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EDM- Chapters 1-6 CombinedCITY OF ENCINITAS ENGINEERING DESIGN MANUAL OCTOBER 28, 2009 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 INTRODUCTION The City of Encinitas Engineering Department has authored this Engineering Design Manual to assist the professional design community and the general public by consolidating information concerning the City's engineering standards and submittal requirements for various plans and permits administered by the Engineering Department. The manual is intended to be used as a guideline for design, plan preparation, and permit processing, and it includes the following chapters: Chapter 1: Map/ Parcel Map Preparation and Processing Requirements Chapter 2: Permits and Processing Chapter 3: Grading Plan Preparation and Submittal Requirements Chapter 4: Sewer Design Requirements Chapter 5: Water Design Requirements Chapter 6: Drainage Design Requirements Chapter 1 covers all City requirements pertaining to maps and City map review. Chapter 2, Permits and Processing, describes all permits issued by the City Engineering Department and outlines requirements specific to each. Chapter 3, Grading Plan Preparation and Submittal Requirements, covers in depth the standards for grading plans, but it can also be used as a general guide for the preparation of improvement plans; for instance, the standard notes required for improvement plan title sheets are presented here. Specific requirements for improvement plans relating to sewer, water, drainage design, and street design are discussed in Chapters 4, 5, 6, and 8, respectively. Permanent storm water pollution control BMPs required for most grading and improvement projects are discussed in Chapter 7. The Engineering Design Manual contains appendices specific to the material presented in each of the chapters. These appendices are designed to be modified and updated as City requirements change from time to time. If in doubt, please contact the City Engineering Department or reference the posting of the Engineering Design Manual on the City website to ensure that a current version is being used. Should you have any questions, please contact the Engineering Department at (760) 633 -2770. INTRODUCTION CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 �rxted LN'�' Significant efforts by City of Encinitas staff, San Dieguito Water District staff, and the project consultant helped to develop this manual. Geopacifica Geotechnical Consultants was the project consultant. Stephanie Kellar managed the project for the City and authored the manual in collaboration with contributors Masih Maher, Duane Thompson, and Peter Cota - Robles. A number of advisors provided valuable review comments and recommendations; their time and input is greatly appreciated. Contributors Stephanie Kellar, P.E. Masih Maher, P.E. Duane Thompson, P.E., L.S. Peter Cota - Robles, P.E. Consultant James Knowlton, President Advisors Shawn Atherton Rob Blough Todd Baumbach Rhonda Darling Trish Douglas Debra Geishart Blair Knoll, P.E., L.S. Ruben Macabitas, P.E. Nestor Mangohig Randa Milljour Steve Nowak, E.I.T. Angela Simon Larry Watt Associate Civil Engineer Senior Civil Engineer Associate Civil Engineer City Engineer Geopacifica Geotechnical Consultants Wastewater Superintendent Traffic Engineer Engineering Inspector Management Analyst II Traffic Eng. Program Assistant Engineering Technician Associate Engineer, SDWD Assistant Engineer Associate Traffic Engineer Admin. Support Coordinator Assistant Engineer Engineering Technician Public Works Director ACKNOWLEDGEMENTS PAGE i CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 DEPARTMENT �rxted LN'�' On July 21, 2014 the Engineering and Public Works Departments were combined into one Department: Public Works. All duties, responsibilities and powers previously assigned to the Engineering Director are now the responsibility of the Public Works Director. Any reference to Director of Engineering shall mean Director of Public Works. Director of Public Works serves as Public Works Director or City Engineer and any reference in the Engineering Design Manual shall be the same. DEPARTMENT NAME CHANGE PAGE ii Chapter 1: map and parcel map processing and preparation requirements ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 -MAP AND PARCEL MAP PREPARATION AND PROCESSING REQUIREMENTS SubjectSectionPage GENERAL INFORMATION FOR CITY REVIEW OF MAPS 1.100 1-1 Definitions and Abbreviations 1.101 1-1 Applicable Statutes and Requirements 1.102 1-3 Map Submittal 1.103 1-3 Submittal Requirement List 1.103.1 1-3 Fees 1.103.2 1-4 Map Examination 1.104 1-4 Map Examination Overview 1.104.1 1-4 Map Review Resubmittals 1.104.2 1-5 Map Review Turnaround Time 1.104.3 1-6 Release of Map Review Package 1.104.4 1-6 Determination of Technical Correctness 1.105 1-6 Map Approval and Recordation 1.106 1-10 Staff Level Approval 1.106.1 1-11 Planning Commission Approval 1.106.2 1-11 City Council Approval 1.106.3 1-12 GENERAL MAP REQUIREMENTS1.200 1-13 Legibility 1.201 1-13 Sheet Size 1.202 1-13 Items to Appear in Margin 1.203 1-13 Map Number 1.204 1-13 Tentative Map/Tentative Parcel Map Number 1.205 1-14 Sheet Numbering 1.206 1-14 Scale and North Arrow 1.207 1-14 Job Number Designation 1.208 1-14 Grading and Improvement Plan Numbers 1.209 1-14 i Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 -CONTINUED Subject SectionPage REQUIREMENTS FOR THE MAP TITLE SHEET1.300 1-15 Title Interest Signatures and Subdivision Guarantee 1.301 1-15 Notary Acknowledgement Certificates 1.302 1-16 Owner Statement and Dedication Statements 1.303 1-17 Owner Statement and Beneficiary/Trustee Language 1.303.1 1-17 Public Street Dedications 1.303.2 1-17 Private Street Easement and Public Easement for 1.303.3 1-18 Private Street Relinquishment of Access Rights to Public Street 1.303.4 1-19 Access Restriction to Private Street 1.303.5 1-20 Public Drainage, Flowage, and Sewer Easements 1.303.6 1-20 Easements to Outside Sewer and Water Agencies 1.303.7 1-21 (LWD, OMWD, SDWD) Easements to Telephone, Cable TV, and Gas/Electric 1.303.8 1-22 Companies Private Access, Private Utility, and Private Drainage 1.303.9 1-22 Easements Clear Space Easement 1.303.10 1-23 Open Space Easement 1.303.11 1-23 Noise Protection Easement 1.303.12 1-24 Slope and Drainage Easement 1.303.13 1-24 Recreational Trail Easement 1.303.14 1-25 Miscellaneous Easements 1.303.15 1-25 City Acceptance Certificate 1.304 1-26 City Engineer’s General Acceptance Certificate 1.304.1 1-26 Public Street Dedications 1.304.2 1-27 Private Street Easements and Public Easement for 1.304.3 1-28 Private Street Relinquishment of Access Rights to Public Street 1.304.4 1-28 Access Restriction to Private Street 1.304.5 1-28 Public Drainage, Flowage, and City Sewer Easements 1.304.6 1-29 ii Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 - CONTINUED Subject SectionPage REQUIREMENTS FOR THE MAP TITLE SHEET – Continued City Acceptance Certificate - continued Private Access, Private Utility, and Private Drainage 1.304.7 1-29 Easements Easements to Outside Sewer and Water Districts 1.304.8 1-29 (LWD, OMWD, SDWD) Easements to Telephone, Cable TV, and Gas/ Electric 1.304.9 1-31 Companies Clear Space Easement 1.304.10 1-31 Open Space Easement 1.304.11 1-31 Noise Protection Easement 1.304.12 1-31 Slope and Drainage Easement 1.304.13 1-31 Recreational Trail Easement 1.304.14 1-31 Miscellaneous Easements 1.304.15 1-32 Statements by a Utility Company 1.305 1-32 Statement for Utility Easement Acquired Prior to 1.305.1 1-32 TM/TPM Approval Date Statement for Utility Easements Acquired after 1.305.2 1-33 TM/TPM Approval Date Subordination of Utility Easement by Separate 1.305.3 1-33 Document Joint Use Agreement 1.305.4 1-33 Relocation of Utilities 1.305.5 1-34 Signature Omissions Statement 1.306 1-34 General Statement 1.306.1 1-34 Signatures Impossible or Impractical to Obtain 1.306.2 1-35 Gas and Mineral Rights 1.306.3 1-35 Interested Parties Object to the Map Recording 1.306.4 1-36 Without Their Signatures Covenant and Easement List 1.307 1-36 Owner’s Hold Harmless Certificate 1.308 1-37 iii Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 - CONTINUED Subject SectionPage REQUIREMENTS FOR THE MAP TITLE SHEET – Continued Engineer/Surveyor Statement 1.309 1-37 Monumentation Not Deferred 1.309.1 1-38 Monumentation Deferred and Improvements Proposed 1.309.2 1-38 Monumentation Deferred and No Improvements 1.309.3 1-39 Proposed Planning and Building Department Certificate 1.310 1-40 Planning Commission Certificate 1.311 1-40 City Council Statement 1.312 1-41 City Treasurer Certificate 1.313 1-41 City Engineer Statement 1.314 1-42 Tax Deposit Certificate by the Clerk of the Board of Supervisors 1.315 1-43 County Recorder Certificate 1.316 1-43 Miscellaneous Certificates and Statements 1.317 1-44 Statement for Subdivision with Geological Concerns 1.317.1 1-44 Major Use Permit Statement 1.317.2 1-44 Condominium Statements 1.317.3 1-44 Planned Development or Lot Averaging Statement 1.317.4 1-45 PROCEDURE OF SURVEY AND INDEX SHEET 1.400 1-47 General Layout of the Subdivision 1.401 1-48 Location Relative to Adjoining Subdivisions 1.402 1-48 Section Lines and City Boundaries 1.403 1-49 Legend 1.404 1-49 Standard Notes 1.405 1-50 Scale and North Arrow 1.406 1-51 Lot/Parcel/Unit Numbering and Areas 1.407 1-52 Basis of Bearings 1.408 1-52 Mapping/Convergence Angle and Combined Scale Factor 1.409 1-53 iv Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 - CONTINUED Subject SectionPage PROCEDURE OF SURVEY AND INDEX SHEET – Continued Monumentation 1.410 1-53 Found Monument Identification 1.410.1 1-53 No-Record Monuments 1.410.2 1-54 Set Monument Identification 1.410.3 1-55 Monument Location 1.410.4 1-56 Monument Ties 1.410.5 1-57 Monument Deferral 1.410.6 1-58 Clear Space Markers 1.410.7 1-58 Survey and Traverse Information 1.411 1-58 MAP SHEETS 1.500 1-60 General Map Sheet Requirements 1.501 1-60 Scale 1.501.1 1-60 Details 1.501.2 1-60 Dimensions 1.501.3 1-60 Remainder Lot or Parcel 1.501.4 1-61 Street Names 1.501.5 1-61 Map Sheet Requirements for Public Streets and IOD’s 1.502 1-62 Depiction of Public Street Width and Centerline 1.502.1 1-62 Street Dedicated and Accepted 1.502.2 1-62 Existing Public Road Easements 1.502.3 1-63 Street Vacation 1.502.4 1-63 Irrevocable Offers of Dedication for Street Rights-of-Way 1.502.5 1-64 Map Sheet Requirements for Private Streets 1.503 1-65 Depiction of Private Street Width and Centerline 1.503.1 1-65 Existing Private Street Easements 1.503.2 1-66 Proposed Private Streets 1.503.3 1-66 Private Street Maintenance Agreements 1.503.4 1-67 v Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 - CONTINUED Subject SectionPage MAP SHEETS – Continued Map Sheet Requirements for Private Streets - continued Granting of Private Road and Utility Easements 1.503.5 1-67 Public Easement for Private Street 1.503.6 1-69 Map Sheet Requirements for Relinquishment of Access Rights 1.504 1-69 to a Public Street Relinquishment of Access to Existing Public Street 1.504.1 1-69 Portion of Lot or Parcel Reserved for Future Street and 1.504.2 1-70 Future Access Rights Waived Access Openings 1.504.3 1-71 Map Sheet Requirements for Access Restriction to Private 1.505 1-72 Street Map Sheet Requirements for Public Drainage, Flowage, and 1.506 1-72 City Sewer Easements Public Drainage Easements and CSD/ESD Sewer 1.506.1 1-72 Easements Dedication of Public Access Easement 1.506.2 1-74 Dedication of Flowage Easement 1.506.3 1-75 Map Sheet Requirements for Easements to LWD, OMWD, 1.507 1-75 and SDWD Leucadia Wastewater and Olivenhain Municipal Water 1.507.1 1-75 Districts San Dieguito Water District 1.507.2 1-76 Map Sheet Requirements for Easements to Telephone, Cable 1.508 1-76 TV, and Gas/Electric Companies Map Sheet Requirements for Private Access, Private Utility, 1.509 1-77 and Private Drainage Easements Private Easements to be Granted or Reserved at Time 1.509.1 1-77 of Sale or Transfer of Title Drainage and CSD/ESD Sewer Easement Offered for 1.509.2 1-77 Dedication and Rejected Map Sheet Requirements for Clear Space Easements 1.510 1-78 Map Sheet Requirements for Open Space Easements 1.511 1-78 Table of Contents vi Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 1 – CONTINUED Subject SectionPage MAP SHEETS – Continued Map Sheet Requirements for Noise Protection Easements 1.512 1-79 Map Sheet Requirements for Slope/Drainage Easements 1.513 1-79 Map Sheet Requirements for Recreational Trail Easements 1.514 1-80 Map Sheet Requirements for Miscellaneous Easements 1.515 1-80 CHANGES TO RECORDED MAPS 1.600 1-82 Certificate of Correction 1.601 1-82 Amended Maps 1.602 1-82 Requirements for the Title Sheet of an Amended Map 1.602.1 1-83 Map Sheets for the Amended Map 1.602.2 1-86 Table of Amendments for the Amended Map 1.602.3 1-88 Reversion to Acreage 1.603 1-89 Procedure for Preparing a Map for Reversion to Acreage 1.603.1 1-89 Title Sheet of Map for Reversion to Acreage 1.603.2 1-89 Procedure of Survey for Reversion to Acreage 1.603.3 1-92 Map Sheet for Reversion to Acreage 1.603.4 1-92 PARCEL MAP WAIVERS1.700 1-93 Parcel Map Waiver General Information 1.701 1-93 Parcel Map Waiver Process 1.702 1-93 CONDOMINIUM SUBDIVISIONS AND CONVERSIONS 1.800 1-94 Condominium Subdivisions 1.801 1-94 Condominium Conversions 1.802 1-94 Condominium Conversion/Parcel Map Waiver Processing 1.802.1 1-94 CERTIFICATES OF COMPLIANCE 1.900 1-95 General Information for Certificates of Compliance 1.901 1-95 vii Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 1 - CONTINUED Subject SectionPage CERTIFICATES OF COMPLIANCE – Continued Information to be Included on the Certificate of Compliance 1.902 1-95 Owner’s Statement 1.902.1 1-95 Subdivision Guarantee 1.902.2 1-96 viii Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 1 MAP AND PARCEL MAP PREPARATION AND PROCESSING REQUIREMENTS 1.100 GENERAL INFORMATION FOR CITY REVIEW OF MAPS. The purpose of this chapter is to assist the engineer/ surveyor in processing a Final Subdivision Map or Parcel Map (hereinafter called “map” as per the definition in Section 1.101 below) through the City of Encinitas Engineering Department. 1.101 DEFINITIONS AND ABBREVIATIONS. Certain words and phrases used in this manual are defined as set forth below. All definitions provided in the Subdivision Map Act and the City of Encinitas Municipal Code shall also be applicable to this manual and said definitions are hereby incorporated by this reference as though fully set forth herein. A.City: shall mean the City of Encinitas and the staff and consultants performing City business. B.City Engineer: means the City Engineer of the City of Encinitas or his/ her designee. C.CSD: is used as an abbreviation for “Cardiff Sanitation District”, one of the two sewer districts administered by the City of Encinitas. D.Development: shall mean land improvement, construction involving land, buildings, or infrastructure, and/or the uses thereof subject to discretionary or ministerial action by the appropriate body of the City of Encinitas (see Municipal Code Chapter 24.01). E.Developer: shall mean any person, firm, corporation, partnership, or association who proposes a development (see Subdivision Map Act 66418.1). In this chapter, “developer” and “subdivider” are used interchangeably. Ý¸¿°¬»® ï °¿¹» ïóï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç F.Engineer/ Surveyor: shall mean a qualified registered engineer with a license number of 33965 or lower and/or a surveyor, licensed by the State of California, responsible for the design required for the development of land. Also referred to herein as “engineer of work”. : is used as an abbreviation for “Encinitas Sanitary G.ESD District”, one of the two sewer districts administered by the City of Encinitas. H.IOD: is used as an abbreviation for “Irrevocable Offer of Dedication”. I.LWD: is used as an abbreviation for “Leucadia Wastewater District”. Three sewer districts service the City of Encinitas: Cardiff Sanitation District, Encinitas Sanitary District, and Leucadia Wastewater District. Both Cardiff Sanitation and Encinitas Sanitary have been dissolved into and are now administered by the City of Encinitas, but LWD is a separate and independent agency. J.Map: shall be used to mean both Parcel Map and Final Map when the requirements for Parcel Maps and Final Maps are identical. The terms “Parcel Map” and “Final Map” will be used when the requirements for Parcel Maps differ from those for Final Maps. K.Map Reviewer: or “City reviewer” shall mean the City of Encinitas staff and/or its consultants responsible for reviewing the map for compliance with applicable statutes, codes, City regulations, and this chapter. L.Municipal Code: shall mean the current City of Encinitas Municipal Code and any and all amendments thereto in effect at the time the map and/or plans are approved. M.OMWD: is used as an abbreviation for “Olivenhain Municipal Water District”, one of the two water districts servicing the City of Encinitas. OMWD is a separate and independent agency from the City of Encinitas. N.ROW: is used as an abbreviation for “right-of-way”. Ð¿¹» ïóî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç O.SDWD: is used as an abbreviation for “San Dieguito Water District”, one of the two water districts servicing the City of Encinitas. 1.102APPLICABLE STATUTES AND REQUIREMENTS. Maps shall conform to all of the following: A. Subdivision Map Act. B. Professional Land Surveyor’s Act. C. City of Encinitas Municipal Code. D. Requirements specified in the Conditions of Approval. E. Requirements and guidelines for preparation of the map as specified in this manual. F.Staff policies. G.Generally accepted professional engineering and land surveying principles. 1.103MAP SUBMITTAL. The City shall review and approve the map prior to recordation. The initial submittal to the City for map review shall include the items and fees discussed below. 