ucldinp and welded studs when used for structural diaphragm or comp,site systems n•a: have pericolic inspections in accordance with Section 306 (e) of this ctnle I or p rriodie inspection, the itspec tot shall check qualifications of welders ai the start of uork and then make final insjx•ction of all welds for cornphance prior to completion of welding 6. IIIGFF-SI I(1:N(�'111 IIOI:F'ING: During all bolt installations ;int! ing operalions. EXCEI'l IONS: I. li,e special insl,ectur need riot be present eluting the vinic installation and tightening operation, pros•idcd he has: (i) Inspected the surfaces aria! holt type f r conformance to plans and sj-� if:ca- tiorlS prior to start of bOlting, (it) And "ill, up -in completion of all boiling, verify the rninimurn s.pe, il,ed holt tension for 10 percent of the bolts for cath connection with a mmirnum of mo bolts per connection. 2. In Leann} -type connections when ::reads are not reluitcd by dcsiFn to be excluded front the shear plane, inspection prior to or during insudlation u;ll not to required. 7. ST-R(JCTI'RAI. INIASONRY: During preparation of rnasonry wall prisons, sampling and placing of all rnasonry units, placement of reinforcement, inspection of grout space, inunediately prior to closing of cicanouls, end dating all grouting opcialions. FIX CEP l It I. Special I wpection need rut he pnmWed %, lien dcsiFn stresses ha+e bccn adjusted to pcinut noncontinuuus inspc.tion. 2. Fur hollow -unit masonry where the f m is no muic than 1510 list for c one rete units Of 26tx) psi for clay units, special inspcclion for placing of ,:m, he Iler formed on a period is basis in attendance with Section 3iifl (e). i� K. R1•;INFOI(('I•;1) G1'1'SIIA1 CONCRETE: \\'hen cast-in-p!,,cc Class If gypsum concrele is hcing oozed and placed. 9. INSI'1.A'FING CONCRI-.11: PILI.: During the application of iriuiluting concrc (e fill w hcn card as pat t Of a stnicriral s} stem. F.XCCI''! lOti: 'I h: special rnsp ectiuns ni3) be Iimiie,lio an initial u:srvction h, icheck the c;.•.k surface and pIa;vmrnt of reiit for ciri . 11,r special In•ix:aur shalt / sup,crlisc the picpuraaon of compic%sion test siv,imens dt;ring this inin:il mspc•(- non ID SPRAY-,11'I'I.IEI)hIRI;1'IZOOF'ItiG::+sicquiicJb}'l li ('.S;andard No. 43-8. 15 306 UNIFORM BUILDING CODE II. 1'11.1NG, DRILITI) I'll: ItS AND CAISSONS- Oming (hiving and leslinC Of piles and consiluction OI east -in-place drilled piles of caisson~. Sec Renis N(•' . I and 4 for concrete ;incl reinforcing steel inspection. 12. SIIOI-CRF:TI;: During the laking of test specimen, and placing of all S1101 -1 -le and as rc•quued by Section 2621 (j) and (k). I;XCE.PIION: Show Ietc wall, fully supported on cm Ili, minor repairs and "lien. Ill opinion of the building official. no Special ha'rard exists 13. SI'F.('IA1. (AW)ING., EXCAVATION AND FII.I.ING: Durine c;nth- wO!l excavaliom, heading and filling ilperltions inspcctlo-I to Satisfy feci ile- mcm,, Of Chapter 29 and Chaptcr 70 (Appendix) of this code. 1.1. SI'FC'IA1. ('ASES: Work which, in the opinion of the building official, involves unusual hararclS Or conditions. ti') Special Inpector. The ,pecsd in;pcclor shall be ;t qu;llificd IMSOn who Shall dcmonslra!i I:1; competence, (O the satisfaction of the huil,;l • Official, for insp-!inn of the pari , type OILonsnucIion Or opciation requiring special uttpc.'lion. (c) Dulies and 1(espunsibililies of (he Special Inspector. I. 1 he apeclal in;pector shall okerve the work assigned for conformance with the approved design drawings and specifications. 2. the special inspector shall furnish inspection report; to the building offi- cial, the engineer Or arcl;deet of lec'ord. and other designated persons. All diwrepanc ies %haul be brought to the iIr1111edialC allen(ion of the contractor lot coiremon.:hen, if ul:co:lrcled, to the proper design authority and to the buil;lnlg Official. 3. The spcc•ial inspector ;hall submit a final signed report stating w hcther the work re•quiling special inspection Was. It, Ilio best Of ills know Iedge, in conform- ance \(ilh the approved plAnS Witt Spec if 1CationS and the .q,pliC iblc \u)Ikmanship Illovislon of this code. (d i Ilio\ er Of Special In,pection. 'I he hnifdirg tiff ieial may w Wive the require- nlenl lo; til; clnl'1,'y r,lrnt Of a Special !nspcclor If he find; that the wll';!ruclion is Of minor naime. (ei Periodic Special inspection. S+'IIIc in;pectiuns n;;!•, be made on it periodic ha,o% and satnfy the requtrenlcnts of coulinuous inspecllon. !nu\ idcd this peri- odic -checkilcd in;pcchOu is perlmmed a% oullined in the ptojcel plains and slicc;ficafiom and;:pl,rO\'cd by the (1) Slit,, --mil Ohm-riation. During (Ile consmIdiorl Of ;! Slructlrle located in Sri:rine %on: NO. 3 Or -O. •1 in \(hich conslrin'f 011 in(perthIII. a; defined in Sccnon 30' (c). Iteral 2. i; rcclu;icd. the Owner ;haul employ Ili: enc•i;Icei ur ar,hilc(t rc;pan'iblc fol the Sine, 1J:.11 dealt n OF his clesignated cn_'inecr or to mAx vi;u; to the vie ;O Observe ccneral tonlphan c will; the ap- provcd ;l!ut;al,a plan;. ;i : cif Icauon; :!rid change OO!rr I he cn,•n;rel t't ar hl- Iect;hall stlhnlil a ktalemcnl in \t riling: tote building o! I Itlal sl,:u:1,: Ilii site \ ;si:s h.)\e In cn made and Ili::( ;uly Heft; lencics Irt'Icd IWVC been ell; retied. 16 1986 EDITION 305.307 (l:) Approved Fabricators. Special inspections rcquired by It i, ;c( lion and clscw here in this eoile shall not Ile reglllled where the wOrk IS d011e oll Itic plelni"c% of a fabricator repistr led and approve(1 by the buil(IIng official to pert :ren ;rich r 1 Norf. without Sli clal inspection The celllf icale of registration shall be sl Meet to revocation by the building off lcirl if it is ftn,•: l that an) work clone bar. u..;.; u' the approval is in violalion of this code. Thr approved fabricator shall submit a C'ertiflcale of Compliance that the work was l,erformcd in accordance wish the approved pLins and Specifications to Il:=' b(llldtng (Itfl:ldl alld to the engineer or architect of record. 