Chapter 16.60


16.60.010    Submittals and procedures – Type 2 (grading plan).

16.60.010 Submittals and procedures – Type 2 (grading plan).

A. Scope. A Type 2 application for a grading permit requires a completed grading permit application, grading plan, grading statement and soils report. Where applicable and not otherwise submitted, drainage improvement plans shall be required also.

B. Grading Plan Requirements.

1. The existing and proposed finished grade contours, or sufficient spot elevations (except as amended in subsection (B)(2) of this section) of the area to be graded, at a minimum of two-foot contour intervals. The town engineer may require different contour intervals for steeply sloped areas.

2. The extent of graded areas, shaded and labeled “graded area,” and, where structures are to be constructed:

a. Spot elevations may be shown for the finished grade within the building envelope;

b. All building pads, showing the existing grade at the primary building corners and proposed finished floor elevations; and

c. The proposed building heights, shown to conform to the building height contour line requirements.

3. The general topography for 100 feet, or as specified by the town engineer, outward from sites greater than five acres; the town engineer may determine that such information is necessary for smaller sites.

4. A description of the mitigation methods, specifying elevations, dimensions, quantities and locations, to be used during grading and until revegetation or stabilization has been completed.

5. The exterior boundaries of the site, the basis of bearing and a benchmark to establish the vertical datum.

6. The extent and manner of preserving, relocating, clearing and disposing of vegetation.

7. The final groundcover, revegetation (if any), erosion control and proposed methods for cut or fill stabilization, based upon the soils report (refer to subsection D of this section).

8. Access roads, haul routes and points of entry to the grading site.

9. Where drainage improvement plans have not been submitted separately or where interim drainage conditions exist because of project phasing, plans for:

a. Drainage or other protective devices to be constructed as part of the grading;

b. The drainage area and estimated runoff of the area served by drains.

10. A general description of potential paleontological, archaeological or historical resources, and proposed mitigation measures from a qualified archaeologist or archaeological institute.

11. The off-site disposal location and estimated quantity of earth material to be removed from the site during grading.

12. Estimated starting and completion dates for each grading phase.

13. For superior project design and grading performance, it is encouraged that the project designer prepare for project design use an existing site inventory, identifying and quantifying vegetation, soils, on-site and off-site viewshed constraints, slope analysis and drainage.

C. Grading statement: Refer to STC 16.50.010(C).

D. Soils Report.

1. The report shall contain all geotechnical engineering information and recommendations applicable to the project, in accordance with the grading design manual, and shall be sealed by the soils engineer prior to submittal.

2. The civil engineer or qualified registrant responsible for preparing the grading plan shall incorporate all report recommendations into the plan and statement.

3. Approved report recommendations shall become conditions of the grading permit.

4. The civil engineer or soils engineer of the developer shall be required to provide written certification to the building official that the foundation sub-base requirements have been met.

E. Documents Preparation.

1. Documents shall be prepared in accordance with the grading design manual.

2. Information shall conform with rezoning conditions (when applicable) and shall be consistent with the rezoning site analysis (refer to STC 18.91.030(G), Rezoning Procedures) and other applicable regulations.

3. Grading Plan Preparation. The plan shall be prepared by, or under the direction of, a civil engineer or qualified registrant (who may consult with, or submit information in conjunction with, a landscape architect or other qualified person with expert knowledge of the subject).

F. Application.

1. The grading permit application, grading plan and other required materials shall be submitted to the public works department for distribution to the applicable town review agencies.

2. When desired, a letter of intent to exercise the inspection certification option (refer to STC 16.70.010(B)) shall be submitted with the application.

3. The grading permit application shall be completed and signed by the owner or authorized representative.

4. Fees are payable to the town in accordance with the fees schedule adopted by town ordinance.

5. At the discretion of the town engineer, grading assurances may be required in the form of a performance bond or other security acceptable to the town engineer. The assurances shall be applied only to:

a. Eliminate potential hazardous conditions; or

b. Mitigate the effects of dust, drainage, erosion, visual scars or hazardous conditions, in accordance with the grading design manual.

G. Application Review.

1. Grading plans and related submittals shall be reviewed concurrent with the tentative plat or development plan review process for the project.

2. Plans and reports shall be reviewed for consistency with applicable regulations and standards, and the approved rezoning site analysis (if required). If determined inadequate, they shall be returned within five working days.

3. Written review comments shall be provided to the applicant within 20 working days for the first submittal, and within five working days of each resubmittal, until approved and permits issued.

4. Prior to approval of the grading plan, the town engineer shall inspect the site to determine that the submittals are current and reflect existing conditions.

H. Preliminary Grading.

1. Preliminary Grading Approval. A preliminary grading permit for clearing, brushing, grubbing, preliminary excavation or filling may be issued in special circumstances at the discretion of the town engineer, provided:

a. The town engineer finds that the proposed grading is consistent with this title and code;

b. The town engineer finds that the proposed grading will not have an adverse effect on the existing site and surrounding area;

c. Preliminary grading shall occur in accordance with an approved preliminary grading plan, and shall occur no less than 20 feet from the boundaries of the future development envelope, exclusive of approved points of entry; and

d. Preliminary grading assurances have been provided in accordance with subsection (H)(2) of this section.

2. Preliminary Grading Assurances.

a. When approval has been granted for preliminary grading, grading assurances shall be posted in an amount not to exceed the approved preliminary grading cost estimate made by a civil engineer;

b. The assurances shall be applied only to:

(1) Eliminate potential hazardous conditions; and

(2) Mitigate the effects of dust, drainage, erosion, visual scars or hazardous conditions, in accordance with the grading design manual;

c. The assurances shall be released by the town when the preliminary grading has been inspected and received the written approval of the town engineer. Final approval of a grading permit shall not require the release of the assurances in the event of preliminary grading noncompliance.

I. Grading Permit Issuance and Expiration.

1. Issuance. Grading permits shall be issued by the town engineer no earlier than at the time of written staff approval of the tentative subdivision plat or development plan. A copy of the grading permit and approved grading plan shall be kept in an easily accessible location on the site.

2. Expiration. A grading permit shall be null and void if the authorized work has not been completed within one year of permit issuance.

J. Grading Permit Extension and Reapplication.

1. Extensions. Upon written request by the permit holder, the town engineer may approve a single 180-day time extension of a grading permit.

2. Reapplication. Reapplication for a grading permit may be made in accordance with this chapter. Assurances or additional conditions may be imposed by the town engineer on a permit, as a consequence of reapplication.

K. Changes to Grading Permit.

1. Hazardous Conditions. If drainage problems, flood hazards or other hazards occur that were not considered at the time the permit was issued, the town engineer shall require that any substantial engineering modifications be submitted in a report and that the grading design be modified.

2. Nonhazardous Conditions. If unanticipated nonhazardous conditions are encountered during grading and are beyond the scope of the grading permit, the permit holder may submit the necessary engineering modifications in a report to be reviewed and approved by the town engineer. [Ord. 2022-163 § 1.]