1.103.1Submittal Requirement List. The Final Map/ Parcel Map Initial Submittal Requirement List (see Appendix 1.1) and Engineering Development Application (See Appendix 1.2) shall be filled out and accompany the map when the map review package is initially submitted to the Engineering Department for examination. All applicable items on the Final Map/ Parcel Map Initial Submittal Requirement List must accompany the map in the quantities specified on the list. Submittals without the required quantities of each item may not be accepted by the Engineering Department for submittal. An incomplete submittal will be returned by the Ý¸¿°¬»® ï °¿¹» ïóí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç map reviewer to the engineer/surveyor without benefit of a review. 1.103.2Fees. Payment of applicable mapcheck fees shall be made upon first submittal, and additional fees may be required upon subsequent submittals consistent with the City schedule of fees. The schedule of fees is available at the Engineering Department front counter at City Hall, on the City website, and is included in Appendix 1.3 of this manual. The Planning and Building Department assesses map review fees as well; the Planning and Building Department fee schedule is included in Appendix 1.4. The fee schedules are subject to change. Mapcheck fees paid are specific to the submittal they accompany and are not refundable. Additional mapcheck fees as outlined in the then-current fee schedule may be required if more than six months lapses between consecutive submittals to the Engineering Department. 1.104MAP EXAMINATION. Once the initial map review submittal has been made, the Engineering Department will check the submittal package and work with the engineer/ surveyor to resolve review comments. When the map review comments have been resolved, the City reviewer will ensure that the map is technically correct, seek final approval of the map, and finally transmit the map for recordation. The map examination phase is discussed below; Sections 1.105 and 1.106 discuss the determination of technical correctness and map approval/ recordation, respectively. 1.104.1Map Examination Overview. The Engineering Department will check the map for compliance with the conditions of approval and conformance with City codes, requirements, and statutes listed in Section 1.102 above. The map review does not relieve the engineer/ surveyor of the ultimate responsibility for the accuracy and adequacy of the proposed map. The engineer/ surveyor and the subdivider are responsible for reading the conditions of approval and Ð¿¹» ïóì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç complying with all items, including monitoring all expiration dates. The Final Map/ Parcel Map Review List given in Appendix 1.6 summarizes a number of items that will be checked by the City reviewer. To ensure the adequacy of the initial submittal, the engineer/ surveyor shall complete and submit a copy of this list with the first submittal. In addition, the City map reviewer will check the map for compliance with the requirements discussed in this chapter. When the reviewer has finished the map examination, the map package, including a copy of the map, drawings, and accompanying documents will be returned to the engineer/ surveyor for corrections. Necessary corrections and missing items will be noted in red. Any missing items or corrections which may have been inadvertently overlooked by the map reviewer on the first and/ or subsequent examinations are still the engineer’s/ surveyor’s responsibility and must be complied with prior to the map being considered for approval. The Engineering Department coordinates the submittal and checking of all materials related to maps on behalf of the other City departments. The package returned to the engineer/surveyor will include available comments from other City departments. The engineer is responsible for communicating directly with other departments, agencies, and outside districts reviewing the map as well as for resolving all map review issues to ensure satisfaction with all departments and districts. 1.104.2Map Review Resubmittals. After all of the corrections have been made to the map and accompanying documents by the engineer/ surveyor, the entire package including all previous check prints, reference maps, and the requested number of revised maps, drawings, and other documents shall be submitted to the Engineering Department for re-examination; see Section 1.103 of this manual regarding requirements for submittal completeness. This submittal process is repeated until all requests for correction have been made to the satisfaction of the City Engineer. Ý¸¿°¬»® ï °¿¹» ïóë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.104.3Map Review Turnaround Time.The map review turnaround time and number of map reviews required depend upon a number of factors, including City workload, the extent of map review comments, the complexity of the project, the adequacy and completeness of the map review submittal, and the responsiveness of the engineer/ surveyor and developer. Maps are reviewed in the order received; resubmittals do not receive priority over initial submittals in the map review queue. Most submittals will require at least two map reviews before the map is deemed ready for approval. 1.104.4Release of Map Review Package. Map review items are released to the engineer/ surveyor or authorized representative. If the engineer/ surveyor wishes to allow another individual to process the map review on his or her behalf, a letter of permission to release materials to that person shall be submitted to the City. Recorded maps are public record, and copies may be obtained from City files, San Diego County survey records, and the San Diego County Recorder. Mylar originals of public record maps on file with the City may be released only to licensed, bonded blueprint companies. 1.105DETERMINATION OF TECHNICAL CORRECTNESS. The map reviewer must determine that the map is technically correct before it can be considered for final approval, which shall be preceded by “timely filing” as referenced by the Subdivision Map Act plus the additional items discussed below. The determination of technical correctness may be made only when all map corrections have been made to the satisfaction of the City Engineer, the map is found to be substantially correct, and all of the following off-map items have been satisfactorily addressed: A. All conditions of approval have been satisfied. B. A Subdivision Guarantee in the case of a Final Map or a Parcel Map Guarantee in the case of a Parcel Map has been submitted to the Engineering Department, ensuring that the parties listed therein are the only parties having Ð¿¹» ïóê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç any record title interest in the land being subdivided and that all record easements are included on the map or otherwise addressed. The guarantee should be obtained after the map reviewer has determined that the boundary and survey procedure are substantially correct. The guarantee must be fully consistent with the title sheet of the map, and the guarantee must include a legal description that matches the one given on the map. The guarantee may be a maximum of thirty days old at the time the map is transmitted for recordation. C. All required covenants and/or proposed off-map easements have been recorded with the County Recorder, conformed copies have been submitted to the City Engineer, and the recording information has been entered on the title sheet and/or map sheets, as applicable. Other than the exceptions noted below, these documents are prepared by the Engineering Department. Covenants and off-map easements normally include one or more of the following: 1.Covenant Regarding Real Property Itemizing the Conditions of Approval. Prepared by the Planning Department, this document includes the conditions of approval of the tentative map or tentative parcel map and any associated discretionary permits. 2.Covenant Regarding Public Improvements Required as a Condition of Development. Pursuant to the Subdivision Map Act and the City of Encinitas Municipal Code Chapter 24.16, the owner will be required to install certain subdivision improvements. These improvements may be either public or private and shall be constructed prior to recording the map or deferred by entering into formal agreements with the City regarding such improvements. In the case of deferment of the construction of public improvements, this document will be required. Covenant Regarding Private Improvements Required 3. as a Condition of Development. See the description in Item 2 above. In the case of deferment of the construction of private improvements, this document will be required. Ý¸¿°¬»® ï °¿¹» ïóé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Covenant Regarding Future Park, Flood, and Traffic 4. Control Fees. A covenant shall be recorded ensuring the future payment of these fees in accordance with City of Encinitas Municipal Code Chapters 24.30 through 24.32 and with City policies. In cases in Hold City Harmless for Drainage Covenant. 5. which pre-development cross-lot drainage patterns will be maintained without the installation of a storm drain system and the grant of applicable public and/or private drainage easements, this covenant is required. Maintenance Agreement for Private Street and 6. Drainage Facilities.When private street and/ or drainage facilities are proposed, an agreement stipulating the private maintenance of the facilities into perpetuity will be required. Maintenance Agreement for Private Storm Water 7. Pollution Control Facilities. When private storm water pollution control facilities are proposed, an agreement stipulating the private maintenance of the facilities into perpetuity and specifying the minimum maintenance schedule will be required. Open Space Easement. In cases in which an open 8. space area is required to be reserved, the Planning and Building Department will prepare this easement document. Emergency Vehicular Access Easement. In cases in 9. which an access easement for emergency vehicles is required, such as when access to the proposed development is via a private road, the Fire Department will prepare this easement document. Height Restriction Covenant.When it is necessary to 10. restrict the height of future buildings on a lot or parcel, the Planning and Building Department may require a height restriction deed to be recorded against the property. The Planning and Building Department will prepare this document. Ð¿¹» ïóè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Clear Space Covenant. When the City requires a clear 11. space area to be maintained, such as when the construction of certain structures or landscaping within a particular area would unacceptably restrict vehicular sight visibility, this covenant will be required. D. Approved and signed inter-office memos from all City Departments, San Dieguito Water District, San Diego County Department of Environmental Health, Leucadia Wastewater District, and Olivenhain Municipal Water District, as applicable, have been submitted to the Engineering Department. The developer or engineer/ surveyor is required to process the memos for signatures with each department and/or district and to return them to the Engineering Department with the map review package. The signed memos shall be retained by the engineer/ surveyor or developer and submitted at the time the mylar original of the map is requested by the City. The formats for each of the typical memos and instructions for obtaining the memo signatures are given in Appendix 1.5. E. In compliance with Section 66492 of the State Subdivision Map Act, all state, county, municipal, and local taxes, bonds, special assessments collected as taxes, or security to assure the payment of taxes shall be settled or paid prior to the filing of the map for recordation. To facilitate the processing of such tax clearances, the current process released by the County Treasurer–Tax Collector of San Diego County shall be followed. A valid tax certificate shall be submitted to the Engineering Department for routing to the title company at the time map recordation is requested. F.The following, when required, have been posted with or paid to the Engineering Department: Security to ensure performance, labor, and materials 1. for any associated grading, erosion control, and/ or improvements. Forms of surety acceptable to the City are given in a list included as Appendix 1.7 (A) and are discussed in Section 2.505of this manual. Ý¸¿°¬»® ï °¿¹» ïóç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Security to ensure deferred monumentation, as 2. required by the engineer/ surveyor and/or the City Engineer. All other special deposits and/ or payments required 3. by the Conditions of Approval. Any deficit balances and all other required City fees, 4. deposits, assessments, and charges. G.A digital file of the map in a format consistent with the City’s requirements for digital submittals has been submitted. See Appendix 1.8 for digital submittal requirements. H.Any associated grading and/or improvements have been designed to the satisfaction of the City Engineer, and grading/ improvement drawings have been approved and are ready for permit issuance. I.Any applicable public utility letters and/or joint use agreements have been submitted to and approved by the City Engineer. J. Street names on the map have been approved by the City. A list of potential street names for any proposed streets shall be submitted to the Engineering Department, and once approval for one of the names has been granted by the City, the approved street names are to be shown on the map. K.If any portion of title interest in the subject property is held by an entity such a corporation or limited liability company, evidence of the designated signatory’s authority to sign the map on behalf of the entity has been submitted and approved by the City Engineer. Such evidence is not required when title interest is held solely by an individual or individuals. L.If applicable, a letter of instruction regarding the allocation of any existing sewer credits amongst the proposed lots has been approved by the City Engineer. Ð¿¹» ïóïð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.106MAP APPROVAL AND RECORDATION. At such time as the City map reviewer has completed the map examination and has found the map to be technically correct, s/he will transmit to the engineer/ surveyor a request for the mylar original map to be printed and processed for final approval. All necessary acknowledgments and signatures, other than City signatures, must be obtained on the title sheet before the map is submitted to the Engineering Department. The final processing of the map will depend on whether it will be approved at the staff level, by Planning Commission, or by City Council. As described below, maps are approved by the same body approving the tentative map, except in the case in which a map approved by a lower body is appealed to the City Council. Most Tentative Parcel Maps are 1.106.1 Staff Level Approval. approved at the staff level and therefore the final Parcel Map will be approved at the staff level. The mylar original map and two print sets of the map shall be submitted to the Engineering Department. The map reviewer will obtain on the mylar original map the signatures of the City Treasurer, the Planning and Building Director, and the City Engineer. A mandatory appeal period of ten calendar days must be observed following the map approval. At the conclusion of the appeal period, if no appeal has been filed, the map reviewer will transmit the mylar original map with the original tax certificate to the title company for recordation. 1.106.2 Planning Commission Approval. If a Tentative Parcel Map was approved by the Planning Commission, then the final Parcel Map must be submitted for Planning Commission approval prior to recordation. Final Maps require Planning Commission and/or City Council approval. The map will be scheduled for the Planning Commission agenda approximately six weeks before the date of the meeting. The map reviewer will request from the engineer/ surveyor a minimum of ten copies of the map to be transmitted with the staff report to the Planning Commission. After the Planning Commission approval of the map, the City map reviewer will obtain on the mylar original map the signatures of the City Treasurer, the Planning and Building Director as Secretary of Ý¸¿°¬»® ï °¿¹» ïóïï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the Planning Commission, and the City Engineer. The map may not be sent to record until after the conclusion of the mandatory appeal period of ten calendar days for appeals to the City Council. Following the end of the ten-day appeal period, if no appeal has been filed, the map reviewer will contact the title company listed on the Subdivision or Parcel Map Guarantee and transmit to that company the original tax certificate and the mylar original map for recordation. 1.106.3 City Council Approval. In the case in which the Tentative Map or Tentative Parcel Map was approved by the City Council, the Final Map or Parcel Map must be referred to the City Council for approval. After City Council approval of the map, the City map reviewer will obtain on the mylar original map the signatures of the City Treasurer, City Clerk on behalf of the City Council, and City Engineer. There is no appeal period for maps approved by the City Council. The map reviewer will then contact the title company listed on the Subdivision or Parcel Map guarantee and transmit to that company the original tax certificate and the mylar original map for recordation. As discussed in Section 1.106, a Parcel Map or Final Map approved at the staff or Planning Commission level may be appealed to the City Council during the ten-day appeal period. Ð¿¹» ïóïî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.200 GENERAL MAP REQUIREMENTS. The following items are among those that will be checked during the map examination. Requirements pertaining specifically to the Title, Procedure of Survey, and Map sheets are discussed in Sections 1.300, 1.400, and 1.500 of this manual, respectively. 1.201LEGIBILITY. The map shall be legibly drawn, printed on paper during the map review process, and then printed on polyester base film at the time the mylar original map is requested by the City. Lettering shall be no smaller than 0.10 inch. The ink used shall be black, opaque, and permanent in nature. Ink used on polyester base film shall be coated with a suitable substance to assure permanent legibility. Ammonia or electrostatic types of processes are not permitted. No shading or crosshatching will be permitted on map sheets. Sticky-backs are not acceptable. Backside printing is not allowed. All sheets shall be in conformance with the requirements of the San Diego County Recorder’s Office. 