'I tic iq p: , vd fabri: ator's qualifications shall be contingent oil compliance with the follo:(ilii:. ( I. The fabricator has developed and submitted a dclalled fabrication proce- I dural manual rcf1ecting kr-nvality control procedures whi.l; will prO\•ulc . `-'%is I for inspection control of wOrkim-ship and the fahticator plant. 2. Vcrlflcation Of the fabrie mor's ipmlity control rapab11111cS, plant a' SOnlica as oullirlcd In ll:^. fab6catl('n Pro rdwal manual shall be b\ al; al`, inspection or quality cuntlol agency. 3. I'erloilic plant inspcctiow, Shall be conducted by all app;ov.-d In'i'c' hole or ( quality control agi rlcy to monitor the effectiveness Of the (dclallllc,;:;tr('I pro- gram. 4. it Shall to the responsibility of the inspection Or quality cow.-ol ;. once to notify the approving authority in writing of ar— : hangc to the pn"-:Mural n• ';;tial. Any fahticalor approval ma\ be revoked for just cause. Rcapproval of [tie f ibrica- (, for shall be conlingcni on coluplian: c with quality control pro cdurek dunr:c the Past year. Certificate of Occupant%, Sec. 307. (a) Ilse and Occupancy. No building or struclure shall he u�cd or occupied, and nnchange in file existing occupant} claSslfrcalltm Of a building or strucwrc or portion :':creel 511,111 be roa(le until the buddinl' Of f (tial hr� I;Iuc•d a Certificate Of Oc:.upanc•y therefor as provided herein. I-ACEP'I ION: Group R. Division 3, and N1 O;cu, aacic\ I,s:lancc Of a ('eltif Icatc of Occupancy shall not be construed a; ar. ;:l'p' of a violation of ill:' i':w, ISmlls of this Code 111 Of Olhel w.dlllallcc'('f the li Ccrlif 1 ales pr('Sll;llilll' lU gI\e:1C111olil\ IO \ Il'lale or Came; the p;i 1:`rr SIS lcafe or of other .�:dnlanccs of Ilio jurisdiction shall not he \alta (b) (-hange in I'Ie. CL'anec'( in the charmer or use of a lim!drng ;li,d: iiia tic Ill3(IC cxccpl :IS Sp'et II led in Section 502 of this code (c) ('erlifieale Is%ued. Aller (il_ buil•.'ine ,fill 1-:1 insp:cls the 1; sNuclare annd f ind� n.) vlolafimm, "r Ill- iao\,j1.1.k of thl%cods o: Other L':(:. I:1( It ;ill' ('11f Ur((•d by Ilio i",!i Cl.' - "' ctrl ; . , \. the liml.l.n.v orlicial Sllall I: ­.i: a of 61mcui';!:1. \_' N%111,11 S!iall con;: in Ili: follow int': I. 'I Ise tuildinc 11c; Iia: ',i J. 2. 'I hc• ..L:ress o{ (ht- I,wl;Iing. 3. IIIc lianic and ad,hcs, ('I flit owner. APPENDIX D TYPICAL DETAILS FOR GRADING CATCH BJ~"N OPENING .TOP OF CURP 4' / ~- ' '-~' ." >K I :~ '-' P -Fi" v ,~., II ',. ~ ~' ~ ~' - ' ' LLI J ~ ~'.~ , --'7 t _~ll SURFAC.~ ,,~-~; / j SURFACEI I ~..---"~"SE~. NOT,~ I GUTTER/ A SEE NOTE I'"i'"~ FLOW lINE PLAN T .i~~CATCH BASIN OPENihlG ELEVATION WARPED WARPED SURFACE LN . ~ --SURFACE \o , ~o \ ~1 i Ii ~.1 / . oY \~(., ~ ~'~ / / ~ ~1 ' " - I ~L ~a"L ~ J. 4' .I DIRECTI~ ~ VEHICLE PLAN CATCH BASIN FACE PLATE PER BII2 SECTION A- A NOTES' ELEVATIONS OF OUTER CORNERS AND OUTER EDGE SHALL CONFORM TO FINISHED STR E ET SURFACE UNLESS OTHERWISE SH3WN ON PROJECT DRAWINGS. THIS STANDARD MAY BE USED TO INTERCEPT FLOWS FROM BOTH DIRECTIONS. ATE OF ! REVISION I INITIALS I CITY OF TUSTIN IMPROVEMENT STANDARD STD. NO. LOCAL DEPRESSION: PRIVATE STREETS-PARKING LOTS DATA TABLE C.F. MIN. MIN. 6" 7.5' 8" I0' 5' LIP DETAIL A/2- R/W n;, ~RAMP 12.5 % MAX. AT CURB (TYPICAL) i I I. ,y, I . < 2% sEE · DETAIL r 33 °/° ~" - ~ .. i. . ...... '1 4' MIN. 4" P. C.C. R/W SECTION A-A NOTES: RAMPS FOR SIDEWALK RETURNS OTHER THAN SHOWN HEREON SHALL BE DONE PER STANDARD NO. BI24-A OR BI24-B. WHEN CONSTRUCTING RAMP IN AN EXISTING SIDEWALK RETURN, THE ENTIRE SIDEWALK RETURN SHALL BE REMOVED AND RECONSTRUCTED. THE VALUE OF 'X' AND 'Y' SHALL BE SHOWN ON PLANS FOR EACH RAMR DATE OF REVISION ! INITIALS I I STD. CITY OF TUSTIN IMPROVEMENT STANDARD WHEELCHAIR RAMP NOTES: 1. THIS STANSARD SHALL BE USED FOR SIDEWALKS BETWEEN 4.00' AND 5.50' IN WIDTH. 2. THE VALUE OF 'X' SHALL BE SHOWN ON THE PLANS. 'X' SHALL BE 6' MINIMUM FOR :~" CURB AND 8' MINIMUM FOR 8" CURB. 3. THE CITY MAY REQUIRE A VARIABLE HEIGHT CURB AT THE BACK OF S:'2EWALK. WHEN CCNSTRUCTING RAMPS IN AN EXISTING SIDEWALK RETURN, THE ENTIRE SIDEWALK RETURN SHALL BE REMOVED AND RECONSTRUCTED. E.C.R. R/W - !©. ,¢.; t.O ' .i tO' SEE LIP DETAIL ON STANDARD NO. B124 8.33 % MAX. AT CURB (TYP.) 4.00' MIN. TO 5.50' MAX. R/W 2% SECTION A-A ~0:0 ,, Ld'z C2" ~-uj 4"PC.C. DEPRESS WALK TO MEET r¢I CRITERIA SHOWN-~~~.x ~>i ~-NORMAL PROFILE ·., ~;:, · ,~. '' " ~ 8.33% MAX. ! 'X' VARIES [ 4' I 'X' VARIES ~ (TYPICAL) K ,-~ ~ SECTION B-B ;:)ATE OF [ REVISION I INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD WHEELCHAIR RAMP ( MODIFIED ) DATE I - 26- 88 STD. ND. NOTES, I. THIS STANDARD SHALL Bb dSED FOR SIDEWALKS 6' OR MORE IN WIDTH AND WHEN STANDARD NO. BI24-A DOES NOT APPLY. 2. VALUES FOR 'X','Y'AND 'Z' AND ELEVATIONS FOR POINTS 'A' THRd 'L' SHALL BE SHOWN ON THE PLANS IN TABULATEB FORM. 3. THE CITY MAY REQUIRE A VAR- IABLE HEIGHT CURB AT THE BACK OF SIDEWALK. WHEN CONSTRUCTING RAMP IN AN EXISTING SIDEWALK RETURN, THE ENTIRE SIDEWALK RE- TURN SHALL BE REMOVED AND RECONSTRUCTED. 'A' C' 'B' E.C.R. ,,/W 12.5 % MAX. AT CURB (TYP.) R/W I 2" F 'Y' VARIES ;4< > - I 2 % I (..-2o/0 . d . SEE LIP DETAIL ON STANBARB NO. B 124 % / ,' R.33~_/?~~.- · .' · · ..." P. C.C. SECTION A-A r= DEPRESS BACK OF WALK TO MEET CRITERIA SHOWN-~-~% I ~NORMAL PROFILE PT. 'Z' SHALL BE --I . i _~! . 3% MAX. PARALLEL TO THE -""1 -~1 >' _ 'Z' ] i (TYPICAL) NORMAL PROFILE. i 'Z' I 4' BACK OF SIDEWALK PROFILE DATE OF-' REVISION INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD WHEELCHAIR RAMP (MODIFIED) i STD. I NO. .. ---FACE C JILDING V ' ~'1 / HANDICAPPED ,, >-I SIGN, TYPICAL / :. 6~. ,,..~.~. ~1 / i2.5% -o~ XfMAX. 'rol:~ _,, MATERIAL AS PARKING LOT 9'-0" I 5'-0" : 9'-0" NOTES, BLUE STRIPE~-' I. RATES OF GRADE FOR HANDICAPPED PARKING STALLS & RAMP AREA SHALL BE 2% MAXIMUM IN ANY DIRECTION, OTHER THAN SHOWN HEREON. 2_ ELEVATIONS 'A' TO 'N' SHOW.'; HEREON SHALL BE SHOWN IN TABULATED FORM. 5. ALL SIGNS AND SYMBOLS SHALL BE PER CALIFORNIA STATE ACESSIBILITY STANDARDS, TITLE 24 6. A.C. (CURRENT EBITION ) SECTICN 2-7102 (e). DATE OF 5/4189 REVISION I INITIALS /k i I CITY Of TUSTIN IMPROVEMENT STANDARD WHEELCHAIR RAMP APPROVED ~,_. ~__~_ .