CCP422 Project gradingCITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
STANDARDS FOR GRADING
PROJECTS TO MINIMIZE IMPACTS 1 of 3 9/19/00 422
Grading within the City of San Juan Capistrano has the potential to impact adjacent
properties with dust, dirt and mud from erosion, construction noise, and other adverse
conditions.
The topography and soil types that exist within the City present special conditions that, if
not addressed through the technical review and permit process, could impact the
conditions of properties adjacent to a project site. Long-term grading operations can
create exposed slopes and land areas that present a negative visual appearance if not
immediately planted with erosion ground cover.
To ensure that these issues described above are fully understood and addressed as
early as possible in the development review process, it is the policy of the City Council
that the following standards be enforced through conditions of approval, grading permit
plan check, inspection processing, establishment of minimum level of grading bonds,
and the conduct of grading operations once initiated:
1. Grading plans for all development projects such as subdivisions, parcel maps, or
individual commercial or residential developments shall be reviewed to identify
any potential adverse impacts to adjacent or neighboring properties or the
community. A grading impact assessment shall be prepared by City staff for
each grading project that shall include assessment of proximity of adjacent
residences, construction access, prevailing wind patterns, noise exposure, dust
migration, and possible mud and debris patterns. Residential subdivisions or
non-residential development projects shall include a grading impact assessment
as part of the staff agenda item to be transmitted to City commission and/or City
Council. Small or individual grading projects that do not require a discretionary
action shall also be analyzed by City staff for potential impacts and, if found
necessary, conditions of approval placed upon any permit issuance.
2. All discretionary land use approvals shall include conditions that specifically
address any adverse impacts identified by the grading impact assessment
prepared by the City. Conditions of approval that include the following shall be
considered by the applicable decision-making body of the City:
# Length of the grading operation
# Provisions for a Dust Control Program that addresses situations during
grading and at the completion of grading operation.
CITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
STANDARDS FOR GRADING
PROJECTS TO MINIMIZE IMPACTS 2 of 3 9/19/00 422
# Designated stockpile areas including the visual impacts of such
operations, both in the short-term and long-term.
# Noise impacts to adjacent properties related to construction activities.
# Phasing or methods of grading operations that minimize off-site impacts.
# Construction access to the site and a program for daily removal mud and
dirt from streets and roads.
3. Grading projects shall post cash of other liquid security, if approved by the City
Attorney, equal to the estimated cost to install erosion control devices per an
Erosion Control Plan approved by the Building Official. If the required erosion
control devices or systems are not installed as required by the Building Official,
the bond shall be forfeited and the funds used by the City to complete or maintain
the erosion control devices or systems. If the funds that are forfeited are not
sufficient to cover the cost, additional funds shall be posted before the grading
project will be allowed to continue.
4. All grading permits shall provide a restoration and completion bond as provided
by City Ordinance in an amount as determined by the Building Official. In the
event of non-compliance with conditions of approval or adopted standards for
conducting grading operations, including final landscaping, the Building Official
shall declare the grading project to be in default and the Bonding Company is to
be placed on notice in a form approved by the City Attorney of the City=s
intention to foreclose on the bonds, if the corrective remedies are not
immediately forthcoming.
5. All grading permits shall contain a time schedule for the completion of the
grading and/or phases and the installation of erosion control planting including
interim and final landscaping. Failure to complete the grading in the time
specified shall be grounds for declaring the project in default, and a foreclosure
of the completion or restoration bond shall be processed by the Building Official.
CITY OF SAN JUAN CAPISTRANO
COUNCIL POLICY
Subject: Effective Policy
Page Date Number
STANDARDS FOR GRADING
PROJECTS TO MINIMIZE IMPACTS 3 of 3 9/19/00 422
6. All grading plans shall designate the location of any stockpile areas and the plan
shall identify areas where stockpile operations are to be excluded. Stockpile
areas shall be located such that adjacent properties are not impacted from dust
migration or long-term visual intrusions (greater than five working days). If the
location of stockpile areas is to be moved or relocated, a revised plan shall be
approved by the Building Official prior to commencing the stockpile. If the
stockpile is part of a dynamic grading operation, the specifics of such an
operation are to be clearly delineated on the grading permit plans.
7. Grading contractors shall be advised by City inspection staff that grading is to
accomplished in such a manner that impacts to surrounding properties are
minimized and will be subject to vigorous inspection controls to insure that the
job produces minimal adverse impacts on the residents and property owners of
the City.
8. Grading that consists of less than fifty cubic yards may be subject to the
requirements of this policy if the cumulative amount of grading presents similar
impacts, or when taken as a whole, the grading has the potential for adverse
impacts. The Building Official is authorized to impose appropriate permit
requirements and controls on minor, unregulated grading when the sensitivity of
the project warrants such action.
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