1.202SHEET SIZE. The size of each sheet shall be 18 x 26 inches. A one-inch margin line shall be drawn completely around each sheet. The margin shall be left blank except for certain information as directed below. The map shall be printed in a landscape format. 1.203ITEMS TO APPEAR IN MARGIN. The area outside of the one-inch margin line shall be left blank except for the California Coordinates, the Assessor Parcel Number (APN), associated grading and/or improvement plan numbers, and the engineer’s job number. 1.204MAP NUMBER. The words “Map No. _______” or “Parcel Map No. _______” shall be shown in ½ inch high heavy lettering in the upper right-hand corner of the map title sheet and shall be placed within the one-inch space between the trim line Ý¸¿°¬»® ï °¿¹» ïóïí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç and the margin line. There shall be a minimum 3½ inch space to the right of the words “Map No. ______” or“Parcel Map No. ______” as shown in Appendix 1.9. 1.205TENTATIVE MAP/ TENTATIVE PARCEL MAP NUMBER. The words “City of Encinitas” followed by either “Tentative Map No. _____” or “Tentative Parcel Map No. _______”, as appropriate, shall be shown on the title sheet in bold lettering, centered at the very top of the sheet below the margin line as shown in Appendix 1.9. If desired, the subdivision title may be added immediately below the TM/ TPM number. 1.206SHEET NUMBERING. The sheet number and total number of sheets shall be printed on the map as shown in Appendix 1.9. 1.207SCALE AND NORTH ARROW. The map scale shall be selected in order to allow clarity while minimizing details and tabled data. The scale and north arrow shall be shown on all sheets and on details. A graphic scale is required. When a detail has no scale, indicate "Not to Scale". 1.208JOB NUMBER DESIGNATION. If the firm’s job number and/or logo will be printed on the map, it shall be located outside the heavy border in the lower left corner. 1.209GRADING AND IMPROVEMENT PLAN NUMBERS. When the map is associated with grading or improvement plans, the plan numbers shall be shown in the margin area at the bottom of the map, as shown in Appendix 1.9. Ð¿¹» ïóïì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.300 REQUIREMENTS FOR THE MAP TITLE SHEET. The title sheet is the first sheet and consists of the TM/ TPM number, the map title, and a legal description of the property being subdivided along with all certificates and statements as required by the Subdivision Map Act and the City of Encinitas Municipal Code. A second sheet may be necessary to handle overflow. An example title sheet with the proper location of all certificates and statements is included in Appendix 1.9 and on the City website. The title sheet or sheets shall comply with the requirements concerning size, material, map title, sheet numbering, etcetera, as specified in Section 1.200 of this manual and shown in Appendix 1.9. 1.301TITLE INTEREST SIGNATURES AND SUBDIVISION GUARANTEE. All signatures and acknowledgments shall be signed in black permanent ink. The City may not accept unclear or smeared signatures and signatures which are not made in black ink. Statements may be stamped or reproduced, but all signatures and notary acknowledgements must be ink originals and may not be reproduced. Refer to Subdivision Map Act Sections 66430 and 66436. The subdivider must provide evidence that all the parties having any record title interest in the property are appropriately represented on the map title sheet. This information is provided by the title company in the forms of the preliminary title report and the subdivision or parcel map guarantee, which may be issued a maximum of thirty days prior to transmittal of the map for recordation. The owners, trustees, beneficiaries, and easement holders shown on the guarantee must match exactly in name, number, and type with the owners, trustees, beneficiaries, and easement holders shown on the map title sheet. Consistent with Subdivision Map Act 66445(3)e, the signatures of the trustees/ beneficiaries may be omitted on Parcel Maps for which no dedications or offers of dedication are required. Any changes that occur after the first issue of the guarantee must be reflected in subsequent amended guarantees or Ý¸¿°¬»® ï °¿¹» ïóïë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç letters from the title company. The guarantee shall be referenced on the title sheet beneath the property legal description in a way similar to the following: “(SUBDIVISION GUARANTEE)(PARCEL MAP GUARANTEE) ISSUED BY [Title Company Name] AS ORDER NO. _______ ON [Date].” All corporation signatures shall be executed by two authorized officers of the corporation, unless a copy of the resolution passed by its board of directors authorizing a designated officer to sign on behalf of the corporation is furnished to the Engineering Department. (See Corporations Code Section 313). Signature statements for partnerships, joint ventures, and limited liability companies (LLC’s) are often more complex; examples are given in Appendix 1.12. A recorded copy of all partnership agreements and/or joint venture agreements together with the Articles of Incorporation are to be provided at the time of first submittal to the Engineering Department so that all title interest can be accounted for correctly. 1.302NOTARY ACKNOWLEDGEMENT CERTIFICATES. All signatures on maps and separate documents shall be acknowledged by the proper notary certificate; an example is included as Appendix 1.10. Check with the San Diego County Recorder’s Office for out-of-state notary requirements. Notary public acknowledgments on final maps shall be all-purpose acknowledgments, signed in black permanent ink with the name printed below the signature. The principal office location must be stated and the commission expiration date must be shown. All acknowledgments for trustees, beneficiaries, and mortgagees shall contain the words "as trustee", "as beneficiary", or "as Mortgagee" at the end of the acknowledgment. Refer to the sample title sheet included in Appendix 1.9 for the location of these certificates. Ð¿¹» ïóïê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.303OWNER STATEMENT AND DEDICATION STATEMENTS. Examples of the owner and dedication statements are presented below. For situations not covered by the examples, a proposed dedication statement shall be submitted to the Engineering Department for approval. Please refer to Subdivision Map Act Section 66439. All easements are offered for dedication as shown on the map and are accepted as dedicated on the map or alternately are rejected as offered for dedication on the map. The language of the acceptance certificate mirrors the language in the dedication statement; examples of acceptance certificates are included in Section 1.304. 1.303.1Owner Statement and Beneficiary/ Trustee Language. Every owner’s statement begins with the following: “WE HEREBY IRREVOCABLY STATE THAT WE ARE THE OWNERS OF OR ARE INTERESTED IN THE LAND SUBDIVIDED BY THIS (PARCEL) MAP AND WE CONSENT TO THE PREPARATION AND RECORDATION OF THIS (PARCEL) MAP.” This basic statement may be followed by additional language addressing specific dedications being made on the map, as shown in the examples in the following sections. When dedications are offered on a Parcel Map and a trustee/ beneficiary holds interest in the property, the following statement shall be added beneath the owner’s certificate and shall be executed by the trustee/ beneficiary. The certificate shall be included on Final Maps whenever a trustee/ beneficiary holds title interest, regardless of whether a dedication is being offered. The beneficiary/ trustee language reads as follows: “___________, (A CALIFORNIA CORPORATION), AS (TRUSTEE) (BENEFICIARY) UNDER THAT CERTAIN DEED OF TRUST RECORDED [Date] AS DOC. NO. ________.” 1.303.2 Public Street Dedications. If public street dedications are being offered, language to that effect will be added to the Ý¸¿°¬»® ï °¿¹» ïóïé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç basic owner’s statement. The dedication of additional width adjacent to an existing public right-of-way shall be granted in the same form as the existing right-of-way; that is, where right-of-way is held by the Public or the City in fee, additional adjacent right-of-way shall also be granted in fee, and where the right-of way is held as an easement, additional adjacent right-of-way shall be granted as an easement. When multiple dedications are being offered, the dedication statement shall list the dedication of full width streets first, followed by portions of streets being dedicated, and finally the portions of lots being reserved for future streets. The City Council Resolution 2009-52 for terms and conditions for the dedication of public street right-of-way is included as Appendix 1.26 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS RUMPLE STREET, THE PORTION OF NICHOLAS LANE, THE PORTION OF THE UNNAMED ALLEY, AND THE PORTION OF LOTS 142 AND 145 RESERVED FOR FUTURE STREET, FOR USE AS STREETS, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-52, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE… ALL AS SHOWN HEREON.” In the case in which street improvements are required, the dedication to the City will be subject to the construction of the improvements: “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS, SUBJECT TO ACCEPTANCE OF THE IMPROVEMENTS BY THE CITY OF ENCINITAS, THE PORTION OF RUMPLE STREET AS SHOWN HEREON FOR USE AS A PUBLIC STREET, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-52, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” In the case in which an offer of dedication will be made but will be rejected by the City, the owner’s dedication statement will include language similar to the following: “WE HEREBY IRREVOCABLY OFFER FOR DEDICATION TO THE CITY OF ENCINITAS THE PORTION OF NICHOLAS LANE AS SHOWN HEREON FOR USE AS A PUBLIC STREET, Ð¿¹» ïóïè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-52, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” 1.303.3 Private Street Easement and Public Easement for Private Street. Streets remaining private without any offer of dedication will not be mentioned in the owner’s dedication statement, with the exception noted in the paragraph below. Access via a private street requires an easement over one lot or parcel for the benefit of another and shall be reserved or granted at time of sale of the lot or parcel, concurrent with the transfer of title, and shall be reserved on the map. See Section 1.503 below. At the discretion of the City Engineer, a Public Easement for Private Street will be required. The Public Easement for Private Street provides for such purposes as installation, access, and maintenance of public sewer, water, and storm drain facilities as well as emergency vehicular access. The Public Easement for Private Street shall be included in the owner’s dedication statement with the language given below. The City Council Resolution 2009-53 for terms and conditions for the dedication of a public easement for private street is included as Appendix 1.27 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS A PUBLIC EASEMENT FOR PRIVATE STREET OVER, UNDER, AND ACROSS ALL PRIVATE STREET EASEMENTS GRANTED OR RESERVED HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-53, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” 1.303.4 Relinquishment of Access Rights to Public Street.Access rights are only relinquished in and to public streets and streets offered for dedication. See Section 1.303.5 for access restriction to private streets. A. Relinquishment of Access to Existing Public Street. The following language is added to the owner’s statement: Ý¸¿°¬»® ï °¿¹» ïóïç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “....AND RELINQUISH AND WAIVE ALL ACCESS RIGHTS FROM (LOTS______)(PARCELS ______) IN AND TO MOSSY RANCH ROAD ... AS SHOWN HEREON.” B. Portion of Lot or Parcel Reserved For Future Street and Future Access Rights Waived. The following language is added to the owner’s statement: “....AND RELINQUISH AND WAIVE ALL ACCESS RIGHTS FROM (LOTS_____)(PARCELS______) IN AND TO THE PORTIONS OF (LOTS______)(PARCELS__________) RESERVED FOR FUTURE STREET ... ALL AS SHOWN HEREON.” C. Access Openings. When access rights will be relinquished except for at access openings along portions of the frontage, the following language is added to the owner’s statement: “...... AND RELINQUISH AND WAIVE THE ACCESS RIGHTS FROM (LOT_____)(PARCEL____) IN AND TO STEPHANIE STREET EXCEPT AT ACCESS OPENING NO. 1 ... ALL AS SHOWN HEREON.” 1.303.5 Access Restriction to Private Street. When access to a private street will be relinquished and waived, wording to that effect shall be included on the map sheet. No statement on the title sheet is required. 1.303.6 Public Drainage, Flowage, and Sewer Easements. Drainage easements are dedicated to the City of Encinitas if the proposed drainage facilities are constructed to public standards and if the City accepts maintenance of the drainage facilities. Similarly, public sewer easements within the City sewer districts (Cardiff Sanitation and Encinitas Sanitary, now under the authority of the City) are dedicated to the City if the sewer facilities are constructed to public standards and will be publicly maintained. Flowage easements are dedicated in order to prevent modification or obstruction of natural drainage ways or areas of inundation that could impact adjacent properties. Ð¿¹» ïóîð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç An access easement to maintain drainage/ sewer facilities will be required as necessary to ensure legal access to the public drainage/ sewer easement. For example, where travel from the public right-of-way over a private street is required to access the drainage/ sewer easement, an access easement over the private street will be required. The access easement shall be a minimum of 15 feet wide and shall be improved to allow physical access, at the discretion of the City Engineer. The following certificates shall be used for dedication of drainage and sewer easements, drainage and sewer easements with access easements as needed to maintain the facilities, and flowage easements, respectively. A. Dedication of Drainage/ Sewer Easement. The City Council Resolutions 2009-58 and 2009-54 for terms and conditions for the dedication of a public drainage and public sewer easements are included as Appendices 1.28 and 1.29 of this manual, respectively. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS THE (DRAINAGE) (SEWER) EASEMENTS AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION (2009-58)(2009-54), WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” B. Dedication of Access Easement and Drainage/ Sewer Facilities. The City Council Resolution 2009-55 for terms and conditions for the dedication of a drainage or sewer access easement is included as Appendix 1.30 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS THE (DRAINAGE) (SEWER) EASEMENT AND THE ACCESS EASEMENT TO MAINTAIN (DRAINAGE) (SEWER) FACILITIES AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTIONS (2009-58)(2009-54) AND 2009-55, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” Ý¸¿°¬»® ï °¿¹» ïóîï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç C. Dedication of Flowage Easement. The City Council Resolution 2009-56 for terms and conditions for the dedication of a flowage easement is included as Appendix 1.31 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS A PERPETUAL EASEMENT AND RIGHT-OF-WAY FOR THE FLOWAGE OF WATERS OVER, UNDER, UPON, AND ACROSS THE FLOWAGE EASEMENT AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-56, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE. WE RETAIN THE DUTY TO MAINTAIN SAID EASEMENT. WE RESERVE TO OURSELVES AND OUR SUCCESSORS AND ASSIGNS THE RIGHT TO USE SUBJECT LAND AT ANY TIME, IN ANY MANNER AND FOR ANY PURPOSE NOT INCONSISTENT WITH THE FULL USE AND ENJOYMENT OF THE EASEMENT BY THE CITY OF ENCINITAS AND ITS SUCCESSORS AND ASSIGNS.” 1.303.7 Easements to Outside Sewer and Water Agencies (LWD, OMWD, SDWD) .Easements to agencies such as Leucadia Wastewater District (LWD) and Olivenhain Municipal Water District (OMWD) are granted by separate document prior to the map recording. Easements to San Dieguito Water District (SDWD) may be made on the map. A. Leucadia Wastewater and Olivenhain Municipal Water Districts. The City of Encinitas cannot accept an easement on behalf of LWD or OMWD, so grant of easement to these agencies shall be by separate document. The engineer/ surveyor must contact LWD and OMWD directly to ensure the grant of easement meets the district’s requirements. A conformed copy of the recorded easement shall be submitted to the City Engineer and the recording information added to the map prior to consideration of the map for recordation. B. San Dieguito Water District. The following general language shall be used for an on-map grant of easement to San Dieguito Water District. The grant language is subject to approval by SDWD. Ð¿¹» ïóîî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “WE HEREBY GRANT TO THE SAN DIEGUITO WATER DISTRICT, AN IRRIGATION DISTRICT OF THE STATE OF CALIFORNIA, AND ITS SUCCESSORS AND ASSIGNS, A PERMANENT EASEMENT FOR WATER PIPELINES, OTHER DISTRICT FACILITIES, AND FOR ALL ACCESS PURPOSES OVER, UNDER, AND ACROSS ALL PRIVATE STREETS, AND A WATER EASEMENT AS SHOWN ON THIS (PARCEL) MAP, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN THE CERTIFICATE GRANTING EASEMENTS WITHIN PRIVATE STREETS TO THE SAN DIEGUITO WATER DISTRICT ON CITY OF ENCINITAS TENTATIVE MAP NO. 94-199, MAP NO. 13226, RECORDED AUGUST 9, 1995, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” 1.303.8 Easements to Telephone, Cable TV, and Gas/ Electric Companies. Telephone, cable TV, or gas and electric easements are most often granted by separate document after the map records. Contact the agency directly for the easement grant deed language. 