~ (PARKING LOT) i ,~:~, - I - 28- Et! STD. NO. ~' ~' -- 1019 PAD = ~01.4 J~l ~ _ ** 0.1' M:N. A I-~ A r- 2'...__/':2p.i_3'_._11:~ ,.:. / x.O. ! r~ ~. ? ' ~ ¢ _1~..,.,-~' .I PAD :100. ~ j];~J ~ ~r/ '~IMIN ..... - x~/~. ';~1~1. - ..'. ~Y ' AT LOW SIDE 13% MAX. SECTION A-A NOTES: F.G. AT BUILDING IS EOUAL TO PAD ELEVATION UNLESS SHOWN ON THE GRADING PLAN. SHOW F.G. AT THE BEGINNING AND ENDING OF DEEPEN FOOTINGS (D.F.). F.S. AT GARAGE SHALL EQUAL GARAGE F.F. UNLESS SHOWN ON THE GRADING PLAN. IF YARD DRAINS ARE USED; POSITIVE DRAINAGE IS REQUIRED TO KEEP STORM WATER FLOWS 0.2 FEET BELOW F.F. EL. 4. SETBACKS ARE SHOWN AS EXAMPLES ONLY. CHECK ZONING CODE. DATE OF REV:S:DN ;N:-.i,.S S'fD NO CITY OF TUSTIN IMPROVEMENT STANDARD ;[i~lCALF AMGI~¢"I NsGIT SIN E APPROVED -. ~-2-' . i DATE _¢_-4--.?e ...... /7. F.F. = ' ,a ~WAL_ LOW SIDE ;3% MAX. NOTES: %// I. REFER TO STD. BI33 FOR S:DELOT DRAINAGE. 2. F.G. AT~'"Lq'~"" !S =O"A=' '70 PAD E=~' c~¢~...,,-,,ON '~.NLiSS' ~ SHOWN ON THE GRAD:NG PLAN. 3. m.S. AT GARAGE SHALL EOUAL GF F. UNLESS SHOWN ON THE GRADING PLAN. 4. IF YARD DRAINS ARE USED; POSITIVE DRAINAGE IS REQUIRED TO KEEP £TORM WATER FLOWS 0.2 FEETorLOWm¢ F.F. EL. PROVIDE OPENING IN FENCES g GATE TO: R."W_NT BLOCKING DRAINAGE SWALES. 6 SETBACKS SHOWN AS EXAM?LES ONLv. CHECK ZONING CODE. D&TE OF i't£',':S OX .>J"At.S I CITY OF TUSTIN IMPROVEMENT STANDARD II STD -J TYPICAL GRADING- SINGLE FAMILY SITE J COMMON SIDEWARD DRAINAGE - Ar)'oRCvE F. . / .~C'.' . ................ DATE .?-'~- "% .... F' I< I 2% MIN'~., y'~lO' MIN. NOTES, i~ B '~H~GI"t POINT JA Ck. CURB~-'~ V . .. ~MUDSILL 6" MIN.% ~ , .. 6°lo~ ',.., ,j "~¢' '~..~ SECTION A-A 12"-18" (6" MIN. ABOVE .PAD ELEVATION) ~ T,... 4: [. LLc.'ROUND OFF TOP '-~ I% MM SECTION B-B ' TYPICAL BERM DETAIL 7'-0" ELEM MUST BE ( -__O~i__ ~ EQUAL TO BLDG 3'" .4'-0" PAD ELEV OR PLAN ~ '~IBLDG. PAD ELEV. i'HIGHER _. '~ , , ! ~. '~1 MAX. :< 7' (SEE NOTE ~4) ~ '-1 --DEEPENED FOOTING REQUIRED MUDSILL% < 3~LN~ 4.?:L~ _:~ ..... ',. ~6 MIN. ~ ~6 MIN. ABOVE PAD ~ ~ ~BLDG. PAD. ,. ¢~ ~o,~cn(SEE STD. BI33) ; , ~ · ~ BERM SECTION C-C A~TERNATE · ~' ' AT I SWALES TO BE .~T IN I% AT ROUGH GRADING AND PRIOR TO BUILDING CONSTRUCTION. .....A RAVED DRAINAGE SWALE, ACATCH BASIN AND PIPE, OR OTHER SIMILAR DRAINAGE DEVICE I:' I~' f ~" S REQUIRED WHEN A STOOP, , IR,_P,_AC,_.., OR PORTION OF THE BUILBING EXTENDS WITH!N THE MINIMUM ESTABLISHED DRAINAGE SETBACKS· 3. A COMMON DRAINAGE SWALE MAY BE USED ALONG SIDEYARD PROPERTY LINES AS SHOWN ON STD BI33. 4. THIS DIMENSION MAY BE REDUCED TO THE REQUIRED MINIMUM SETBACK IN THE GRADING & EXCAVATION CODE IF AN IMPROVED (IE, CONCRETE) DRAINAGE DEVICE IS USED. !5. ALL BUILDING SETBACKS FROM SLOPES SHALL BE IN ACCORDANCE WITH THE GRADING & EXCAVATION CODE AND GRADING MANUAL· DATE OF REVISICN '[%, 'T ..ALS CITY OF TUSTIN IMPROVEMENT STANDARD I STD HILLSIDE LOT DRAINAGE i .~o : D:,TE ._~-.=~ _·-fie .... ~ APPRC SD ...... ~ ...................... DIFFERENCL ,: PAD ELEVATION (CASE FF OR GFF~ '~''~ ~AD ELEVATION SEE NOTE ~ 4 (T"'?) ~FF OR GFF · ~ [~> PAD ELEVA/IUN --SEE NOTE COMMON SWALE CASE Z FF _OR GFF.~o° o.¢i~ ~D ELEVATION~/'/'~'v'///'&"1"g:~' 5'MIN. 5'MIN. I ~ FF OR GFF '~ o.'o % .,/-PAD ELEVATION ~t o~EXTRA HEIGHT OF 6",MIN. :~I 12"MIN . ~ o~, FOOTING TO BE ~ 'NI I -~'~--~r---~ ~ DIMENSIONED ON F"2- E' sD.F (TO ~/11/~'"""' __~_~~ NEAREST O.1') ~ ,..,.,z. MAX. FLOWLINE OF COMMON SWALE CASE NOTES.' CASE IAPPLIES WHEN THE DIFFERENCE IN PAD ELEVATIONS AND DRAINAGE SETBACK ALLOWS A COMMON DRAINAGE SWALE TO BE CONSTRUCTED. CASE II MAY BE USED WITH A COMMON DRAINAGE SWALE WHEN THE DIFFERENCE OF PAD ELEVATIONS EXCEEDS THE LIMITING CONDITIONS OF CASE I AND THE EXTRA HEIGHT FOOTING IS SHOWN ON THE GRADING AND STRUCTUAL PLANS. A COMMON SlDEYARD DRAINAGE SWALE SHALL NOT BE USED WHEN THE DIFFERENCE BETWEEN THE PAD ELEVATIONS EXCEEDS ONE FOOT. PROVIDE P.C.C. STEM WALL (STW) IN GARAGE; TO MAINTAIN MINIMUM 6" FROM FINISH GRADE TO MUDSlLL. TOP OF STEMWALL ELEVATION SHALL BE SHOWN ON THE PLANS. )ATE OF REVISION INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD I STD. ........... I NC). COMMON ,SIDEYARD DRAINAGE , APPROVED .,,,/',/~ 2f !DATE /".//-'f / .~'~ J ~tl I .o --i/%o TYPE II FF= I0.00 PAD = 9.50 987 . ~ i' '- 980 ;AC 2%. MIN. ,-x- ~---~-o~.~ MAX. NOTES: F.G. AT ""~" !S -" ' =u,LDING r_QuA,_ TO PAD ELEVATION UNLESS SHOWN ON THE GRADING PLAN. IF YARD DRAINS ARE USED; POSiTiVE DRAINAGE IS REQUIRED TO KEEP STORM WATER FLOWS 0.2 FEET BELOW F.F. EL. THE DEVELOPER/OWNER ASSUMUMES ALL RESPONSIBILITY AND LIABILITY FOR BESIGN, CONSTRUCTION AND MAINTENANCE OF ALL YARD DRAIN SYSTEMS. SETBACKS PROVIDED AS EXAMF'E ONLY. CHECK ZONING CODE 8 C,'"". I', A J, A ' '" ~ V . . ~,,.,v,~,... DEVELOPMEN-" DEPT FOR MINIMUM SETBACKS WHICH VARY FROM .... u,r- DISTRIC-7 TO ANOTHER. DATE OF RE'/:$'ON iN'T:AL,% CITY OF TUSTIN IMPROVEMENT STANDARD TYPICAL GRADING CONDOMINIUM/APARTMENT A:: ,-r'~ovE D JSTD TOP CF c, LO:~- A-~ ,. TOE OF R~DIUS ' SLOPE ~.,,, R IW THROUGH PLANTING BAY,, CUT CR F'L- S' ~D~ VA,m~:.:~ '-SLOPE: RATIO N v SEE NOTE 2 !OO' IViIN. P_ANT NG_,AYm~ ':~--~ A R/w FOR STD. STREET/ SEE t~'OTE 2 ARTER:AL HIGHWAY /{_ STREET ,,,,-- R/W "-.~ W · _ .¥,,~ .._ ~VARI2S (2:! .",4AX.) --~¢i ', ',L..~MEANDERiNG SIDEWALK %~- CONTOUR GRAD!:',:G ~ R/W FOR STD. STREET SECTION A-A NOTES: L,~. U_ H_,om:: FROM 25' 50', W:IO' k:iN. 25,0' MAX. BE?WEEN ~P.'-_:~.N.~S. I m~.e !N'T ,S I DATE OF R_, .c:C)N !AL I I CITY OF TUSTIN IMPROVEMENT ST/NDARD [ s~. i NC2 PLANTING BAY FOR ARTERIAL HIGHWAY TOE OF SLOPE....~ . TOP OF .'~ v BUILDING P,~.~ I:> UPHILL TOP OF SLnpF.. TOE OF SLOPE-" R = 25' MIN./, BUILDING PAD DOWNHILL SHARP SLC=E INTERSECT:ON -~..~ Vv' /] , I I NOT ALLOWED EXCEPTION: I,'".;T_~RIOR BACKYARDS WHEN APPROVED Bv DEPT. OF COMMUNITY DEVELOPMENT ~-NATURAL SLOPE%.~_~ ..,j R = 50' MIN. ,.- r'~'"-~-~.~ TRANSITION ZONr- ~ VARIABLE SLOPE RATIO - / 2',, NOT STEEPER THAN o ..... ~' // ,. % ~,~----_...--~-.-%. -[ ..¢. , DATE OF REVISION INIT.IA_;:'' GRADING OF INTERSECTING SLOPES APPROVED --'.,~.- __ DAVE __.(,r~_-f/~'__ __ ¢RATioVARIABLE SLOPE 3:, OR//CAS~ % ~ ::~"3 :l OR FLATTER% ~: STREEt,/FLATTER ~ ' I I /'7 ' ' 'f--'"~'.J---4 I I CASE IF_ ~VARIABLE SLOPE ~RATIO-~ CVARIABLE SLOPE/ RATIO · MAXIMUM HEIGHT OF PLANTED MATERIAL IN THIS AREA IS ONE FOOT. NOTES' CASE I! APPLIES WHEN INTERSECTING STREET IS ON A CURVE. ATE OF REVISION I INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD SLOPES APPROACHING PUBLIC OR PRIVATE STREETS APPROVED STD. NC). .FACE OF BUILDING OF .D, ORD;~ ,.'' PROJECTION THEREOF TOP OF SLOPE'% (TYP) " ' ~ ~- / ~:' "'FACE OF CURB '~ TOP .~' ~F ~ ~ ~o¢ / ~': 0 SLOP~ AT STR_~, ~; <~ ............ *~ HI' OR HIGHWAY iii ,:/ ~ERTICAL ~/ : 'VERTICAL CURVE .... ~ . ~ . _.~~ .... ~-~%FACE OF CUR5 IF TOE OF SLOPE AT STREET OR HIGHWAY MINIMUM SETBACK REQUIREMENTS , H FILL SLOPES I CUT SLOPES i , ov,, 3C: 15' i I0' I 15' I0' 6, 10 DATE NOTES' IF DRAINAGE IS CARRIED ON TOP OF SLOPE IN UNIMPROVED EARTH SWALE THE SETBACK DISTANCE SHALL BE A MINIMUM OF 7.' SETBACK MAY BE REDUCED TO TABULAR VALUE IF APPROVED DEVICE IS USED. SETBACK MAY BE BASED UPON DISTANCE FROM FACE OF FOOTING TO FACE OF SLOPE. (APPLIES TO DEEPENED FOOTINGS). IF THE SLOPE IS FLATTER THAN 5:1 THE SETBACK DISTANCE IS 2'. THE TABLLAR VALUES SHALL ALSO APPLY TO NATURAL SLOPES. WHERE ONE PROPERTY LINE SEPARATES MULTIPLE LOTS ATA SLOPE, THE PROPERTh LINE SHALL BE AT THE TOP OF THE SLOPE. SETBACK "A" SHALL NOT APPLY. WHEN H=:O' OR LESS, PROPERTY LINE SHALL BE AT THE TOP OF SLOPE. IF TOE OF SLOPE IS IN A RESIDENTIAL REAR YARD THERE SHALL BE NO VERTICLE CURVE AT THE TOE OF SLOPE. SETBACKS "A"AND "C" SHALL APPLY TO POINT OF INTERSECTION OF SLOPE AND REAR YARD GRADE. SEE STD. B 141 AND 142_ FOR TYPICAL SLOPE SECTION. TERRACE~,~^'x',,,,,, IS REQU',RED WHEN HEIGHT AT TERRACE IS 25'. SFE GRAD,'.G MANUAL ~0~ AUTHOF~:ZFD MO21F"!CATION.g TO TH!S BI:TAIl. OF REVIS:ON INf~IALS CITY OF TUSTIN IMPROVEMENT STANDARD SETBACK REQUIREMENTS o APPROV'¢- D -'~' ......... I DA~.E-. (.-- ¢':: ¢0_____ ! r~ )% MAX.L' I0' 5:1 2% I0' .. I0' .~1 10' MIN.`q` MIN..q` MIN. MIN. MIN. I% ,v1.N. DRAINAGE ~'~~ CHANNEL 2:1 ~ 10% :MAX. , '~MIN.~' MIN. v ~o' ,.LJ ~o' ! lo' lo' MIN. 'q' MIN. ~ MIN. MiN. MIN. NOTES: DEVIATIONS FROM THIS TYPICAL REQUIRE PRIOR APPROVAL FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT. I0' VERTICAL CURVES MAY BE USED WITH P.I. LOCATED AT THE HINGE POINT. WHERE 'H' IS 28' OR LESS: I0' MINIMUM VERTISAL CURVES MAY BE USED AT TOE & TOP OF SLOPE WITH 2:1 MINIMUM SLOPE BETWEEN PVC 15, PVT. I )ATE OF REVISION J INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD TYPICAL SLOPE SECTION APPROVED ./'/~ "? . _ J DAI'£ / STD. NO. A = 8' MINIMUM, 20' MAXIMUM B = I0' MINIMUM NOTES: A = TERRACE WIDTH E = DRAINAGE CHANNEL B = "X" FEET VERTICAL CURVE F= TOP OF SLOPE C= POINT OF INTERSECTION OF SLOPE TANGENTS G=TOE OF SLOPE D= SLOPE 2:1 OR FLATTER DATE OF I REVlS.ON INITIALS CITY OF TUSTIN TYPICAL APPROVED SLOPE IMPROVEMENT STANDARD I STD. NO. SECTION H=20'- 50' ~ WALL - NO SURCHARGE .... ' 4'-0" MAX. SLOPE ANGLE ' 4'- 0", MAX. " l Lf '.M .' ~---1. SU~?'.'. ,RGE "'lt ".'-- I ~.'~T~iN 45 ~ OF REPOSE FENCE-, I'- 0" MAX. '~ 6' 0" - - MAX. 7, BUILDING PERM:-S ARE NOT REQUIRED FOR THE CONDITIONS SHOWN ABOVE.(~) A OVER 4'-0" OVER 41- 0II SURCHARGE i(iANY HEIGHT FENCE--, BUILDING PERMITS ARE REQUIRED FOR THE CONDIT!ONS SHOWN ABOVE.® NOTES (,~,'- 3'-O" MAXI;."JM FOR BLOCK OR BRICK WALLS. Q 3'- C" ~--OR =~LOCK OR BRICK WALLS. Q CHECK BU"DING D!VIS',ON FOR FOOTINGS NEEDED. DATE OF rREV ISIC'4 ::;~ T',ALS CITY OF TUSTIN IMPROVEMENT STANDARD s;:3. RETAINING WALL CRITERIA A=PqOVE-r' ,, ~ ......... I D :' -- E ~I~ ''~O__ . GENERAL NOTES: I0. II. 12. 13. '1'. 16. 17. 18. WALLS VARYING FROM DETAILS/LOADING CONDITIONS SHOWN ON CITY OF TUSTIN STANDARD WALLS, REQUIRE SUBMISSION OF CALCULATIONS BY A CIVIL/ STRUCTURAL ENGINEER. DETAILS SHALL BE SHOWN ON THE GRADING PLAN. USE OF STANDARD WALLS DOES NOT REQUIRE SEPARATE DETAILS. (REFERENCE STD. NO. IN CONSTRUCTION NOTE) MINIMUM THICKNESS OF MASONRY UNIT IS SIX INCHES. (NOMINAL) INSPECTION IS REQUIRED AFTER STEEL HAS BEEN PLACED IN FOOTING, ~1 I. AND PRIOR TO PLACEMENT OF CONCRETE AND GROUT. CONCRETE IN FOOTING SHALL BE TYPE 480-B-2000. GROUT SHALL BE FLUID CONSISTENCY, MIXED iN THE RATIO OF I PART CEMENT, 2 PARTS SAND, 2 PARTS PEA GRAVEL. ALL CELLS TO BE GROUTED FULL. INSPECTION IS REQUIRED FOR ALL GROUTING. MORTAR SHALL BE FRESHLY PREPARED AND UNIFORMLY M;Xi'.:D IN THE RATIO OF I PART CEMENT, I/4 PART LIME PUTTY, :5.5 PARTS SAND AND SHALL CONFORM TO A.S.T.M. C-270, LATEST REVISION. MORTAR AND GROUT SHALL HAVE AN ULTIMATE COMPRESSIVE STRENGTH OF f~;= Z,500 P.S.I. REINFORCING SHALL SE INTERMEDIATE, DEFORMED BARS, GRADE 40 CONFORMING TO A.S.T.M. A-615, LATEST REVISION. VERTICAL STEEL SHALL BE HELD IN PLACE AT TOP, AND BOTTOM. CONTROL JOINTS SHALL BE CONSTRUCTED AT 24 FOOT, MAXIMUM. ACTIVE EQUIVALENT FLUID PRESSURE = ~0./¢__~. SOIL= 120./C.F. PASSIVE EQUIVALENT FLUID PRESSURE = 200 #/C.F. SLIDING COEFFICIENT OF FRICTION = 0.4 ALLOWABLE SOIL PRESSURE = 1500./S.F. MAXIMUM I-EIGHT OF FENCE = 6'-8" - ALLOWABLE WIND PRESSURE = 20 #/S.F. FILTER FABRIC SHA~ BE MIFARI 7~PE 140 N AS MANUFACTURED BY MIFARI INC. OR EQUAL WALLS SHALL COMPLY ~ LATEST ADOFrTED CODES AND ORDINANCES. DATE OF I REVISIO:;I INITIALS CITY "OF TUST/N IMPROVEMENT STANDARD ] STD. NO RETAINING ,WALL CRITERIA NOTES APPROVED /~",-/:"- ;J DATE ~..-/.--.,~C,. CONT. 24" O.C. //CAP REQUIRED (DECORATIVE BLOCK MAY BE USED IN LIEU OF CAP) / :3. .ATE 6"X 8"X 16" BLOC~ #4 @ 16" O.C. ON ( WALL FILL ALL CELLS SOLID WITH GROUT FOOTING #4 NOTES' ¢~GRADE ," LAP SEE NOTEI #4 @ 16" O.C. ~¢---MIN. DIM. 4._1..~//~ ' AT SLOPE~ GRADE%4 · · ~ _~ "-, ' 2'--?" ~ 5'-0" ALTERNATE BENDS OF VERTICAL STEEL IN FOOTING. HORIZONTAL LEG = 3". VERTICAL LEG = 2'-9". CONTRACTOR MAY ELIMINATE THE SPLICE BY EXTENDING THE VERTICAL BARS INTO THE FOOTING, 3" HORIZONTAL LEG IS STILL REQUIRED. SEE STD. NO. BI45 FOR PILASTER GARDEN WALL DETAILS. SEE STD. !.'3. BI46 FOR WALL INTERSECTION AND CONTROL JOINT DETAILS. SEE STD. NO. BI43B FOR ADDITIONAL CRITERIA. OF I REVISION INITIALS CITY OF TUSTIN IMPROVEMENT I APPROVED GARDEN WALL STANDARD i DATE CONT. 24" O.C. 6" x 8" x 16 BLOCK FILL ALL CELLS SC)LID WITH GROUT # 4 Ii! 24" O.C. ON ¢~ WALL .