1.303.9 Private Access, Private Utility, and Private Drainage Easements. A private easement across one lot or parcel for the benefit of another lot or parcel may not be granted until time of sale or transfer of title, but it shall be reserved on the map. Because the private access, utility, or drainage easement is not offered for dedication to the City, the statement for the reservation of the easement will be made on the map sheet and not on the title sheet. 1.303.10 Clear Space Easement. A clear space easement is required when the line of sight needed for the required sight distance as determined by the Engineering Department falls outside the right-of-way. This easement enables any obstruction caused by landscaping or construction of objects within the clear space easement to be removed. This easement may result from a requirement in the conditions of approval or through review of the design of the required improvements. A clear space easement granted on the map shall be shown Ý¸¿°¬»® ï °¿¹» ïóîí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç on the map sheet and monumented as per standard DS-16, attached as Appendix 1.14. The following language shall be added to the owner’s statement on the title sheet. The City Council Resolution 2009-57 for terms and conditions for the dedication of a clear space easement is included as Appendix 1.32 of this manual. “WE HEREBY GRANT TO THE CITY OF ENCINITAS A PERPETUAL EASEMENT OVER, UPON, AND ACROSS THE PORTIONS OF LAND DELINEATED ON THIS (PARCEL) MAP AND DESIGNATED HEREON AS A CLEAR SPACE EASEMENT FOR PURPOSES OF MAINTAINING PROPER VEHICULAR SIGHT DISTANCE, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-57, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” The purpose of an open space 1.303.11 Open Space Easement. easement may be to preserve a portion of the property in a natural condition, to maintain it for its natural and scenic beauty, or to otherwise restrict its use or development. However, no authorization for public access, express or implied, is made. The language in the open space grant will reflect the intent of the easement and the conditions of the grant. The grant of open space easement will be made by separate document. The Planning and Building Department will prepare this document during map review, and it must record prior to consideration of the map for recordation. Because the grant is made by separate document, no grant language for the open space easement is included in the owner’s dedication statement, but the easement and document recording information shall be shown on the map prior to consideration of the map for recordation. 1.303.12Noise Protection Easement.A noise protection easement may be required, for example, along heavily traveled roads where traffic noise may impact the quality of life on adjacent lots or dwelling units. It may require approval by the Planning and Building Department of a grading and/or site plan prior to grading or construction within the easement. The grant of the noise protection easement will be made by Ð¿¹» ïóîì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç separate document. The Planning and Building Department will prepare this document during map review, and it must record prior to consideration of the map for recordation. Because the grant is made by separate document, no grant language for the noise protection easement is included in the owner’s dedication statement, but the easement and document recording information shall be shown on the map prior to consideration of the map for recordation. 1.303.13 Slope and Drainage Easement.Slopes and drainage facilities may be included as an integral part of the construction of ultimate public improvements. The ultimate slope and drainage facilities necessary for the future construction of public improvements must be assured by irrevocable offer of dedication on the map or a separate document. Language to be added to the owner’s certificate is given below. City Council Resolution 2009-59 for the terms and conditions of the dedication of a slope and drainage easement is included as Appendix 1.33 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS A SLOPE EASEMENT AND DRAINAGE EASEMENT, ALL AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-59, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” 1.303.14 Recreational Trail Easement.When dedication of an easement for pedestrian and/or equestrian trail purposes is required, the wording given below should be used. City Council Resolution 2009-60 for the terms and conditions for the dedication of a recreational trail easement is given in Appendix 1.34 of this manual. “WE HEREBY DEDICATE TO THE CITY OF ENCINITAS AN EASEMENT FOR RECREATIONAL TRAIL PURPOSES, (TOGETHER WITH ACCESS RIGHTS FOR TRAIL MAINTENANCE), ALL AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-60, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE.” Ý¸¿°¬»® ï °¿¹» ïóîë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.303.15 Miscellaneous Easements. Language for several miscellaneous dedications is given below: “... AND AN EASEMENT FOR PUBLIC VEHICULAR PARKING OVER (A PORTION OF) (ALL OF) (LOT OR PARCEL ___) AS SHOWN HEREON ....” The Council Resolution referenced below for the terms and conditions for the dedication of a general utility, drainage, and pedestrian access easement is included in Appendix 1.35. Appendix 1.36 gives the City Council Resolution 2009-62 for the terms and conditions for the dedication of a pedestrian access easement, and terms and conditions of Resolution 2009-63 for dedication of a general utility easement is given in Appendix 1.37. “… AND AN EASEMENT FOR GENERAL UTILITY, DRAINAGE, AND PEDESTRIAN ACCESS AS SHOWN HEREON, SUBJECT TO ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-61, WHICH TERMS AND CONDITIONS ARE HEREBY INCORPORATED BY REFERENCE …” “…AND AN EASEMENT FOR EMERGENCY VEHICULAR ACCESS AS SHOWN HEREON…” 1.304CITY ACCEPTANCE CERTIFICATE. The acceptance certificate reflects the offers of dedication made in the owner’s dedication certificate. The City either accepts or rejects those items offered for dedication to the public or the City of Encinitas. Note that every item offered to the public or to the City of Encinitas is either accepted or rejected in the Acceptance Certificate; nothing is omitted. Refer to Subdivision Map Act Section 66477.1. 1.304.1City Engineer’s General Acceptance Certificate. The City Engineer signs on behalf of the City Council for acceptance or rejection of dedications or offers of dedication for easements to the City of Encinitas or to the Public shown on Ð¿¹» ïóîê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç maps or granted by separate instrument. The general acceptance certificate reads as follows: “I, [Name], THE DIRECTOR OF ENGINEERING SERVICES OF THE CITY OF ENCINITAS, BY AUTHORITY CONVEYED BY RESOLUTION NO. 94-107 ADOPTED BY THE CITY COUNCIL OF THE CITY OF ENCINITAS ON NOVEMBER 9, 1994, HAVE ACCEPTED ON BEHALF OF THE CITY OF ENCINITAS (SUBJECT TO ACCEPTANCE OF THE IMPROVEMENTS BY THE CITY) [List streets and easements], ALL AS DEDICATED HEREON AND INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION ______, TOGETHER WITH [List rights; for example, access rights relinquished as shown on the map] AND HAVE REJECTED ON BEHALF OF THE CITY OF ENCINITAS [List those portions not accepted as offered for dedication on the map], ALL AS OFFERED FOR DEDICATION HEREON. NOTE: SECTION 66477.2 OF THE GOVERNMENT CODE OF THE STATE OF CALIFORNIA PROVIDES THAT A REJECTED OFFER SHALL REMAIN OPEN AND SUBJECT TO FUTURE ACCEPTANCE BY THE CITY OF ENCINITAS.” BY _____________________ _____________ [Insert Name] DATE DIRECTOR OF ENGINEERING SERVICES The acceptance certificate is modified as necessary to include acceptance or rejection of all dedications or offers of dedication made on the map. 1.304.2Public Street Dedications. All streets or portions of streets being dedicated or offered for dedication should be included in the certificate, and each should be accepted or rejected, as appropriate. For example, the certificate might read: “I, [Name], THE DIRECTOR OF ENGINEERING SERVICES OF THE CITY OF ENCINITAS, ACCORDING TO AUTHORITY CONVEYED BY RESOLUTION NO. 94-107 ADOPTED BY THE CITY COUNCIL OF THE CITY OF ENCINITAS NOVEMBER 9, 1994, HAVE ACCEPTED, ON BEHALF OF THE CITY OF Ý¸¿°¬»® ï °¿¹» ïóîé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç ENCINITAS, SUBJECT TO ACCEPTANCE OF IMPROVEMENTS BY THE CITY, STEPHANIE STREET, THE PORTION OF NICHOLAS ROAD, THE PORTION OF MOSSY RANCH ROAD, AND THE PORTION OF THE UNNAMED ALLEY, ALL AS DEDICATED HEREON, INCLUDING TERMS AND CONDITIONS SET FORTH IN CITY COUNCIL RESOLUTION 2009-52 AND HAVE REJECTED ON BEHALF OF THE CITY OF ENCINITAS THE PORTIONS OF LOTS 142 AND 145 RESERVED FOR FUTURE STREET AS OFFERED FOR DEDICATION HEREON. NOTE: SECTION 66477.2 OF THE GOVERNMENT CODE OF THE STATE OF CALIFORNIA PROVIDES THAT A REJECTED OFFER SHALL REMAIN OPEN AND SUBJECT TO FUTURE ACCEPTANCE BY THE CITY OF ENCINITAS.” BY:__________________________ ___________ DIRECTOR OF ENGINEERING SERVICES DATE [Insert Name] The City Council Resolution 2009-52 for the terms and conditions for the dedication of an easement for public street is included as Appendix 1.26 of this manual. For the dedication of roads that will be accepted for public use but will not be publicly maintained, the following language should be used: “BACHELOR BOULEVARD IS ACCEPTED AS DEDICATED TO THE CITY OF ENCINITAS SOLELY FOR THE PURPOSE OF DESIGNATING THE ROAD FOR PUBLIC USE. THE CITY OF ENCINITAS BY THIS ACTION IS NOT ACCEPTING THE ROAD INTO THE CITY OF ENCINITAS MAINTAINED SYSTEM, AND THE CITY OF ENCINITAS WILL NOT BE RESPONSIBLE FOR MAINTENANCE.” 1.304.3 Private Street Easements and Public Easement for Private Street. Refer to Section 1.303.3 of this manual. Note that a private street is not dedicated to the City and therefore will not be accepted or rejected by the City, but must be shown as “Proposed Private Street and Utility Easement” on map sheets. At the discretion of the City Engineer, a Public Easement for Ð¿¹» ïóîè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Private Street may be required over private street easements granted or reserved on the map. A Public Easement for Private Street will be accepted by the City Engineer with the language given below. City Council Resolution 2009-53 with the terms and conditions for the dedication of a public easement for private street is included in Appendix 1.27 of this manual. “…AND HAVE ACCEPTED ON BEHALF OF THE CITY THE PUBLIC EASEMENT FOR PRIVATE STREET AS SHOWN HEREON, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-53.” 1.304.4 Relinquishment of Access Rights to Public Street. The relinquishment of access will be accepted by the City Engineer in the acceptance certificate with the following language: “… AND HAVE ACCEPTED THE RELINQUISHMENT AND WAIVER OF ACCESS RIGHTS FROM THE PORTIONS OF (LOTS)(PARCELS) ___ RESERVED FOR FUTURE STREET IN AND TO SEQUOIA STREET EXCEPT AT ACCESS OPENING NO. 1 AS SHOWN HEREON…” 1.304.5 Access Restriction to Private Street. The relinquishment and waiver of access to a private street is not accepted or rejected by the City and therefore is not included in the acceptance certificate. 1.304.6 Public Drainage, Flowage, and City Sewer Easements. Drainage, flowage, and sewer easements within the Cardiff Sanitation and Encinitas Sanitary sewer districts will be accepted or rejected by the City Engineer in the acceptance certificate. City Council Resolutions 2009-58, 2009-56, and 2009-54 for the terms and conditions for the dedication of public drainage, flowage, and city sewer easements, respectively, are included as Appendices 1.28, 1.31, and 1.29 of this manual, respectively. “… AND HAVE (ACCEPTED)(REJECTED) ON BEHALF OF THE CITY OF ENCINITAS THE (DRAINAGE)(FLOWAGE) Ý¸¿°¬»® ï °¿¹» ïóîç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç EASEMENT AND THE EASEMENT FOR ACCESS TO MAINTAIN DRAINAGE FACILITIES, ALL AS SHOWN HEREON, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION (2009-58)(2009-56).” “…AND HAVE (ACCEPTED)(REJECTED) ON BEHALF OF THE CITY OF ENCINITAS THE SEWER EASEMENT AND THE EASEMENT FOR ACCESS TO MAINTAIN SEWER FACILITIES, ALL AS SHOWN HEREON, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-54.” 1.304.7 Private Access, Private Utility, and Private Drainage Easements. Private easements are not dedicated to the City and therefore will not be included in the acceptance certificate, but must be referenced on the map. See Section 1.503. 1.304.8Easements to Outside Sewer and Water Districts (LWD, OMWD, SDWD). A. Leucadia Wastewater and Olivenhain Municipal Water Districts. Easements to Olivenhain Municipal Water District and Leucadia Wastewater District are not granted to the City and therefore will not be included in the acceptance certificate, but should be referenced on the map. The easement will be granted with a separate document; the document shall be recorded and the recording information entered on the map prior to consideration of the map for approval. B. San Dieguito Water District. Grants of easements to SDWD will be accepted by SDWD, not by the City Engineer. If an easement to SDWD is being granted, the following certificate should be included on the title sheet in addition to the City Engineer’s acceptance statement: “THE SAN DIEGUITO WATER DISTRICT HEREBY ACCEPTS THE GRANT OF EASEMENTS DESCRIBED HEREIN, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN THE CERTIFICATE GRANTING EASEMENTS WITHIN PRIVATE STREETS GRANTED TO THE SAN DIEGUITO Ð¿¹» ïóíð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç WATER DISTRICT ON CITY OF ENCINITAS TENTATIVE MAP NO. 94-199, MAP NO. 13226, RECORDED AUGUST 9, 1995. THE SAN DIEGUITO WATER DISTRICT CONSENTS TO THE RECORDATION OF THIS MAP AND HAS AUTHORIZED ITS DISTRICT MANAGER TO SIGN THE CERTIFICATE PURSUANT TO BOARD RESOLUTION NO. R 83-29, ADOPTED AUGUST 22, 1983. BY: ______________________ DATED: _________ ] [Insert Name FOR DISTRICT MANAGER SAN DIEGUITO WATER DISTRICT C. Vacation of Existing Easement by San Dieguito Water District. If necessary to vacate a SDWD easement on a map, the easement to be vacated shall not be shown on the map sheet but the vacation shall be noted on the title sheet and certified in conformance with Subdivision Map Act 66434(g). Language similar to the following shall be added before the final sentence in the certificate for acceptance/ rejection of offers of dedication to the San Dieguito Water District: “THE SAN DIEGUITO WATER DISTRICT HAS VACATED, PURSUANT TO SECTION 66434(g) OF THE SUBDIVISION MAP ACT, THE EASEMENT TO THE SAN DIEGUITO WATER DISTRICT FOR A WATER EASEMENT PER DOC NO. _____ RECORDED _____ AND ANY PORTION OF THE WATER EASEMENT AS PER DOC. NO. ____ RECORDED ____ WITHIN THE BOUNDARY OF THIS (PARCEL) MAP.” 1.304.9 Easements to Telephone, Cable TV, and Gas/ Electric Companies. These easements are not granted to the City and therefore are not included in the acceptance certificate. 1.304.10Clear Space Easement. The language given below is added to the City Engineer’s acceptance statement. City Council Resolution 2009-57 for the terms and conditions for the dedication of a clear space easement is included as Appendix 1.32 of this manual. “ ... AND HAVE ACCEPTED ON BEHALF OF THE CITY OF Ý¸¿°¬»® ï °¿¹» ïóíï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç ENCINITAS THE CLEAR SPACE EASEMENT AS GRANTED HEREON, INCLUDING TERMS AND CONDITIONS SET FORTH IN CITY COUNCIL RESOLUTION 2009-57.” 1.304.11 Open Space Easement. Open space easements will most often be granted as per separate document and therefore will not be included in the acceptance certificate. 1.304.12 Noise Protection Easement. Noise protection easements will most often be granted as per separate document and will therefore not be included in the acceptance certificate. 1.304.13 Slope and Drainage Easement. The language below is added to the City Engineer’s acceptance statement. City Council Resolution 2009-59 for the terms and conditions for the dedication of a slope and drainage easement is included in Appendix 1.33 of this manual. “... AND HAVE REJECTED ON BEHALF OF THE CITY OF ENCINITAS THE PORTION OF (LOT ___, PARCEL __) AS OFFERED FOR DEDICATION AS FUTURE STREET TOGETHER WITH THE SLOPE AND DRAINAGE EASEMENT, ALL AS SHOWN HEREON, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTIONS 2009-52 AND 2009-59.” 1.304.14 Recreational Trail Easement. The language below is added to the City Engineer’s acceptance statement. City Council Resolution 2009-60 for the terms and conditions for the dedication of a recreational trail easement is given in Appendix 1.34 of this manual. “... AND HAVE (REJECTED) (ACCEPTED) ON BEHALF OF THE CITY OF ENCINITAS THE EASEMENT FOR RECREATIONAL TRAIL PURPOSES (TOGETHER WITH THE ACCESS RIGHTS FOR TRAIL MAINTENANCE, ALL) AS (IRREVOCABLY OFFERED FOR DEDICATION) (DEDICATED) HEREON, INCLUDING ALL TERMS AND CONDITIONS CONTAINED IN CITY COUNCIL RESOLUTION 2009-60.” 1.304.15 Miscellaneous Easements. Several examples of additions to the City Engineer’s acceptance statement are given below. Ð¿¹» ïóíî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “..... AND HAVE ACCEPTED ON BEHALF OF THE CITY OF ENCINITAS AN EASEMENT FOR PUBLIC VEHICULAR PARKING OVER (ALL, A PORTION OF) OF (LOT, PARCEL ___) AND AN EASEMENT FOR PUBLIC PATHWAY AND BEACH ACCESS PURPOSES OVER (ALL, A PORTION OF) (LOT, PARCEL ___) ALL AS DEDICATED HEREON.” “…AND HAVE ACCEPTED ON BEHALF OF THE CITY OF ENCINITAS AN EASEMENT FOR GENERAL UTILITY, PUBLIC DRAINAGE, AND PUBLIC PEDESTRIAN ACCESS AS DEDICATED HEREON, INCLUDING TERMS AND CONDITIONS SET FORTH IN CITY COUNCIL RESOLUTION 2009-61.” “…AND HAVE ACCEPTED ON BEHALF OF THE CITY OF ENCINITAS AN EASEMENT FOR EMERGENCY VEHICULAR ACCESS AS DEDICATED HEREON.” 1.305STATEMENTS BY A UTILITY COMPANY. Refer to the Subdivision or Parcel Map Guarantee for those parties required to sign the map. In the case in which a public street is being dedicated to the City of Encinitas and the street easement will overlay existing utility easements or blanket easement rights granted previously to a utility agency, the utility agency shall sign the map consenting to the offer of dedication over the area of its existing easement and shall subordinate its rights to those of the City if required to do so by the City Engineer. If the City Engineer determines that the City requires senior rights to the easement, then a subordination agreement shall be executed by the prior easement holder. 