~CAP ]k'~ 24'' LAP 6"OP~ESN" E~No iI SEE NOTE I 2#5~ ~ '.', ~' .- 0 4" LAP SEE NOTE I ct 4 I~ 24" O.C. EXCEPT AT 12" DIA. PILASTER FOOTING #4 ri/,~., ': I1, -. 6" x 8" x 16'" BLOCK -,/,',1, ~.--GRADE CONTINUOUS FOOTING 2 OUTSIDE OF PILASTER I PILASTER DETAIL I# 4 CON1. L. 12" _ 5'-0" WALL SECTION DATE NOTES: .ALTERNATE BENDS OF VERTICAL STEEL IN FOOTING. HORIZONTAL LEG = 3". VERTICAL LEG = 2'-9". CONTRACTOR MAY ELIMINATE THE SPLICE BY EXTENDING THE VERTICAL BARS INTO THE FOOTING, 3" HORIZONTAL LEG IS STILL REQUIRED. MAXIMUM SPACING FOR PILASTERS 12'-0" CENTER TO CENTER. SEE STD. NO. BI43B FOR ADDITIONAL CRITERIA. OFi REVISIONi INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD PILASTER .I APPROVED ////~, -'/~ GARDEN WALL STD. '-I TYP. FOOTING AND 18" : . ' 12' t',,AX. i,.....'. '" "7" ",'." '. ~t-~'~ iSTEN, i ~ z nuJ z_ ,~,e~, ,.. 7'..,:. :, F"FI ;V~LU i ~ ~ ~ / ~,',~, ~.~ '.%~L ~ ROUGHENED ~ 1'2 .I ~"-' .' J LTOTAL ~V' I ~Nn ~ 2'-0"~ ~P, F~TING AND [~'~DiNAL/ ~ m REINF. PE~SECTION REINF. INTC FTG. STEP TYP. HORIZ. STEEL~ 4 # 4 BARS~ FULL HEIGHT BUTT WALL SECTION GARDEN WALL FOOTING STEP DETAIL ~,~TYP. HORIZ. STEEL ~._._., M ,._...~ ¢',---'-, r .~ ~'-~--'~ // 4 # 4 BARS ~ ~'~ FULL HEIGHT CORNER WALL SECTION /TYP. HORIZ. STEEL .,~, F2#4BARS ULL HEIGHT END OF WALL I I I SEE NOTE 4/ CONTROL JOINT NOTES' CONTROL JOINT SHALL NOT BE FILLED WITH MORTAR. WIDTH OF JOINT SHALL NOT EXCEED 3/8". HORIZONTAL STEEL SHALL HAVE 2" CLEAR FROM CONTROL JOINT. CONTROL JOINT SHALL BE PLACED AT, 24 FOOT MAXIMUM CENTERS, STEP FOOTING AND CHANGES OF WALL HEIGHT. PLACE 4 ADD:TIONAL #4 BARS @ 8" O.C. SEE NOTE NO. I STANDARDS BI44 AND B145 FOR HORIZONq-AL LEGS. DATE OF REVISION INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD APPROVED GARDEN WALL MISCELLANEOUS DETAILS ,( STD. ~___~~EVEL GRADE CAP REQUIRED-- (:~_> .~ ! THROUGHOUT OMIT HEAD JOIN'- IN FIRST COURSE AT ::.'52" CN CENTER f FOR WEEP HOLES. ONE CUBIC FOOT CLEAN GRAVEL, ENCASED IN FILTER H T B X BARS 5' 6" r-6" #4@16"0.0. 4' 6" 2'-8" #4@16"0.0. 5' 8" 4'-I0"#4@16"0.0. ~ ~~)BARS~ ~ I# 4 BAR EVERY · .. . --OTHER COURSE~ ~CONCRETE MASONARY----.-~ WALL SOLID GROUT /LEVEL GRADE 'ER , PLACE 2'CL 3LEAN F-"FI% 4 FILTER L_U^ ] FABRIC. ~ x~ 2.5" ~ ARS - .', .~ARS CONT:' -+ b ~"J H T I B I X BARS 3' 6" Ir-o" #4~'16"0.C. 4' 6" 2'-5" # 4 ,_ 16" O.C. i8" 2'-10" # 4 I~ 16" O.C. 5' I. 2_ NOTES: DESIGNS FOR CONDITIONS DIFFERENT THAN SHOWN REQUIRE THE SUBMISSION OF AN ENGINEE. RING ANALYSIS BY A REGISTERED CIVIL ENGINEER. ALL BARS IN FOOTI;;G 3" CLEAR COVER UNLESS NOTED. KEY IS 12" WIDE (CONT.) DATE OF I REVISION INITIALS 1 1 .! CITY OF APPROVED TUSTIN IMPROVEMENT STANDARD SN'rOq. RETAINING WALLS ~ I LEVEL GRADE~ <: (TYP.) #4 DOWEL BAR - FOR GARDEN WALL - ~ 24" O.C. (~) BARS ~ I# 4 BAR EVERY / OTHER COURSE CONT./ ~.~...-----'~-. ' '----- C 0 N C R E T E MASONARY.~-...~ WALL SOLID GROUT GRADE-,~ ~ I 2# 4 BARF ..= i Il ,~CONT' ,.~, THROUGHOUT OMIT HEAD JOINT IN FIFST COURSE AT 32" ON CENTER ~-FOR WEEP HOLES. PLACE- ONE CUBIC FOOT CLEAN GRAVEL, ENCASED IN FILTER FABRIC. GRADE_-..~ /LEVEL GRADE <. 2.5" CL. S * BARS CONT. < > H T B X BARS 3' 8" 2'-4" .~ 4@16"0.C. 4' 8" 2'.-6" # 4 @16"0.C. 5' 8" 4'-6" # 5 @I6"C.C. H TI 8 13. 18.. 13,_o,. [4' i8" {3'-r' 15' 18" 15'-8", XBARS I # 4 @ 16"o.c.I # 4 @16"0.C.I # 5 @ 16" O.C. NOTES: DESIGNS FOR CONDITIONS DIFFERENT THAN SHOWN REQUIRE THE SUBMISSION OF AN ENGINEERING ANALYSIS BY A REGISTERED CIVIL ENGINEER. ALL BARS IN FOOTING 3" CLEAR COVER UNLESS NOTED. REFER TO STD. NO. BI44 FOR GARDEN WALL DETAILS. VERTICAL STEEL OF GARDEN WALL TO EXTEND A MINIMUM OF 24" INTO RETAINING WALL ;ATE OF I REVISION INITIALS CITY OF TUSTIN IMPROVEMENT STANDARD RETAINING WALLS WITH GARDEN WALL FENCE ,/ APPROVED /~.,.,- {DATE (-.-./! ~r'/¢. STD. TYF. FOOTING AND I REINF. PER SECTION:~ # 6 '1~ 12" MAX STEM WA LL _-----:.~ ~-l-~-'-'-~ ' ~ '>"-'"'.-:" F'.FI __WALL1 ! i ~,.., ~ / ! ~ ... ~ '.: ,:_ .I ..-_J.L. 5"'" '--~' I ~,,,~_ ~ l."' .. CL. i ~, u_l-- \ # 4 BAR wL.~~:'.'.. ;I ~, T0i'£~ 8 ~j,/' J 'EXTEND /4~ 2'-0".!L TY_P. FOOTING AND LONGiTUDiNAL/ r- 'r REINF PER SECTION REINF. INTO FTG. STEP TYP. HOC, ll STEEL~ 4 ~//~4 BARS / FULL HEIGHT BUTT WALL SECTION RETAINING WALL FOOTING STEP DETAIL /.--TYP. HORI7_/ STEEL ~----'"~ J"l r-'m ~:~.--', r ~ / 4 # 4 BARS FULL HEIGHT END OF CORNER WALL SECTION /TYP. HORIZ. STEEL 72 # 4 BARS FULL HEIGHT WALL SEE NOTE 4) CONTROL JOINT NOTES: CONTROL JOINT SHALL BE FILLED WITH MORTAR. WIDTH OF JOINT SHALL NOT EXCEED 3/8". RAKE 3/4" DEPTH AND FILL WITH ELASTIC JOINT MATERIAL. HORIZONTAL STEEL SHALL HAVE 2" CLEAR FROM CONTROL JOINT. CONTROL JOINT SHALL BE PLACED AT, 24 FOOT MAXIMUM CENTERS, STEP FOOTING AND CHANGES Or- WALL HEIGHT. PLACE 4 ADDITIONAL # 4 BARS Ii! 8" C.C. SEE STANDARD 147 AND 148 FOR HORIZONTAL LEG AS REQUIRED. DATE OF REVISION INITIALS CITY OF TUSTIN IMPRC',/EMENT STANDARD J STD. RETAININ(~ WALLS J NO. MISCELLANEOUS DETAILS J ~ SOIL REPORTS AI~__ SO!L REPORTS ~n~._,.q"~" ' pm,'-,.,/?,r:'_, ,,,.,-, ..~,_ AN EXPANq:'-~N. - v INDEX. ',F THE ~' p , r: STANDARD 29- 2 .......... _X. ANS, C.'~ 'NDEX (AS DETERM'.NED BY U.B.C. NO. ' "50"; Tmr_ -O,_LOW,No PRO,..,~-L. uRE SHALL BE FOLLOWED WHEN A RETAINING WALL !S EEQUIRED · RECOMM_NDA ,ONS FOR DESIGN ! THE SO~_ ENGINEER SHALL PROVIDE ~' "'- p^~^,,:~'~-~c -.'~F TC THE ~- ' ', F ,-,, ,,~.,,, .......... XPANS. 7_ SO:L CONDITIONS. & THE =,.~V~l~: PER ~--A,I ..: ......... , ~.= .... HEREON, MAY BE USED IN EU OF NUMBER ONE ABOVE. RETAINING WALL BACKFILL DETAIL ......... · ,:..A_~ CITY OF TUSTIN IMPROVEMENT STANDARD RETAINING WALL BACKFILL DETAIL APr~RC \"ED , .<~j DATE ~_.~ _ ¢~, APPENDIX E SAMPLE SLOPE WARRANTY AGREEMENTS AND DECLARATION OF NET WO~.~H tact .Nc. ~.'.n~ Title cf Or, ~g Plan] SLOPE REPAIR ' ~ ~-,~ .m [ OWNER ] THIS SLOPE REPAIR AGREEMENT (~he "Agreement") is entered into this day of , 19__, by and between ("Owner") and the City of Tus~in ("Ci-'v") WHEREAS, Owner owns the rea! property in shown 7 $ on the Grading Plan on_=i!e with City's ~m.,,~..._~ - ........ ~, Development Department; and 91,' %.,.'HEREAS, Owner has applied to the City for permits to grade !0.. in accordance with said Grading ~lan and in so doing to cr,':ate ,! i!i manufactured slopes within an area subject to Hillside Review; and WHEREAS, City has approved said Grading Plan and issuance of 131[ grading permits on condition, among others, that the i4[[ with the Slope Warranty Program required by Ci=y Ord-'nance Nc. !5ii 1018, requiring entry into this Agreement; and 16 Ii WHEREAS Owner now desires to complv with the ~ecu~rements _~ ,: Ci~y Ordinance No. 1018. -'e' NO,q, THEREFORE, in consideration of the premises and for a 19!' valuable consideration receipt of which is hereby ackncwled§ed 20.i Owner and City agree as follows: Definitions. · !.! Slope disolacement shall mean the following as related to any warranty slope in : !.!.1 Displacement of soil cna warranty slope at a de~th of two feet or 2:ore (measured at 'r~ght angles to the slope face), with 15 16 vertical moveme: Df one fool or more, ' re~ard!ess of cause, and regardless of the square footage involved, 1.1.2 Displacement of soil on a warranty slope with vertical movement of one foot or mcre and involving an area of at least 900 square feet, regardless of depth and regardless of cause. Slope displacement does not include surface crackin~ · ~ ~ ly or fissures erosion (unless erosion u!~maue results in slope displacement) or displacement of soil caused solely by earthquake or seismic activity. 1.2 Warranty slope shall mean those manufactured slopes identified by the City on the approved Tract Grading Plan, which is incorporated by reference herein. 2. Owner's Obligation to Repair. Owner shall undertake, or cause to be undertaken, interim emergency repairs o~ any slope 19 displacement occurring within ~hree ( 3 ) years of City' s 201 certification of completion of the gradin~ work for 21 · unless this Agreement is earlier terminated as provided 22 !: in Section 3. Certification of completion of grading shall be when ii said slope(s) is (are) certified by the City and within 90 days of i installation of all required and effective plantin~c. The 25 obligation created by this Agreement is tc undertake emergency 26 27 28 repairs as reasonably required by the City to stabilize the slope displacement and prevent further displacement, and is not a co:::ml.-.men~ ti :der~ake a co::.:z!e~e and ha! res~ructuri::g and i ~ repair of the slope disDiace:::e::~. I' 3. Termination Before Three {3) Years. O'~..'ner's repair 4 I obligations under this Agreemen~ shall be ~ermina~ed 'in whole cr Ii in part, as applicable, by: 22 :I ,! 27 o 2.! CiTy's issuance cf a subsequent grading permit for a warranty slope covered by this Agreement, ¢.xcep~ where the subsequent permit ~s issued to an individual lot o~.'ner who is exempt frcm Yhe City's Slope Warranty Program, and except ~ha~ a subsequen~ permit will terminate repair cb!iga'Eicns, only for ~he slope area involved in or impacted by %he subsequent grading permit; or Q 2 ~ ' -. C-=y s approval of a substitute repair agreement covering the warranty slopes. City shall give written notice to Owner of such termination. Homeowners' Association/Individual Lot Owner. 4.1 Upon the formation of a homeowners' associaticn charged by the CC&R's with the responsibility for maintaining and repairing the warranty slopes, unless a substizute slope repair agreement and security is provided by the homeowners' asscciatlcn directly to the City, the obligation of uhe Owner to make emergency repairs under this Agreement shall be secondary to the obligation of ~- ' ~,,e homeowners association to undertake that repair, and operate in the same manner as a performance bond cr !1 12 13 15 19 2O 24 4.2 4.3 ~milar security for t cbligaticn of The homeowners' association to undertake such repairs. In the event of slope displacement on a warranty slope where an individual lot owner has been previously issued a grading permit, which was determined to be exempt from ti.e Slope Warranty Program, City shall first look to the lot owner to repair the warranty slope(s). The ob!igaticn of the Owner to make emergency repairs under this Agreement shall be secondary to the obligation cf the lot owner to undertake the repair, and shall operate in the same manner as a performance bond or similar security for the obligation of the lot owner to undertake such repairs. In the event the homeowners' association or individual lot cwner, as applicable, is unable or unwilling to repair the warranty slopes in a timely manner, City shall provide written notice to Owner of its obligation to perform this Agreement. The time specified for performance shall be thirty (30) days, unless City determines, in its discretion, that th~ slope displacement poses a oubs~an~a, risk of harm to public or private improvements, in which event a shorter time frame for action may be specified. 4 1.i 11 12 13 14 15 16 '; 19 2O 24 25 I! 271 28,. 5. The !igations of Owner to pa rm in accordance wi~h the terms o£ this Agreement have been secured by %he fcilcwinG method: Owner has submitted evidence to the City ~ka~ it has a net worth of at least $!,000,000, sc that no additional security is required; Owner has delivered to City a bond or bcnds by one or more duly authorized corporate securities, in an amount equal To $.55 per square foct of warranty slope face, but in no event more than S100,000 (the "Security Ainount"); Owner has deposited with City an amount of money equal to the Security Amount with the City or a City-designated escrow agenu or trus~ company; or Owner has delivered to City an irrevocable letter of credit in the Security Amount issued by a financial institution(s) subject to regulations by the state or federal government. 6. Enforcement. 