1.305.1Statement for Utility Easement Acquired Prior to TM/ TPM Approval Date. If a utility company easement exists prior to the approval of the tentative map or parcel map, the City Engineer may require that the utility company consent to an offer of dedication over the area of its existing easement. A statement similar to the one below or a Joint Use Agreement is to be used. See Appendix 1.11 for a sample Joint Use Agreement. Ý¸¿°¬»® ï °¿¹» ïóíí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “THE UNDERSIGNED, [Name of Utility Company], HEREBY STATES THAT IT IS INTERESTED IN THE LAND SUBDIVIDED BY THIS (PARCEL) MAP BY VIRTUE OF AN EASEMENT RECORDED [Date] AS PER DOCUMENT NUMBER __________ OF OFFICIAL RECORDS OF SAN DIEGO COUNTY AND CONSENTS TO THE RECORDATION OF THIS (PARCEL) MAP.” BY: _____________________ DATE: _________ [Insert Name], [Insert Title] [Name of Utility Company] 1.305.2Statement for Utility Easements Acquired After TM/TPM Approval Date. When a public street dedication is offered over an existing public utility easement that was granted after approval of the tentative map or tentative parcel map, the City Engineer may require the following language to be added to the basic subordination statement given in Section 1.305.1: “ … AND HEREBY DEDICATES ITS INTEREST IN RAVENSBURG ROAD TO THE PUBLIC FOR USE AS A STREET AS SHOWN HEREON.” 1.305.3 Subordination of Utility Easement by Separate Document. If the utility company does not wish to subordinate its rights by signing the map, the company may submit a memo to the City Engineer in compliance with Section 66436 (a)(3)(A)(i) of the Subdivision Map Act. A joint use agreement may be required to accompany the letter at the discretion of the City Engineer. See Appendix 1.11 for a sample joint use agreement and utility memos. 1.305.4 Joint Use Agreement. At the discretion of the City Engineer, an agreement for joint use with a utility agency can be used in lieu of a subordination certificate on the map. A joint use agreement may be utilized in cases in which the utility easement was acquired prior to the approval of the TM or TPM. If the public utility does not wish to sign the subordination certificate on the map and instead submits a letter as described in Section 1.305.3 a joint use agreement may be required to accompany the letter, at the discretion of Ð¿¹» ïóíì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the City Engineer. See Appendix 1.11 for a sample joint use agreement. 1.305.5 Relocation of Utilities. For some developments, utilities are to be relocated as part of the improvements, and the existing utility easement will no longer be necessary. In this case, the following note should be placed on the improvement plans on the sheet(s) where the easement is shown: “PRIOR TO ACCEPTANCE OF IMPROVEMENTS AND RELEASE OF SECURITY BY THE CITY OF ENCINITAS, [Name of Utility Company] WILL RELOCATE THEIR FACILITIES AND QUITCLAIM THE EXISTING EASEMENT.” 1.306SIGNATURE OMISSIONS STATEMENT. Section 66436 of the Subdivision Map Act requires the subdivider to notify certain interested parties by certified mail. If the interested parties do not object to the filing of the map without their signatures, they shall provide a letter stating that they do not object. The name of the interested parties and the nature of their interests shall be stated on the map in the signature omissions statement. Given below are the most commonly used signature omissions statements. Refer to Section 66436 of the Subdivision Map Act for all interested parties required to be listed on the statement. 1.306.1 General Statement. The general statement together with some example signature omissions are given below. “THE SIGNATURES OF THE PARTIES LISTED BELOW, OWNERS OF (EASEMENTS) (RIGHTS) AS PER DOCUMENTS NOTED BELOW, HAVE BEEN OMITTED UNDER THE PROVISIONS OF SECTION 66436 SUBSECTION (a)(3)(A)(i) OF THE SUBDIVISION MAP ACT. THEIR INTEREST IS SUCH THAT IT CANNOT RIPEN INTO A FEE TITLE AND SAID SIGNATURES ARE NOT REQUIRED BY THE GOVERNING BODY. Ý¸¿°¬»® ï °¿¹» ïóíë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A. LEUCADIA WASTEWATER DISTRICT, OWNER OF A SEWER EASEMENT AS PER DOCUMENT RECORDED AUGUST 9, 1971 AS DOCUMENT NO. 175602 OF OFFICIAL RECORDS OF SAN DIEGO COUNTY. B. OLIVENHAIN MUNICIPAL WATER DISTRICT, OWNER OF A WATER EASEMENT AS PER DOCUMENT RECORDED APRIL 4, 1972 AS FILE/PAGE NO. 81491 OF OFFICIAL RECORDS OF SAN DIEGO COUNTY.” Section 1.306.2 Signatures Impossible or Impractical to Obtain. 66436 of the Subdivision Map Act allows omission of signatures of interested parties when the right-of-way, easement, or reversion appears to no longer be of practical use and the signatures are impossible or impractical to obtain. A statement of the circumstances preventing the procurement of those signatures shall also be given on the map. “THE SIGNATURE OF [Insert Name], OWNER OF (AN EASEMENT) (RIGHTS) AS DISCLOSED BY DEED RECORDED [Date] AS (FILE/PAGE)(DOCUMENT) NO. OF OFFICIAL RECORDS OF SAN DIEGO COUNTY HAS BEEN OMITTED UNDER THE PROVISIONS OF SECTION 66436, SUBSECTION (a)(3)(B) OF THE SUBDIVISION MAP ACT SINCE BY REASON OF CHANGED CONDITION, LONG DISUSE, OR LACHES SAID INTEREST APPEARS TO BE NO LONGER OF PRACTICAL USE OR VALUE, AND SAID SIGNATURE IS IMPOSSIBLE OR IMPRACTICAL TO OBTAIN.” 1.306.3 Gas and Mineral Rights. Signatures of parties holding an interest in gas and/ or mineral rights may be omitted and the following statement included on the title sheet of the map: “THE SIGNATURE OF [Name], OWNER OF RIGHTS PER DEED RECORDED [Date] IN BOOK ____ PAGE ___ OF OFFICIAL RECORDS OF SAN DIEGO COUNTY HAS BEEN OMITTED UNDER THE PROVISIONS OF SECTION 66436, SUBSECTION (a)(3)(C) OF THE SUBDIVISION MAP ACT, INASMUCH AS IT CONTAINS AN INTEREST IN OR RIGHTS TO MINERALS INCLUDING BUT NOT LIMITED TO OIL, GAS, OR OTHER Ð¿¹» ïóíê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç HYDROCARBON SUBSTANCES.” 1.306.4 Interested Parties Object to the Map Recording Without Their Signatures.If those interested parties as defined by Section 66436 of the Subdivision Map Act object to the recordation of the map without their signatures, a statement stating their respective interests and their consent to the recordation of the map shall be placed on the title sheet in the same general location as the signature omissions statement. This statement shall be signed and notarized. “THE UNDERSIGNED, [Insert Name(s)], HEREBY STATE THAT (I, WE, IT) (AM, ARE, IS) INTERESTED IN THE LAND SUBDIVIDED BY THIS (PARCEL) MAP BY VIRTUE OF AN EASEMENT RECORDED [Date] AS FILE/PAGE NO. ___________ OF OFFICIAL RECORDS OF SAN DIEGO COUNTY AND CONSENT TO THE PREPARATION AND RECORDATION OF THIS (PARCEL) MAP.” BY ______________________ DATE ________________ 1.307COVENANT AND EASEMENT LIST. A list of all covenants and easements recorded as per separate document prior to consideration of the map for recordation shall be included on the title sheet. Commonly required covenants and easements are discussed in Section 1.105. Each covenant and easement shall be listed with the document recording information and, in the case of an easement, the grantee information. Several examples are given below. TRAFFIC, PARK, AND FLOOD CONTROL FEES ARE DOCUMENTED IN A COVENANT WITH THE CITY OF ENCINITAS RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-0112374 OF OFFICIAL RECORDS. AN ITEMIZED LIST OF THE CONDITIONS OF APPROVAL IS DOCUMENTED IN A COVENANT WITH THE CITY OF ENCINITAS RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-8291978 OF OFFICIAL RECORDS. Ý¸¿°¬»® ï °¿¹» ïóíé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A HOLD HARMLESS AGREEMENT FOR DRAINAGE ACROSS ADJACENT PROPERTIES IS DOCUMENTED IN A COVENANT WITH THE CITY OF ENCINITAS RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-0962003 OF OFFICIAL RECORDS. FUTURE PUBLIC IMPROVEMENTS ARE DOCUMENTED IN A COVENANT WITH THE CITY OF ENCINITAS RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-7146100 OF OFFICIAL RECORDS. A PRIVATE MAINTENANCE AGREEMENT FOR STORM WATER TREATMENT RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-1978829 OF OFFICIAL RECORDS. A PRIVATE MAINTENANCE AND REMOVAL COVENANT WITH THE CITY OF ENCINITAS FOR FUTURE PRIVATE IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY AS PERMITTED BY ENCROACHMENT PERMIT NO. 1978-PE RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-0071461 OF OFFICIAL RECORDS. AN EASEMENT FOR OPEN SPACE GRANTED TO THE CITY OF ENCINITAS RECORDED SEPTEMBER 6, 2003 AS FILE NO. 2003-9062003 OF OFFICIAL RECORDS. 1.308OWNER’S HOLD HARMLESS CERTIFICATE. Each property owner listed in the subdivision or parcel map guarantee shall sign the owner’s hold harmless certificate. “THE OWNER AGREES TO DEFEND, INDEMNIFY, AND HOLD HARMLESS THE CITY OF ENCINITAS AND ITS AGENTS, OFFICERS, AND EMPLOYEES FROM ANY CLAIM, ACTION, OR PROCEEDING ARISING FROM THE APPROVAL OF THIS SUBDIVISION AGAINST THE CITY OF ENCINITAS OR ITS AGENTS, OFFICERS, OR EMPLOYEES OR AGAINST THE OWNER.” 1.309ENGINEER/ SURVEYOR STATEMENT. Maps shall be prepared by or under the supervision of a Licensed Surveyor or a Registered Civil Engineer with a registration number of 33965 or lower (as per Section 8731 and 8761 of Business and Profession Code) and shall be Ð¿¹» ïóíè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç signed, dated, and stamped by that engineer/ surveyor. The appropriate engineer/ surveyor’s statement is dependent upon whether construction of improvements is required and whether the monumentation will be deferred; several examples are given below. Refer to Subdivision Map Act Section 66441. 1.309.1 Monumentation Not Deferred. If the subdivision monuments can be set before the map records because no construction is proposed or because proposed construction is not anticipated to disturb the monuments, the City will not allow the subdivision monumentation to be deferred. When all monumentation has been completed, inspected, and approved prior to map being recorded, the language below should be used. “I, [Name], A (PROFESSIONAL LAND SURVEYOR) ( REGISTERED CIVIL ENGINEER), STATE THAT THE SURVEY OF THIS SUBDIVISION WAS MADE BY ME OR UNDER MY DIRECTION BETWEEN [Date] AND [Date] AND SAID SURVEY IS TRUE AND COMPLETE AS SHOWN; AND THAT MONUMENTS ARE OF THE CHARACTER AND OCCUPY THE POSITIONS INDICATED AND ARE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED.” __________________________ [Insert Name] __________________________ TITLE AND NUMBER MY (LICENSE) (REGISTRATION) EXPIRES ON [Date] 1.309.2 Monumentation Deferred and Improvements Proposed. Use the following statement when any portion of the boundary monumentation will be deferred and improvements are proposed. Monumentation security will be required at the discretion of the engineer/ surveyor and/or the City Engineer. “I, [Name], A (PROFESSIONAL LAND SURVEYOR) ( REGISTERED CIVIL ENGINEER), STATE THAT THE SURVEY OF THIS SUBDIVISION WAS MADE BY ME OR UNDER MY DIRECTION BETWEEN [Date] AND [Date] AND SAID SURVEY IS TRUE AND COMPLETE AS SHOWN; THAT Ý¸¿°¬»® ï °¿¹» ïóíç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç MONUMENTS OF THE CHARACTER INDICATED HAVE BEEN SET OR FOUND AT THE SUBDIVISION BOUNDARY CORNERS AND I WILL SET ALL OTHER MONUMENTS OF THE CHARACTER AND AT THE POSITION INDICATED BY LEGEND IN THIS MAP WITHIN 30 DAYS AFTER THE COMPLETION OF THE REQUIRED IMPROVEMENTS; AND THAT SUCH MONUMENTS ARE OR WILL BE SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED. SEE LEGEND ON SHEET ___.” __________________________ ] [Insert Name __________________________ TITLE AND NUMBER MY (LICENSE) (REGISTRATION) EXPIRES ON [Date] 1.309.3 Monumentation Deferred and No Improvements Proposed. Use the following statement when any portion of the boundary monumentation will be deferred and either no improvements are proposed or when required improvements have already been constructed, approved, and accepted. The time allotted to set the monuments will be determined by the City Engineer and should be inserted where indicated in the certificate below. Monumentation security will be required at the discretion of the engineer/ surveyor and/or the City Engineer. “I,[Name], A (PROFESSIONAL LAND SURVEYOR) (REGISTERED CIVIL ENGINEER), STATE THAT THE SURVEY OF THIS SUBDIVISION WAS MADE BY ME OR UNDER MY DIRECTION BETWEEN [Date] AND [Date] AND SAID SURVEY IS TRUE AND COMPLETE AS SHOWN; THAT MONUMENTS OF THE CHARACTER INDICATED HAVE BEEN SET OR FOUND AT THE SUBDIVISION BOUNDARY CORNERS, AND I WILL SET ALL OTHER MONUMENTS OF THE CHARACTER AND AT THE POSITION INDICATED BY LEGEND IN THIS MAP WITHIN ___ DAYS AFTER THE DATE OF MAP APPROVAL; AND THAT SUCH MONUMENTS ARE OR WILL BE Ð¿¹» ïóìð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç SUFFICIENT TO ENABLE THE SURVEY TO BE RETRACED. SEE LEGEND ON SHEET .” __________________________ [Insert Name] __________________________ TITLE AND NUMBER MY (LICENSE) (REGISTRATION) EXPIRES ON (DATE) 1.310PLANNING AND BUILDING DEPARTMENT CERTIFICATE. For Parcel Maps that will be approved by the Planning and Building Department at the staff level, the following certificate should be added to the map. The Engineering Department will obtain the signature for the certificate. “I, [Name], DIRECTOR OF THE PLANNING AND BUILDING DEPARTMENT, HEREBY CERTIFY THAT THE PLANNING AND BUILDING DEPARTMENT HAS REVIEWED THIS MAP PURSUANT TO CITY OF ENCINITAS MUNICIPAL CODE AND HAS FOUND IT TO BE IN CONFORMANCE WITH TENTATIVE PARCEL MAP NO. ____.” BY: ____________________ DATE: _______ [Insert Name], DIRECTOR PLANNING AND BUILDING DEPARTMENT 1.311PLANNING COMMISSION CERTIFICATE. If the Tentative Map or Tentative Parcel Map was approved by Planning Commission, the Final Map or Parcel Map will require Planning Commission approval. The following language should then be provided instead of the Planning and Building Department statement given in Section 1.310. The Engineering Department will obtain the signature for the certificate. “I, [Name], SECRETARY OF THE PLANNING COMMISSION OF THE CITY OF ENCINITAS, STATE OF CALIFORNIA, HEREBY CERTIFY THAT THE PLANNING COMMISSION OF SAID CITY HAS REVIEWED THIS (PARCEL) MAP PURSUANT TO THE CITY OF ENCINITAS MUNICIPAL CODE AND FOUND Ý¸¿°¬»® ï °¿¹» ïóìï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç IT TO BE INCONFORMANCE WITH TENTATIVE (PARCEL) MAP NO. ____. IN WITNESS THEREOF, SAID PLANNING COMMISSION OF THE CITY OF ENCINITAS HAS CAUSED THESE PRESENTS TO BE EXECUTED BY THE SECRETARY THIS __ DAY OF _______, 20__.” BY: ________________ [Insert Name] SECRETARY, PLANNING COMMISSION 1.312CITY COUNCIL STATEMENT. If the Tentative Map or Tentative Parcel Map was approved by the City Council or if the map was appealed to City Council, the Final Map or Parcel Map will require City Council approval. The following statement should then be placed on the map. The Engineering Department will obtain the required signature. “THE CITY COUNCIL OF THE CITY OF ENCINITAS, STATE OF CALIFORNIA, HEREBY APPROVES THIS (PARCEL) MAP AND THE SUBDIVISION SHOWN HEREON.” BY ORDER OF THE CITY COUNCIL. SIGNED THIS ___ DAY OF __________, 20__. BY: _______________________ [Insert Name] CITY CLERK AS THE SECRETARY OF THE CITY COUNCIL 1.313CITY TREASURER CERTIFICATE. The Engineering Department will be responsible for obtaining all City signatures, including that of the City Treasurer. “I, [Name], CITY TREASURER OF THE CITY OF ENCINITAS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, HEREBY CERTIFY THAT, ACCORDING TO THE RECORDS OF THIS OFFICE, THERE ARE NO LIENS FOR UNPAID CITY TAXES, EXCEPT TAXES NOT YET PAYABLE, NOR FOR UNPAID BOND ISSUES UNDER ANY IMPROVEMENT BOND ACT OF THE STATE OF CALIFORNIA SHOWING ON THE BOOKS OF THIS OFFICE, AGAINST THE SUBDIVISION OR ANY PART Ð¿¹» ïóìî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç THEREOF AS SHOWN HEREON. IN WITNESS THEREOF, I HAVE HEREUNTO SET MY HAND THIS ____ DAY OF ____, 20__.” BY: ___________________ [Insert Name], CITY TREASURER 1.314CITY ENGINEER STATEMENT. Engineering Department staff will obtain the signatures on these statements when the map is approved by the Engineering Department. See Subdivision Map Act Section 66442. “I, [Name], CITY ENGINEER OF THE CITY OF ENCINITAS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, HEREBY STATE THAT I HAVE EXAMINED THE (PARCEL) MAP AND FIND IT TO BE SUBSTANTIALLY THE SAME AS IT APPEARED ON THE TENTATIVE (PARCEL) MAP AND ANY APPROVED ALTERATION THEREOF, AND THAT THE PROVISIONS OF THE STATE SUDIVISION MAP ACT AND TITLE 24 OF THE CITY OF ENCINITAS MUNICIPAL CODE IN EFFECT AT THE TIME OF TENTATIVE (PARCEL) MAP APPROVAL HAVE BEEN COMPLIED WITH (AND THAT I AM SATISFIED THAT THIS (PARCEL) MAP IS TECHNICALLY CORRECT).” SIGNATURE: ________________ DATED: ___________ [Insert Name] CITY ENGINEER, CITY OF ENCINITAS (R.C.E.) (L.S.) No.: _____________ EXPIRATION DATE: _____________ In the event the office of City Engineer is not held by a land surveyor or an engineer with a registration number below 33965, the City Engineer will not certify that the map is technically correct; another delegate of the Engineering Department will make that certification. In that case, the separate certificate shown below is required. “I, [Name], [Title] FOR THE CITY OF ENCINITAS, HEREBY Ý¸¿°¬»® ï °¿¹» ïóìí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç STATE THAT I AM SATISFIED THAT THIS (PARCEL) MAP IS TECHNICALLY CORRECT.” SIGNATURE:__________________ DATED: ___________ [Insert Name] [Insert Title] (R.C.E.) (L.S.) No: _____________ EXPIRATION DATE: _____________ 1.315TAX DEPOSIT CERTIFICATE BY THE CLERK OF THE BOARD OF SUPERVISORS. The title company will obtain the signature on this certificate after it has received the map from the City. The certificate is st required on maps that record between January 1 and th September 30 of each year when future and/or supplemental taxes are required to be secured. Please refer to Subdivision Map Act Section 66493(a) and Revenue and Taxation Code Section 2192 for additional information. This certificate is waived for most parcel maps as per County Code Section 81.710. “I, [Name], CLERK OF THE BOARD OF SUPERVISORS, HEREBY CERTIFY THAT THE PROVISIONS OF THE SUBDIVISION MAP ACT (DIVISION 2 OF TITLE 7 OF THE GOVERNMENT CODE) REGARDING (A) DEPOSITS FOR TAXES, AND (B) CERTIFICATION OF THE ABSENCE OF LIENS FOR UNPAID STATE, COUNTY, MUNICIPAL, OR LOCAL TAXES OR SPECIAL ASSESSMENTS COLLECTED AS TAXES, EXCEPT THOSE NOT YET PAYABLE, HAVE BEEN COMPLIED WITH.” BY: ___________________________ DATE: _____ [Insert Name] DEPUTY CLERK OF THE BOARD OF SUPERVISORS 1.316COUNTY RECORDER CERTIFICATE. This certificate is the last to be signed. The filing of the map for recordation by the County Recorder shall automatically determine the validity of such map, and when the map is recorded, shall impart constructive notice thereof. Refer to Subdivision Map Act Section 66442.5 for additional Ð¿¹» ïóìì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç information. The language of the County Recorder’s certificate shall read as follows: “FILE NO.