6.1 In the event that Owner fails or refuses to perform its obligations under this Agreement, City shall be entitled to specific performance and/or damages pursuant to the procedures set forth in Code of Civil Procedure Section 638 et seq., fcr a determination to be made which shall be binding upcn the parties as it tried before a court or jury. City 5 10 !1 i' 12 13 2O 21 22 23 25 6.2 hal! also be entitlod To ~ ward of its reasonable costs and expenses, including attorneys fees, in The event it is required to seek specific performance Or perform the repair itself. Within five (5) business days after service of a demand by City, Owner and City shall agree upon a single referee who shall then try all issues, whether of fact or law, then report a finding and judgment thereon. If the parties are unable to agree upon a referee, either party may seek to have one appointed, pursuan~ to California Code of Civil Procedure Section 640, by the presidin~ judge of the Orange County Superior Court. 6.3 The compensation of the referee shall be such charge as is customarily charged by the referee for like services. The cost of such proceedings shall initially be borne equally by the parties. However, the prevailing party in such proceedings shall be entitled, in addition to all other attorney's fees and costs, to recover its contribution for the cost of the referee as an item of recoverable costs. 6.4 The referee shall apply all California rules of procedure and evidence and shall apply the substantive law of the State of California in deciding the issues to be heard. 6 6.5 6.6 Not an Admission of Liabi!itv. ne referee's decision u - Ca' ~ ~ornia~__ Code ~f Civil Procedure Secticn 64-: shall stan~d as the judgment of the court, subject to apDe!laue review as provided by the laws of the State cf California. The parties agree that any such dispute shall be decided as soon as practicably possible. The date of heari:~g for any proceed/.ng shall be determined by agreement cf tke parties and the referee, or if the parties cannot agree, then by the refere..'~. The referee shall have the power to award da:nages and all otker relief. Anv remair wcrk the liabilities created by this Agreement, although any such private contract sha!i not operate to release the Owner from C~vner's obligation under this Agreement. 9. Governing Law. This Agreement shall be interpreted under t?~e laws of the State of California, and in light of the intent and raquire~.ents of Ordinance No. !0!S. 25I 24 23 22 2! !5;i undertaken under this Agreement shall not be admission of ultimate liability for the slope repairs. The Owner performing emergency repair work as reculred under this Agreement shall ~.~ ent~_ed to recover the costs of that work from the person or ! persons ultimately found to be liable for the slope displacements. !? . 8. Indemnity Agreements with Others. This Agreement :! deals with the obligations owing to the City. Owner may Drivate!v !gii ., ccntract with another party to be held harmless from and 2O 10. Wa: 'ts of Authority. Each p ~ hereby warrants that it has been duly authcrized to enter into this Agreemen~ and tka~ the person(s) si~ning on their behalf have the aulhoritv ~o do so. Date: 5 6 ?I! ATTEST: i City Clerk 8 - II APPROVED AS TO FORM: il CITY ATTORNEY 13 15 By [OWNER'S NAME] By Its By Title !ts Title 2O 21 22 23 24 25 26 LEJ:rr:R:!2/19/89: (ml09.rr) 27 2S I. 'i RACT NO. AND TITLE O!' GIlA ,G PLAN] SLOPE REPAIR AGREEMENT 3 5 7 8 !0 !1 12 ~3 14 !5 16 17 2O 21. 22 [WHERE IiOMEOWNER'S ASSOCIATION ASSUMES OWNER'S REPAIR AGREEMENT] This Slope Repair Agreement ("the Agreement") is entered into this day of , 19 , by and between ("Association") and the City of Tustin ("City"). WHEREAS, Association is a homeowner's association charged by recorced CC&R's wi~h the responsibility for maintaini::g and repairing slopes on the land designa%ed on 'ch file in th~ Cit?'s Community Development DeFartment] (the "Slope Area"'.' and W!{EREAS, the City has previously_ approved g-=~=~g plans for the Slope Area and issued grading permits for the creation of manufactured slopes in the Slope Area on condition, among others, that the landowner comply with the Slope Warranty Program require~i by City Ordinance No. 1018, by entering into a Slope Repair Agreemenu with the City, at~ached hereto as Exhibit "A" and incorporated herein by this reference; and WHEREAS, Association desires to assume the owner's ob!iga%ions under the Slope Repair Agreement in Exhibit "A". NOW, THEREFORE, in consideration of the premises and for a valuable consideration receipt of which is hereby acknowledged, Association agrees as fo-_ows: I; Definitions. !.! Slope Displacement shall mean ~he follcwing related to any warranty slcpe in the Slope Area: .i.i Displacement of ! on a warranty slcpe at a depth of two feet or more (measured at ri§k~ angles to the slope face), with vertical movement 5 5 7 £ 9 10 1! 12 13 14 15 !? 18 19 of one foot or more, regardless of course, and regardless of The square footage involved, or ' 1 ~ DisPlacement of soil on a warrantv slope with vertical movement of one foot cz3 more and involving an area of at least 9~0 Square feet, regardless cf depth and regardless of cause. Slope displacement dces not include surface cracking or fissures, erosion (unless erosion ultimately results in slope displacement) cr displacement of soil caused by earthquake or seismic activity. 1.2 %.farranty Slope shall means those manufactured s!cpes identified by the City on the approved grading plans for the Slope Area, which are incorporated by reference herein. 2. Association's Obliqaticn To Repair. Associaticn shall undertake, or cause to be undertaken, interim emergency repairs of any slope displacement occurring within three years of Citv's certification of comp!etlon of the grading work on the Siope Area unless this Agreement is earlier terminated as provided below. The obligation created by this Agreement is to undertake emergency repairs as reasonab!v required by the City to stabilize the slope displacement and prevent further displacement, and is not a commitment to undertake a complete and final restructuring and repair of the slope displacement. /// 2 -- I !0 !2 14 3. Tart tion Before Three Years. · : Association repair obligations un,er this Agreement ~hai' he 2' 3 'i ~erminated zn whole or in part as applicable ~-v' .i 3.1 City's Issuance cf a Subsequent Gradi:~.g ?ermit for -'! a warranty slope for the Slope Area involved in or O. 6 ,I impacted by the subsequent grading permit; or i! 3.2 City's approval of a substituze repair agreemer, u '.] covering the warranty s!omes. : 3.