___________ FILED THIS ______ DAY OF __________, 20_____, AT________.M. IN BOOK OF MAPS AT PAGE ____________________, AT THE REQUEST OF _________________. BY: ______________________________” [Insert Name] DEPUTY COUNTY RECORDER 1.317MISCELLANEOUS CERTIFICATES AND STATEMENTS. These statements shall be added to the title sheet, as applicable. 1.317.1 Statement for Subdivision with Geological Concerns. The City Engineer may require the following note to be placed on maps when issues of geological concern exist onsite. "BASED ON PRELIMINARY GEOLOGIC INFORMATION CONTAINED IN REPORTS BY [Firm Name] DATED [Date], GEOLOGICAL CONCERNS EXIST WITHIN THE BOUNDARY OF THIS (PARCEL) MAP WHICH MAY REQUIRE CORRECTIVE MEASURES. PRIOR TO ISSUANCE OF BUILDING OR GRADING PERMTS AND/ OR THE CONSTRUCTION OF THE PROPOSED STREET IMPROVEMENTS AND/OR FURTHER DIVISION OF THE LAND, ADDITIONAL GEOLOGIC AND/ OR SOIL ENGINEERING REPORTS WILL BE REQUIRED BY THE CITY OF ENCINITAS.” 1.317.2 Major Use Permit Statement. In some cases, a major use permit affects the requirements for a residential subdivision. In these cases, a note will be added to the dedication statement, as follows: “THIS SUBDIVISION IS FILED PURSUANT TO THE SUBDIVISION MAP ACT AND MAJOR USE PERMIT NO. ___ GRANTED BY ORDER OF THE PLANNING COMMISSION ON [Date].” Ý¸¿°¬»® ï °¿¹» ïóìë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.317.3 Condominium Statements.When a condominium subdivision is proposed, the title sheet will show one of the following statements immediately following the dedication statements and before the owner’s signature(s): A. Residential Condominium Subdivision. “THIS SUBDIVISION IS A CONDOMINIUM PROJECT AS DEFINED IN SECTION 1351 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, CONTAINING A MAXIMUM OF [Number] DWELLING UNITS AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT.” B. Commercial Condominium Subdivision. “THIS SUBDIVISION IS A CONDOMINIUM PROJECT AS DEFINED IN SECTION 1351 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, CONTAINING A MAXIMUM OF [Number] COMMERCIAL UNITS AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT.” C. Residential Condominium with a Commercial Lot or Parcel. In the example below, the residential lots are condominium lots, but the commercial lot is not a condominium lot. “(LOTS OR PARCELS) [Lot Numbers] OF THIS SUBDIVISION ARE CONDOMINIUM (LOTS OR PARCELS) AS DEFINED IN SECTION 1351 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, AND THIS MAP IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. THERE WILL BE A MAXIMUM OF [Number] DWELLING UNITS ON LOT ____, [Number] DWELLING UNITS ON LOT ____, AND [Number] DWELLING UNITS ON LOT ____. LOT ___ OF THIS SUBDIVISION IS A COMMERCIAL LOT.” D. Condominium that is a Planned Development. “THIS SUBDIVISION IS A CONDOMINIUM PROJECT AS DEFINED IN SECTION 1351 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, CONTAINING A MAXIMUM OF [Number] DWELLING UNITS AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT AND MAJOR USE PERMIT NO. ______ GRANTED BY THE CITY OF ENCINITAS ON [Date].” Ð¿¹» ïóìê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.317.4 Planned Development or Lot Averaging Statement.When a Final Map is a planned development or includes the use of lot averaging provisions (see Municipal Code Section 30.16.020), the following statement should be added to the title sheet: “THIS SUBDIVISION IS A (PLANNED) (LOT AVERAGING) DEVELOPMENT AS DEFINED IN MUNICIPAL CODE SECTION 30.16.020 CONTAINING A MAXIMUM OF [Number] DWELLING UNITS AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT USE PERMIT NO. GRANTED BY ORDER OF THE [Granting Body] OF THE CITY OF ENCINITAS ON [Date].” Ý¸¿°¬»® ï °¿¹» ïóìé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.400 PROCEDURE OF SURVEY AND INDEX SHEET. Necessary information for the procedure of survey sheet is discussed in Sections 1.400 through 1.410 of this manual. Survey and traverse information is discussed in Section 1.411 below. The procedure of survey sheet shall generally be prepared at a minimum scale of one inch equal to 400 feet, subject to good design judgment. The scale shall be suitable for microfilming and shall be acceptable to the Office of the County Recorder. All distances shown on the procedure of survey shall be ground distances. The sum of the parts on any line shall equal the total. All bearings shall be shown to the second and distances shall be shown to two decimal points. Listed below are a number of items required to be shown on the procedure of survey.When necessary, additional information not covered in this manual will be required in order to ensure a clear and complete map. The procedure of survey shall show: The general layout of the subdivision, discussed further in A. Section 1.401 below. Location relative to surrounding subdivisions, parcel B. maps, and record of survey maps. See Section 1.402 of this manual. Section lines and City boundaries. Section lines are C. discussed further in Section 1.403. Legend, an example of which is given in Section 1.404 of D. this manual. Standard notes as presented in Section 1.405. E. Scale and north arrow. See Section 1.406 below. F. Lot/ parcel numbering, discussed further in Section 1.407 G. below. Ð¿¹» ïóìè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Basis of bearings, discussed below in Section 1.408 of H. this manual. The convergence angle and the combined scale factor, I. discussed in Section 1.409 below. Found, set, and deferred monumentation, described in J. Section 1.410 of this manual. Streets, highways, roads, legal access to the subdivision, K. and major easements outside the boundary of the subdivision. However, existing easements or the dedication of new easements within the boundary of the proposed subdivision shall not be shown on the procedure of survey. A vicinity map showing the geographic location of the L. subdivision. The approximate distance to main intersections shall be noted. Any major streets and the distance to the nearest cross street shall also be shown. Sheet index map, if the subdivision is shown on three or M. more map sheets. The sections below elaborate upon the requirements in items A-J above. 1.401GENERAL LAYOUT OF THE SUBDIVISION. The boundary of the map shall be shown on the procedure of survey sheet as a heavy solid black line. The boundary shall not be drawn through any open monument symbols. Solid lines will be used for interior lot lines. Lots should not be dimensioned on the procedure of survey sheet unless it is not possible to show a lot in its entirety on one map sheet. Any area within the subdivision but not included as a part of the subdivision shall be marked “Not a Part of this Subdivision”. 1.402LOCATION RELATIVE TO ADJOINING SUBDIVISIONS. Adjoining or nearby recorded subdivision lots or parcels, records of survey, and other maps and records shall be shown by light, broken lines, except that existing public street sidelines shall be shown as light solid lines. The Ý¸¿°¬»® ï °¿¹» ïóìç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç adjacent subdivision names and map numbers shall be shown in phantom letters. Any adjoining deed or record of survey lines shown should be properly identified. References to adjoining ownership by recorded deed may be required. 1.403SECTION LINES AND CITY BOUNDARIES. Section lines and City boundaries shall be shown on the procedure of survey sheet. When the legal description of the area being surveyed makes it necessary to subdivide U.S. Government sections, the “Manual of Instructions for the Survey of the Public Lands of the United States” shall be followed for subdividing the section and as a basis for checking the map. In sectionalized land, reference to government notes and lengths shall be provided if applicable; i.e., if original monuments are found, if corners are established by topographic evidence, or if the corner is lost and re-established. 1.404LEGEND. The legend is to be part of the procedure of survey sheet and defines the symbols and abbreviations used on the map. The legend should also note any special conditions affecting the procedure of survey map, and it should include explanatory notes concerning interior lot/ parcel monumentation in lieu of symbols. The legend shall include a symbol for all monuments being found, set, or deferred on the exterior boundary of the subdivision. The minimum symbol size should be 0.10 inch. Open symbols shall be used for set monuments and solid symbols for found monuments. The symbols shown in the San Diego Area Regional Standard Drawing M-13 may be used. An example legend is presented below. LEGEND: A found monument as described hereon. A 2" iron pipe with disc stamped _____ was shown as deferred on (Parcel) Map . Not set prior to recording of this map. Ð¿¹» ïóëð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A 2" x 24" iron pipe with disc stamped . See deferred monumentation statement on sheet No. 1. Set 2" x 24" iron pipe and disc marked _______. as Set street survey monument marked per San Diego Area Regional Standard Drawing M-10 and M-13. See deferred monumentation statement on sheet No. 1. Set clear space marker marked _______. Fd. ––––– Found. Rad. —— A radial bearing. I.P. ——— An iron pipe. / / / / / / / Access rights relinquished and waived as shown hereon. XXXXXX City of Encinitas Boundary. ( ) Per deed recorded as . (( )) Indicates record data per Parcel Map No. ___ 1.405STANDARD NOTES. Standard notes for the procedure of survey sheet is given below and shall be included as appropriate. NOTES: A. UNLESS OTHERWISE SHOWN ON THIS (PARCEL) MAP, A [Describe Monument] WITH DISC MARKED (RCE ___) (LS ___) WILL BE SET AT ALL REAR (PARCEL)(LOT) CORNERS, ALL FRONT (PARCEL)(LOT) CORNERS, AND ALL POINTS OF CURVE ALONG THE SIDELINES OF DEDICATED STREETS. SEE DEFERRED MONUMENTATION STATEMENT ON SHEET NO. 1. - or- UNLESS OTHERWISE SHOWN ON THIS (PARCEL) MAP, ALL REAR (PARCEL)(LOT) CORNERS, FRONT (PARCEL)(LOT) CORNERS, AND POINTS OF CURVE ALONG THE SIDELINES OF DEDICATED STREETS WILL BE MARKED WITH LEAD PLUG AND METAL DISC Ý¸¿°¬»® ï °¿¹» ïóëï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç STAMPED (RCE ___) (LS ___) AND SET IN SIDEWALK OR CURB ON A [Offset Distance] FOOT OFFSET FROM THE PROPERTY LINE ON THE (PROLONGATION OF THE (PARCEL)(LOT) LINES) (RADIAL TO POINT OF CURVE). WHERE (PARCEL) (LOT) LINES ARE NOT AT RIGHT ANGLES OR RADIAL, THE OFFSET DISTANCE IS SHOWN ON THE (PARCEL) MAP FROM (PARCEL) (LOT) CORNER TO OFFSET MONUMENT. SEE DEFERRED MONUMENTATION STATEMENT ON SHEET NO. 1. B. THE BEGINNING AND ENDING (PARCEL) (LOT) NUMBERS ARE ____ AND ____, RESPECTIVELY. C. THE TOTAL NUMBER OF LOTS IS ______. RESIDENTIAL LOTS __ (LOTS __ THROUGH __ ) PRIVATE STREET LOTS __ (LOTS __ THROUGH __ ) OPEN SPACE LOTS __ (LOTS __ THROUGH __ ) D. THE TOTAL GROSS AREA IS ___.__ ACRES. E. THIS SUBDIVISION HAS A MINIMUM OF 100 SQUARE FEET OF SOLAR ACCESS FOR EACH EXISTING AND/OR PROPOSED (DWELLING) (COMMERCIAL) (INDUSTRIAL) UNIT AS REQUIRED BY THE STATE MAP ACT 66475.3. F. A SOILS REPORT TITLED [Name as it Appears on Report] COVERING THE AREA WITHIN THIS SUBDIVISION WAS MADE ON [Date], UNDER PROJECT NO._____________ BY [Name], RCE____, OF [Company Name]. A COPY OF SAID REPORT IS ON FILE IN THE ENGINEERING DEPARTMENT OF THE CITY OF ENCINITAS. 1.406SCALE AND NORTH ARROW. A numeric scale and a graphic scale, a minimum of 4 inches in length, shall be shown on the procedure of survey sheet and each map sheet. The scales shall be consistent with one another. A north arrow shall appear on each sheet. The north arrow shall be oriented toward the top or left of each sheet. Ð¿¹» ïóëî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.407LOT/ PARCEL/ UNIT NUMBERING AND AREAS. Lots and parcels and the lot/ parcel numbers are to be shown on the procedure of survey sheet together with streets and street names. Lots/ parcels must be numbered consecutively starting from the number one. Any subsequent units of an earlier subdivision shall begin with the next number from the previous map with no omissions or duplications. Each lot/ parcel shall be shown in its entirety on one sheet, except that large lots/ parcels such as open space lots may be shown on two or more sheets. Gross and net areas shall be shown to two decimal places for each lot/ parcel. All areas shown on the map must agree with the traverse tape to within 1/100 (one one-hundredth) of a square foot. 1.408BASIS OF BEARINGS. Use the California Coordinate System (CCS 83) for the basis of bearings and express all measured and calculated bearing values in terms of that system. The California Coordinate Index (CCS 83) of the map shall be determined from the U.S.G.S. quad sheets available in the Survey Records Office of San Diego County. For location, see the sample title sheet in Appendix 1.9. Where known California Coordinates are located within the procedure of survey, those coordinates shall be referenced on the map. The reference shall include the coordinate datum, North American Datum NAD 83. The 1991.35 epoch shall be used unless modified in writing by the City Engineer. Referencing only the North American Datum NAD 27 is not acceptable. The coordinates shall comply with the order of the Public Resource Code Section 8813-8815. Ties to two City-approved first order monuments referencing NAD 83 are required for establishing the boundary of the map. The City survey network is shown on ROS 18416, ROS 19379, and ROS 20188; the records of survey and monument description sheets for ROS 18416 are available from the Engineering front counter at the City, on the City website, and included as Appendix 1.13 of this manual. The basis of bearings shall be given in a statement similar to that appearing below: Ý¸¿°¬»® ï °¿¹» ïóëí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “THE BASIS OF BEARINGS FOR THIS SURVEY IS BASED UPON THE CALIFORNIA COORDINATE SYSTEM NAD83, ZONE 6. GRID BEARING BETWEEN THE CITY OF ENCINITAS HORIZONTAL CONTROL POINTS ENC-1024 AND ENC-1005 AS SHOWN ON ROS 18416 IS N04º33’49”E. THE GEODETIC BEARING BETWEEN POINTS 1024 AND 1005 IS N03º59’32”E .” 1.409MAPPING/ CONVERGENCE ANGLE AND COMBINED SCALE FACTOR. The angle of divergence of grid north from geodetic north (theta or mapping angle) shall be included on the procedure of survey sheet. The statement might read as follows: “THE CONVERGENCE ANGLE AT ENC-1024 IS 00º34’24” .” The combined scale factor shall be given in a statement similar to that below. If the combined scale factor was not obtained from a City record document, the engineer/ surveyor shall provide to the City during map review a copy of the source document. “ALL DISTANCES AS SHOWN HEREON ARE GROUND DISTANCES. THE COMBINED SCALE FACTOR AT POINT NO. ____ IS ____________. GRID DISTANCE = GROUND DISTANCE x COMBINED SCALE FACTOR.” 1.410MONUMENTATION. Show bearings and distance ties to all existing record monuments, and show the monument descriptions as found and used to establish the map boundary. All monuments to be set or deferred shall also be shown (See Municipal Code Section 24.01.150). Discussed below are theminimum requirements for found monument identification, no-record monuments, set monument identification, monument location, monument ties, monument deferral, and clear space markers. 1.410.1 Found Monument Identification. Monuments found as per the field survey shall be compared with record maps in the Ð¿¹» ïóëì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç area and any discrepancies shall be noted. All record maps for a given monument shall be indicated when possible; only the first and last records showing the monument are required to be referenced if the record maps are too numerous for all to be identified. The identification of found monuments shall include the size, type of monument, and engineer/ surveyor number according to the record map. Found insufficient monuments (for example P.K. nails) accepted for survey control shall be replaced with an approved monument and tagged. The map shall show clearly the stakes, monuments, or other evidence found and used as ties to determine the boundaries of the subdivision. In some cases, it may be necessary to preserve a monument that is in poor condition; if so, the map should clearly state what exactly was removed and what replaced it. At the discretion of the City Engineer, a "witness" or offset monument may be set with the appropriate tags. The location of the witness or offset monument in relation to the found monument shall be shown on the map. 1.410.2 No-Record Monuments. No-record monuments are those not identified on any public record document. Label no-record monuments as to type, size, disc, and engineer/ surveyor number, if any. After analyzing the location of the monument, the engineer/surveyor should state whether the monument is accepted or rejected. If the monument is rejected, ties to the correct location should be shown. Monument acceptance should cite the most basic control; i.e., current deed calls to a corner of an older deed or aliquot part of a section. Such monuments should be labeled as follows: “FOUND [Type of Monument]. NO RECORD. MONUMENT NOT ACCEPTED.” Or, in the case of a no record monument that will be accepted, the monument should instead be labeled as: “FOUND [Type of Monument]. ACCEPTED AS [Description] AND TAGGED (LS ___) (RCE___)”. Ý¸¿°¬»® ï °¿¹» ïóëë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç In the case of found no-record monuments bearing LS or RCE identification, the field notes or survey plat should be obtained whenever possible from the engineer/surveyor of work and submitted with the map for monument verification. If notes cannot be obtained, a letter to the City Engineer explaining the circumstances shall be submitted to the Engineering Department. Found no-record monuments not bearing LS or RCE identification are not acceptable unless the monument position can be proven from other record monuments and measurements. If accepted, the engineer/ surveyor shall replace the monument with a 2" x 24” Iron Pipe, San Diego Regional Standards M-10 and M-13, or other as approved by the City Engineer, or shall set a new brass, copper, or plastic tag on the monument. If the monument is replaced, it shall be shown on the map as: “FOUND [Type of Monument]. NO RECORD. ACCEPTED AS [Description]. RESET WITH [Type of Monument] TAGGED (LS ___) (RCE ___).” If a new tag is set, the monument shall be shown as: “FOUND [Type of Monument]. NO RECORD; ACCEPTED AS [Description]. SET (BRASS) (COPPER) (PLASTIC) TAG MARKED (LS ___) (RCE___).” 1.410.3 Set Monument Identification. In making the survey for the subdivision, the engineer/ surveyor shall set sufficient pipe, pin, or lead and disc permanent monuments so that the survey or any part thereof may be readily retraced. The monuments shall be visibly marked with the registration number of the engineer/ surveyor as per Section 8772 of the Land Surveyors Act. The LS or RCE number shall be attached as a plastic cap to all ½ inch steel pin monuments set. Other monuments shall be marked with a copper or brass tag bearing the LS or RCE number. The size and type of monuments set shall be fully described on the map. Street centerline monuments shall be marked according to Ð¿¹» ïóëê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç San Diego Area Regional Standard Drawings M-10 and M-13. The final “As Built” improvement plans shall be consistent with the map or amended map with regards to the location of centerline monuments. 1.410.4 Monument Location. Monuments set or found shall be sufficient in number and located so as not to be readily disturbed and to assure the perpetuation or re-establishment of any point or line of the survey. Found monuments complying with Municipal Code Section 24.01.150may be used in lieu of setting new monuments; the description of said monument and record data shall be shown on the map. The exterior boundary of the subdivision shall be monumented with permanent monuments set at each corner. A 2” x 24” iron pipe monument is required for monumenting the exterior subdivision boundary. If setting a 2” x 24” iron pipe is not feasible, an alternate approved by the City Engineer shall be set. Monuments shall also be set at intermediate points along the subdivision boundary at points of intervisibility between boundary monuments and not more than 1000 feet apart. The beginning and ending of all curves along the boundary shall also be monumented. Iron pipe monuments shall be driven flush or deeper into the ground. All interior lot/ parcel corners, including the beginning and ending of all property line curves or the points of intersection of curve tangents, shall be monumented with permanent monuments. A 3/4 inch galvanized iron pipe not less than 18" inches in length and tagged with the engineer’s/ surveyor’s registration number shall be driven flush or deeper into the ground. Any other type of monument shall receive the prior approval of the City Engineer. Offset monuments shall be placed along the extension of the common property line. Street centerline monuments shall be placed at the intersections of street centerlines and at the beginning and end of curves on centerlines or at points of intersection of curve tangents. Monuments shall be as per San Diego Regional Standard Drawing M-10 unless otherwise approved Ý¸¿°¬»® ï °¿¹» ïóëé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç by the City Engineer and shall be marked as per Standard Drawing M-13. The character, type, and positions of all monuments shall be noted on the map. Where a point falls in the location of an existing manhole, it shall be evidenced by 4 punch marks on the manhole rim, and an offset M-10 shall be placed. 1.410.5 Monument Ties. All monuments found or set shall be tied to the survey by bearing and distance. If differences exist in bearing and/or distance between any record tie and the measured tie to a found monument, the record bearing and distance shall be shown in parentheses; for example, (S89º51'20"E 139.75’ as per R. of S. 9006). All record maps for a given monument shall be indicated whenever possible; only the first and last records showing the monument are required to be referenced if the record maps are too numerous for all to be identified. If the monument is used for direction only, it should be labeled,“Used for Line Only”, and the bearing and approximate or record distance to the monument shall be clearly shown. If a monument is rejected and shown out of position, the bearing and distance of the rejected monument from the surveyed position shall be clearly shown. If field measurements of roadway alignment disagree with record data, new centerline curve data should be calculated from angular field measurements using found street centerline or right-of-way monuments for the tangent alignment and using the record radius. The position of the new beginning and ending of curve will be determined by the calculated semi-tangent distance measured from the point of intersection location as found or calculated. This procedure will prevent having non-tangent curves for lots adjacent to existing road right-of-way. An alternate procedure may be approved at the discretion of the City Engineer. The following example illustrates the procedure described above: Ð¿¹» ïóëè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç In cases where record monuments are found within the road right-of-way and no street centerline monuments exist, the right-of-way monuments are to be used for establishing the centerline and tangent alignment. The curve data can then be computed. 1.410.6Monument Deferral. EncinitasMunicipal Code Section 24.01.150 requires all monuments to be set prior to the approval of the map unless the setting thereof is deferred in accordance with Section 66496 of the Subdivision Map Act. 1.410.7 Clear Space Markers.Markers shall be set in connection with the grant of a clear space easement for sight visibility. The engineer’s/ surveyor’s registration number shall be stamped on the disc. If improvement plans require a clear space easement and the map does not show setting markers, a record of survey must be filed to show the setting of the markers. See San Diego County Design Standard DS-16, included as Appendix 1.14 of this manual. 1.411SURVEY AND TRAVERSE INFORMATION. Surveys for the preparation of the map shall be made in accordance with standard practices and principles for land Ý¸¿°¬»® ï °¿¹» ïóëç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç surveying and the requirements of the City of Encinitas. The date of the survey shall be no more than one year before the date of map recordation. Traverses must be run to determine the correct procedure, basis of bearings ties, boundary of subdivision, lots, streets, and easements. Traverse sheets and work sheets shall be provided to the City by the engineer/ surveyor. Traverse data shall be the same as that appearing on the map. Traverses shall be submitted in a form that facilitates checking and shall clearly denote the manner in which the area was traversed. The computer traverse calculations shall include: The map boundary with area, gross and net. A. B. All lots within the map with area, gross and net. C. All boundary ties to NAD (North American Datum) coordinates. D. Streets and centerlines. E. All easements. F. Closure on all traverses. All traverses shall be adjusted for exact closure, then rounded off to the nearest second on bearing and the nearest .01 foot on distance. The minimum traverse closure of the boundaries of the subdivision shall meet requirements as prepared by the Federal Geometric Control Committee and published by the United States Department of Commerce. Ð¿¹» ïóêð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.500 MAP SHEETS. The map sheets shall comply with the general information given in Section 1.200 of this manual. The sections below elaborate upon additional requirements including general requirements for the map sheets and the way that various easements and offers of dedication are required to be portrayed. 1.501GENERAL MAP SHEET REQUIREMENTS. General requirements for the map sheets are discussed below. Specific requirements pertaining to irrevocable offers of dedication, public and private streets, and a variety of easements are discussed in Sections 1.502 through 1.512. 1.501.1 Scale. The scale of the map sheets must be such that there is sufficient area to show the relationship of the parts to each other without the use of tables. The scale is subject to good design judgment, and the same scale must be used throughout all map sheets except for details and the procedure of survey sheet. 1.501.2 Details. When lines and figures crowd the map, a detail shall be drawn at a scale appropriate to clearly show all dimensions, names, and other information. If more than one detail is used, details should be labeled as “Detail A” and so on. 1.501.3 Dimensions. The requirements for the depiction of bearings and distances along property lines and street sidelines are given below. On lines broken into segments, the total length and delta for curves, the total distance for centerlines and sidelines of streets, and the total distance on lots and boundary lines are to be shown. In all cases, the sum of the parts on any line must equal the total shown on the map. No dimension on the map shall be shown to less than 0.01 (one one-hundredth) of a foot. Ý¸¿°¬»® ï °¿¹» ïóêï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A. Property Line. The bearing and length of each property line shall be shown in full; indicating that a given bearing or length repeats will not suffice. The bearing and total distance along each sideline and on the centerline of every street shall be fully shown. Arrows shall be used to clearly show the limits of each bearing and distance. B. Street Curves. The length, radius, and total central angle of each curve on the sidelines and centerline of each street shall be indicated. The bearing of each radial line shall be shown to each lot corner on each curve, unless the lot line is radial. The central angle and length of each segment within each lot shall be shown. The central angle and radius shall be placed neat the curve with arrows indicating the appropriate curve segment. 1.501.4 Remainder Lot or Parcel. Refer to Subdivision Map Act Section 66434(e). The following note is to be shown on the same sheet as the remainder lot. It should be placed inside the lot if there is sufficient room or as close to it as possible if there is not. Certificates of Compliance are discussed further in Section 1.900 of this manual. “PRIOR TO SALE AND/ OR TRANSFER OF TITLE OF THE REMAINDER (LOT) (PARCEL), A CERTIFICATE OF COMPLIANCE SHALL BE APPROVED BY THE PLANNING AND BUILDING DEPARTMENT AND RECORDED WITH THE SAN DIEGO COUNTY RECORDER.” 1.501.5 Street Names. The name of every street along or within the boundary of the map shall be shown in bold lettering on each sheet portraying the street. A designation such as “Street A” is not sufficient. Existing streets outside the subdivision boundary but adjacent thereto shall be shown with their current name. Alleys shall be designated on the map as “Unnamed Alley”. Any proposed street name requires Engineering Department approval prior to consideration of the map for recordation. The engineer/ surveyor will be required to provide to the City Ð¿¹» ïóêî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç a list of three potential names for each proposed street prior to consideration of the map for approval and recordation. Prior to submitting the list, the engineer/ surveyor shall research existing street maps such as the Thomas Brothers Guide in order to determine that names similar to those being requested are not already in use. The City will approve the first name choice if possible. If not, the City will evaluate the second and then the third alternative name to determine if either one is acceptable. The City will either inform the engineer/ surveyor of the approved name or request additional potential names if those on the original list cannot be approved. 1.502MAP SHEET REQUIREMENTS FOR PUBLIC STREETS AND IOD’S. Issues related to public street naming, the depiction of public streets on the map sheets, street dedication, and street vacation are discussed in Sections 1.502.1 through 1.502.4, and various situations related to Irrevocable Offers of Dedication (IOD’s) are covered in Section 1.502.5 below. 1.502.1 Depiction of Public Street Width and Centerline. Each public street, highway, and/ or alley shall be depicted with the centerline and the width on either side of centerline shown. The existing right-of-way widths must be shown at two points to show the right-of-way as either constant or diverging. The width of any proposed offer of dedication shall also be shown. Street centerline shall be indicated by broken lines separated by a short dash, e.g., — – CL – —. However, if the street centerline is also the map boundary, it shall instead be shown as a heavy solid line. Where streets intersect at angles other than 90° and/or the limits of each street would otherwise be uncertain, a light dashed line shall be shown across the intersection and labeled “Limits of [Street Name]”. 1.502.2 Street Dedicated and Accepted. Streets or portions of streets being dedicated shall be shown on the map with the width, bearing, and ties to lot corners or the boundary. When streets are being dedicated, it may be necessary for the utility company to subordinate their interest unless the Ý¸¿°¬»® ï °¿¹» ïóêí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç City of Encinitas has prior rights over the streets being dedicated. See Section 1.305above. Streets dedicated on the map should be labeled as follows: “(PORTION OF) MARC RANCH ROAD DEDICATED AND ACCEPTED HEREON.” For streets offered for dedication and rejected, see Section 1.502.5 below. When the existing 1.502.3 Existing Public Road Easements. right-of-way will be widened by a proposed dedication, the area previously granted as public right-of-way shall be denoted by light dashed lines where it does not coincide with the new right-of way line. The existing easement shall be labeled as follows: “EXISTING EASEMENT GRANTED TO THE PUBLIC FOR PUBLIC STREET AND UTILITY PURPOSES AS PER DOCUMENT RECORDED [Date] AS DOC. NO.____.” 1.502.4 Street Vacation. The City Council is the sole authority to vacate or abandon City streets, as described in Section 15.16.025 of the Municipal Code. The vacation application may be submitted prior to submittal of the Tentative Map or Tentative Parcel Map to the City. Alternately, the Subdivision Map Act allows applicants to request a right-of-way vacation through the subdivision process (Government Code Section 66434(g)). When a vacation request is a part of a subdivision, the subdivision is referred to the City Council for action with a recommendation from the lower body, either staff or Planning Commission. The vacation will be complete at the time the certified copy of the Resolution of Vacation or the map records with the County Recorder. The Planning Department should be contacted for the vacation processing procedure at the tentative map or tentative parcel map stage. Appendix outlines the City policy and processing procedure for street vacations. A vacated street is to be shown on the first map after it is vacated. All previously vacated streets within the boundary of the subdivision or adjacent to the subdivision boundary Ð¿¹» ïóêì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç shall be denoted by light, dashed lines. The vacation data shall be lettered in or near the street and worded as: “THOMPSON AVENUE VACATED ON [Date] ACCORDING TO CITY COUNCIL RESOLUTION OF VACATION NO. ____ RECORDED IN THE OFFICE OF THE SAN DIEGO COUNTY RECORDER ON [Date] AS DOC. NO. ____.” 1.502.5 Irrevocable Offers of Dedication for Street Rights-of-Way. If the City Engineer determines that a street right-of-way is needed or will be needed in the future, an Irrevocable Offer of Dedication (IOD) will be required. An Irrevocable Offer of Dedication rejected by the City Engineer may be accepted by the City at some future date. The IOD may be made on the map or by a separate document, at the discretion of the City Engineer. A. IOD Made on Map. A street which is offered for dedication but not accepted as a public street will be privately maintained and shall be separated from any adjoining public street by a solid line. If public utility easements or private access easements exist within or cross these rejected streets, they shall be shown. The private street shall be labeled as follows: “[Width] FOOT WIDE EASEMENT FOR (PORTION OF) MCMENAMIN AVENUE OFFERED FOR DEDICATION AND REJECTED HEREON; TO BE PRIVATELY MAINTAINED IN ACCORDANCE WITH PRIVATE ROAD MAINTENANCE AGREEMENT RECORDED [Date] AS DOC NO. _____.” For streets offered for dedication and accepted, see Section 1.502.2above. B. IOD Made by Separate Document. The onsite reservation for future street right-of-way (R.O.W) necessary for the alignment of future road improvements may, in certain cases, be reserved by separate document. In addition to the offer of dedication of right-of-way, the document may include relinquishment of access rights, easements outside Ý¸¿°¬»® ï °¿¹» ïóêë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the ROW, drainage easements, and rights to extend slopes. For an Irrevocable Offer of Dedication (IOD) reserved by a separate document, the IOD shall be indicated on the map as follows: “[Width] FOOT EXISTING IRREVOCABLE OFFER OF DEDICATION FOR PUBLIC ROAD PURPOSES AS PER DOCUMENT RECORDED [Date] AS DOC. NO._____.” C. Acceptance of an Existing I.O.D. The City Engineer may accept a previously rejected IOD on behalf of the City Council at such time as the right-of-way is deemed necessary by the City. Language for the acceptance of a formerly rejected street, which will be accomplished by the recordation of a separate document, appears below. “EXISTING IRREVOCABLE OFFER OF DEDICATION FOR PUBLIC ROAD PURPOSES AS PER DOCUMENT RECORDED [Date] AS DOC. NO. _________ ACCEPTED ON BEHALF OF THE PUBLIC AS PER DOC. NO. _____ RECORDED [Date] .” 