~ City shall give written notice to Association cf such termination. 4. The obligations of Association to perform in accordance with -the terms of tkis Agreement have been secured by the fei!owing method' Association has submitted evidence to the City that it ~.mas a net worth of at least $1,000,000.~' so that no additional security is required; Association has delivered to City a bond or bonds by one cr more du~v authorized corporate securities i~ an amount equal to 55 cents per square foot cf warrant-£ slope face, but in no event more tkan $100,000.00 (the "security amount"); Associaticn has deposited with City an amoun~ cf mcney equal to the security amount with the City cr a Cizv designated escrow agent or trust company; or Association has delivered to City an irrevccabie letter of credit in the security amount issued by a financial instltuticn subject to regulation by the staue or federal covernment. 5 6 ?'~ 9 LO 71.2 ~5 17 19 2O 22 23" 27 E,,. e~lent 5.1 In the event that Association fails or refuses to perform its obligations under this Agreement, City shall be en~it!ed to specific performance and/or damages pursuant to the procedures set forth in Code of Civil Procedure Sections 638 et sec., for a determination to be made which shall be binding upcn the parties as if tried before a court or jury. City shall also be entitled to an awar~ of its reasonable costs and expenses~ including attorney fees, in the event it is required to seek specific performance or ~erform the repair itself. 5.2 Within five {5) business days after service of a demand by City, Association and City shall agree upon a single referee who shall then try all issues, whether of fact or law, then report a finding and judgment thereon. If the parties are unable to agree upon a referee, either party may seek to have one appointed, pursuant to Code' of Civil Procedure Section 640, by the presiding judge of the Orange County Superior Court. 5.3 The compensation of the referee shall be such charge as is customarily charged by the referee for like services. The cost of such proceedings shall be borne equally by the parties. However, the prevailing party in such proceedings shall be entitled, in addition to all other attorney fees and costs, to recover its contribution for the cost of the referee as an item of recoverable costs. 4 5.4 ne referee ~hal! apply Ca!ifor;~Ja Rule:'. cf Procedure and Evidence and shall apply the subsza:',zive ~u~lior..la law of the State of ~-~ ' ' ~' in deciding ~he issues to be heard. 5.5 The referee's decision under Code of Civil Procedure =~a..u as the judgmen~ c'= the court, Section 644 shall subject to appellate review as provided by mhe 'aws of the State of California. 5.6 ~"e,.. parties acree~ =hat any_ such d~'_=,=..~. shall be decided as soon as practicably possible. The date of hearing for any proceeding shall be determine~ by agreement of zhe parzies and of ~he referee, o~ ;~ the parties cannot agree, then by the referee. 5.7 The referee shall have the power tc award damages and all other relief. 6. Not An Admission of Liability. Any repair work undertaken under this Agreement shall not be 5 !l an admission of u!timaze liability for the slope repairs. The !i Association performing emergency repair work as required under this !: Agreement shall be entitled ~o recover the costs of that work from I. !I the person or persons ultimately found to be liable for the slope · : displacement. I. ~1 ?. Indemnity Agreements With Others. This Agreement only deals with the obligations owing ~o ~he !~ City. Association may privately contract with another party to be !held harmless ~_~m and agains~ the liabilities creak:ed by ~n~s [i Agreement, although any such ~rivate contracts shall ncz operate to release the Association from Association's obliuazicn~' under u 5 6 n 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ~e ac a weooeur• )AN[T• wt uw o••NCC this Agreemen 8. Governing Law. , This Agreement shall be interpreted under the laws of the State of California, and in light of the intent and requirements of Grdinance No. 1018. 9. Warranty Of Authority. Each party hereby warrants that it has been duly authorized to enter into this Agreement and that the persons} signing on their behalf have the authority to do so. Dated: 19_ CITY OF TUSTIN ATTEST: By CITY CLERK APPROVED AS TO FORM: CITY ATTORNEY Dated: 19_ [NAME OF ASSOCIATION) By BKO:rr:D:12/17/89(1159.rr) 6 DECLARATION C;NDER PENAL'PY OP PERJURY AS TO NET WORTH OF ~ ] I, hereby declare, under penalty of perjury as follows: 1. It is hereby acknowledged and understood that the City intends and will rely upon the accuracy of all statemEats contained in this dccla~ation. The declarant fu-ther acknowledges, understands and accepts that, in additicn to the penalty of perjury, it is a misdemeanor for any person to deliver to the City a declaration that is untrue, and that the City shall be entitled to recover from declarant and the entity on whose be2:alf this declaration is executed, treble its damages incurred as consequence of a delivery to it of a false declaration. 2. I am the of and am making this declaration as part of compliance with the requirements of the City of Tustin's slope warranty program, adopted as part of Ordinance No. 1018, and as an inducement to the City of Tustin ("City") to issue Grading Permits for I have personal knowledge of net worth, and can and r.•~uld testify in court concerning new worth under oath. Based upon that personal knowledge, I certify that has a net worth exceeding S1,000,000.00 in real or personal property, or both, over and above all debts and liabilities, using general accounting principles. This declaration is made under penalty of perjury on 19_, at Cal_fornia. By On Behalf of LEJ:rr:D:12/6/89(m103)