1.503MAP SHEET REQUIREMENTS FOR PRIVATE STREETS. Access via a private road easement to an individual lot or to multiple lots must comply with Municipal Code Section 24.29.100 and be to the satisfaction of the City. An easement for emergency vehicular access easement or a public easement for private street as discussed in Section 1.503.6 below may be required to be granted over the private street. Similarly, sewer, water, storm drain, pedestrian, and/or general utility easements may be required. The ownership of the underlying fee title as well as the entity responsible for the maintenance of the private road easement shall be clearly identified on each map sheet portraying the private road. Requirements for the depiction of private streets and streets offered for dedication and rejected are discussed below. 1.503.1 Depiction of Private Street Width and Centerline. The private street centerline and the point of intersection of the private Ð¿¹» ïóêê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç street with a public road shall be shown so that the required street centerline monument can be located. A centerline that is also a lot line within a private street easement shall be shown with the same line weight as other lot lines. Private streets are to be separated from public streets with a light solid line across their intersection and should be labeled as“Limits of Palau Place, Private Street”. Private streets shall be labeled with their names, such as “Palau Place, Private Street”. All existing private street 1.503.2 Existing Private Street Easements. easements shall be delineated on the map and dimensioned with ties to lot and boundary corners. Private street easements affect net area and are therefore subtracted from the gross lot/ parcel area. Existing private street easements shall be labeled as follows: “EXISTING [Width] PRIVATE ROAD AND UTILITY EASEMENT, AS PER (DOC. NO. ____ RECORDED [Date] ) (MAP NO. ______ ).” In certain cases, a private road and utility easement provides access to the subdivision from a publicly maintained road. In those cases, the private easement(s) shall be labeled with language similar to that below. “ACCESS FROM NW PORTLAND AVENUE, WHICH IS A PUBLICLY MAINTAINED ROAD, TO AND ALONG THE BOUNDARY OF THE SUBJECT PROPERTY IS BY PRIVATE ROAD EASEMENT AS PER (DOC. NO. _____ RECORDED [Date] ) (MAP NO. ______). EASEMENT WIDTH IS A MINIMUM OF [Width] FEET AND IS FOR THE BENEFIT AND USE OF THE PROPERTY BEING DIVIDED. NW PORTLAND AVENUE IS TO BE MAINTAINED AS SPECIFIED IN A PRIVATE ROAD MAINTENANCE AGREEMENT RECORDED [Date] AS DOC. NO. ____.” 1.503.3 Proposed Private Streets. Streets offered for dedication and rejected are discussed in Section 1.502.5 above. A street which is to remain private with no offer of dedication may be shown in one of the ways listed below. The City-approved street name shall be shown on the map. Ý¸¿°¬»® ï °¿¹» ïóêé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A. The lot lines may be extended to the centerline of the street with dashed sidelines. The private street shall be labeled with the following language: “PROPOSED PRIVATE ROAD AND UTILITY EASEMENT; [Street Name].” B. The lot lines may end at solid street sidelines, in which case the street will be given a lot/ parcel number as well as a street name. Label with each of the following statements: “PRIVATE STREET” “(LOT __) (PARCEL___)” and ]”. “[Street Name C. A proposed private street overlaying the same area covered by an existing public utility easement shall be labeled as follows: “EXISTING PUBLIC [Type] EASEMENT”; “PROPOSED PRIVATE ROAD EASEMENT” and “[Street Name]”. 1.503.4 Private Street Maintenance Agreements. All private road easements used to access the project as well as those private roads being created by the map must be included in a Private Street Maintenance Agreement. Additional private easements and utilities such as drainage facilities may also be included in the maintenance agreement. The agreement will be prepared by the Engineering Department during map review and must record prior to consideration of the map for recordation. In special cases, an alternate agreement approved in advance by the City Attorney may be allowed. The following note shall be placed on each sheet where the easement is shown reflecting the recording information: “PRIVATE ROADS (AND PRIVATE [Type] EASEMENTS) TO BE MAINTAINED IN ACCORDANCE WITH PRIVATE ROAD MAINTENANCE AGREEMENT RECORDED [Date] AS DOC. ___.” 1.503.5 Granting of Private Road and Utility Easements. Additional notes may be required to document the requirement for Ð¿¹» ïóêè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç easements to be granted/ reserved at the time of sale or transfer of title of each lot, whichever occurs first. The following language will be required on all maps proposing private streets: “IT IS THE SUBDIVIDER’S RESPONSIBILITY TO PROVIDE INSURABLE ACCESS AND UTILITY EASEMENTS TO ALL (LOTS) (PARCELS) CREATED BY THIS (PARCEL) MAP.” Each private road easement to be granted or reserved at time of sale or transfer of title shall be labeled as follows: “ACCESS EASEMENT TO BE (GRANTED) (RESERVED) AT TIME OF SALE OR TRANSFER OF TITLE, WHICHEVER OCCURS FIRST.” Other typical language appears below, which should be added to the map as applicable. A. Condominium or Planned Development Project. “IT IS THE SUBDIVIDER’S RESPONSIBILITY TO RESERVE AN EASEMENT FOR INGRESS AND EGRESS AND UTILITY PURPOSES OVER THE PRIVATE STREETS WITHIN THE COMMON AREA OF THIS (PARCEL) MAP FOR THE OWNERS OF (LOTS) (PARCELS) IN SUBSEQUENT SUBDIVISIONS OF THIS (CONDOMINIUM) (PLANNED DEVELOPMENT).” B. Street Offered for Dedication and Rejected. Additional language required for the offer of dedication is discussed in Section 1.502.5 of this manual. “IT IS THE SUBDIVIDER’S RESPONSIBILITY TO GRANT AN EASEMENT FOR INGRESS AND EGRESS AND UTILITY PURPOSES OVER THE PRIVATE STREETS WITHIN THE COMMON AREA OF (LOT __) (PARCEL __) OF THIS (PARCEL) MAP AS WELL AS OVER [Street Name of Offered and Rejected Street] WITH ALL DEEDS CONVEYING TITLE INTEREST IN THIS SUBDIVISION.” Ý¸¿°¬»® ï °¿¹» ïóêç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç C. Maintenance Agreement for Onsite and Offsite Private Maintenance. “RAVENSBURG ROAD IS TO BE A PRIVATE ROAD AND PUBLIC UTILITY EASEMENT. SAID PRIVATE ROAD IS TO BE MAINTAINED ONSITE AND OFFSITE IN ACCORDANCE WITH PRIVATE ROAD MAINTENANCE AGREEMENT RECORDED [Date] AS DOC. NO. ____.” D. Underlying Fee Ownership. “UNDERLYING FEE OWNERSHIP TO THE PROPOSED ROADS WILL BE VESTED IN THE ADJACENT LOTS AS SHOWN ON THE (PARCEL) MAP. ALL (LOT) (PARCEL) OWNERS WILL BE GRANTED A NON-EXCLUSIVE [Type of Easement] EASEMENT OVER SAID ROADS.” 1.503.6Public Easement for Private Street. At the discretion of the City Engineer, a Public Easement for Private Street will be required. The Public Easement for Private Street provides for such purposes as installation, access, and maintenance of public sewer, water, and storm drain facilities as well as emergency vehicular access. The Public Easement for Private Street shall be delineated on the map and dimensioned with ties to lot and boundary corners, and it shall be labeled as follows: “PUBLIC EASEMENT FOR PRIVATE STREET OFFERED AND ACCEPTED HEREON.” 1.504MAP SHEET REQUIREMENTS FOR RELINQUISHMENT OF ACCESS RIGHTS TO A PUBLIC STREET. 1.504.1 Relinquishment of Access to Existing Public Street. When access rights are to be relinquished from a lot to an existing public street, the right-of-way line along the portion of the lot where access is being relinquished shall be shown with the proper symbol and language similar to that below shall be placed on the map. Ð¿¹» ïóéð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Example: “ACCESS RIGHTS FROM LOTS 25 AND 26 IN AND TO RAVENSBURG ROAD RELINQUISHED AND WAIVED HEREON.” 1.504.2 Portion of Lot or Parcel Reserved for Future Street and Future Access Rights Waived. If a strip of land is to be reserved for future street widening, the strip of land being reserved shall be delineated on the map. Access relinquishment will be from the lot concerned to the reserved portion of that lot and also from the reserved portion of the lot to the existing street, as shown in the example below. Offers of dedication for “Portion of Lot ____ Reserved for Future Street” will be rejected by the City; the offer of relinquishment in and to the portion of the lot reserved for future street will be rejected as well. An example is presented below. Language similar to that given below shall be added to the map sheet, as appropriate. Ý¸¿°¬»® ï °¿¹» ïóéï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Example: “PORTION OF LOTS 5 AND 6 RESERVED FOR FUTURE STREET OFFERED AND REJECTED HEREON. ACCESS RIGHTS FROM PORTION OF LOTS 5 AND 6 RESERVED FOR FUTURE STREET IN AND TO STEPHANIE LANE RELINQUISHED AND WAIVED AND ACCEPTED HEREON. ACCESS RIGHTS FROM LOTS 5 AND 6 IN AND TO THE PORTION OF LOTS 5 AND 6 RESERVED FOR FUTURE STREET RELINQUISHED AND WAIVED AND REJECTED HEREON.” 1.504.3Access Openings. Access openings are used to allow for an approved driveway location when access rights beyond that approved location will be relinquished or waived. The opening width and tie to a lot corner must be shown so that the location of the access opening can readily be determined, as shown in the example below. Example: “CENTERLINE OF [Width] WIDE ACCESS OPENING NO. 1.” “ACCESS RIGHTS FROM LOT 1 IN AND TO BACHELOR BOULEVARD RELINQUISHED AND WAIVED AND ACCEPTED HEREON EXCEPT AT ACCESS OPENING NO. 1.” Ð¿¹» ïóéî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.505MAP SHEET REQUIREMENTS FOR ACCESS RESTRICTION TO PRIVATE STREET. When access to a private street will be relinquished and waived, the following wording should be used on the map sheet: “VEHICULAR ACCESS FROM (LOTS___) (PARCELS___) TO PAROS PLACE, A PRIVATE STREET, RELINQUISHED AND WAIVED HEREON.” 1.506MAP SHEET REQUIREMENTS FOR PUBLIC DRAINAGE, FLOWAGE, AND CITY SEWER EASEMENTS. The paragraphs below describe the treatment of public drainage and flowage easements. Also discussed below are sewer easements within Cardiff Sanitation District (CSD) or Encinitas Sanitary District (ESD) sewer easements, which have been dissolved and are now administered by the City. See Section 1.303.6 for title sheet wording for these easements. Sewer easements inside the Leucadia Wastewater District are discussed in Section 1.507 below. Some of the easements discussed below may remain private by way of either not being offered for dedication or being offered and rejected. Such private easements shall be labeled“PROPOSED PRIVATE [Type] EASEMENT” and included in the private road maintenance agreement. These private easements are discussed further in Section 1.503 below. 1.506.1 Public Drainage Easements and CSD/ ESD Sewer Easements. All existing drainage and sewer easements shown in the subdivision or parcel map guarantee or vesting deeds shall be delineated on the map with bearings, distances, widths, and ties to all lot corners and boundary corners, when such information is shown in the record documents. The location, dimensions, and line bearings of a proposed drainage or sewer easement shall be in agreement with the improvement plans, and the easement shall be tied to the lot lines and/or subdivision monumentation. The side lines of drainage easements shall be shown on the map as short, light, broken lines. Where the easement is parallel to and along a lot line or boundary line, the lot line or boundary line Ý¸¿°¬»® ï °¿¹» ïóéí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç shall be a solid line of the correct line weight. If the lot line is the centerline of the easement, it shall be a solid line and the easement on either side of the centerline shall be called out or shown clearly with the width given. A. Dedication of Public Drainage or CSD/ ESD Sewer Easement. Drainage easements and sewer easements within the former Cardiff Sanitary or Encinitas Sanitation districts dedicated on the map shall be designated on the map sheet as follows: “(DRAINAGE) (SEWER) EASEMENT DEDICATED TO THE CITY OF ENCINITAS AND ACCEPTED HEREON.” For drainage and sewer easements offered for dedication and rejected, see Section 1.506.2 below. B.Proposed Offsite Public Drainage or CSD/ ESD Sewer Easement. When a drainage easement or CSD/ ESD sewer easement must be acquired outside the boundary of the subdivision, a portion of the easement sufficient to clearly establish its location and relationship to the subdivision shall be delineated, dimensioned, and labeled on the map. The offsite easement shall be granted by separate document, and shall be shown on the map sheet with language similar to the following: “EXISTING PUBLIC (DRAINAGE)(SEWER) EASEMENT GRANTED AS PER DOC. NO. __ RECORDED [Date].” C. Existing Public Drainage or CSD/ ESD Sewer Easement. An existing drainage or CSD/ ESD sewer easement shall be labeled on the map sheet in the following way: “EXISTING (DRAINAGE)(SEWER) EASEMENT GRANTED AS PER (DOC. NO. , RECORDED [Date] ) (MAP NO. ______).” D. Drainage Easement with Portion of Right-of-Way Offered for Dedication and Rejected. If a portion of the right-of-way has been previously or is currently being dedicated and an additional portion of the right-of-way has been or is being offered and rejected, the drainage easement as necessary for the ultimate road width will be Ð¿¹» ïóéì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç offered for dedication to the City of Encinitas and rejected. Language similar to that appearing below shall be used, as appropriate: “DRAINAGE EASEMENT DEDICATED TO THE CITY OF ENCINITAS AND ACCEPTED HEREON.” “EXISTING DRAINAGE EASEMENT AS PER DOC. NO. _____ RECORDED [Date].” “DRAINAGE EASEMENT IRREVOCABLY OFFERED FOR DEDICATION TO THE CITY OF ENCINITAS AND REJECTED HEREON.” A drainage or CSD/ ESD sewer easement that is dedicated and rejected will remain private and is discussed further in Section 1.506.2 below. 1.506.2 Dedication of Public Access Easement. In certain cases, a street and drainage/ sewer easement will be offered for dedication and only the drainage/ sewer easement will be accepted, or access to public drainage or sewer facilities will require travel over an existing private road easement. In these situations, an access easement for the maintenance of the public storm drain or sewer facilities will be dedicated and accepted on the map. In other cases, a drainage/ sewer easement is offered for dedication on the map and rejected, and the City will need access to the proposed facilities to ensure the ability to assume public maintenance at a future date. In this situation, an access easement will be offered for dedication and rejected on the map. The access easement shall be labeled on the map sheets as follows: “ACCESS EASEMENT TO MAINTAIN (DRAINAGE)(SEWER) FACILITIES (DEDICATED) (IRREVOCABLY OFFERED FOR DEDICATION) TO THE CITY OF ENCINITAS AND (ACCEPTED) (REJECTED) HEREON.” 1.506.3 Dedication of Flowage Easement. Any portion of land within the subdivision boundary subject to inundation by 100-year flood shall be delineated on the map. A flowage easement may be required over that area, at the discretion of the City Ý¸¿°¬»® ï °¿¹» ïóéë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Engineer. The area subject to inundation shall be labeled on the map as follows: “APPROXIMATE AREA SUBJECT TO INUNDATION BY 100 YEAR FLOOD.” If a flowage easement is required, it shall be shown on the map sheet and labeled as follows: “FLOWAGE EASEMENT OVER (ALL) (A PORTION) OF (LOT___) (PARCEL ____) IS (DEDICATED) (IRREVOCABLY OFFERED FOR DEDICATION) TO THE CITY OF ENCINITAS AND (ACCEPTED) (REJECTED) HEREON.” 1.507MAP SHEET REQUIREMENTS FOR EASEMENTS TO LWD, OMWD, AND SDWD. Discussed below are sewer easements granted to Leucadia Wastewater District and water easements granted to San Dieguito Water and Olivenhain Municipal Water districts. All existing utility easements shown in the subdivision or parcel map guarantee or vesting deeds shall be delineated on the map with bearings, distances, widths, and ties to all boundary corners, when such information is shown in the record documents and is plotable. The location, dimensions, and line bearings of a proposed sewer or water easement shall be in agreement with the improvement plans, and the easement shall be tied to the lot lines and/or subdivision monumentation. The side lines of easements shall be shown on the map as short, light, broken lines. 1.507.1 Leucadia Wastewater and Olivenhain Municipal Water Districts. Easements to Leucadia Wastewater and Olivenhain Municipal Water districts must be made by separate document and referenced on the map. Language similar to the following shall be placed on the map sheets: “EXISTING [Type] EASEMENT GRANTED TO [Grantee] AS PER (DOC. NO. ___ RECORDED [Date] )(MAP NO. ___ ) (PARCEL MAP NO. ___ ).” 1.507.2 San Dieguito Water District. Easements to San Dieguito Water District will be made on the map and accepted or Ð¿¹» ïóéê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç rejected by SDWD. See Section 1.303.7 for title sheet wording. A. Proposed SDWD Easement. An easement proposed to be granted to SDWD shall be labeled as follows: “PROPOSED PUBLIC WATER EASEMENT (GRANTED) (OFFERED) TO SDWD AND (ACCEPTED) (REJECTED) HEREON.” B. Existing SDWD Easement. An existing water easement shall be labeled as follows. “EXISTING PUBLIC WATER EASEMENT GRANTED TO SDWD AS PER (DOC. NO. __ RECORDED [Date] ) (MAP NO. __ ) (PARCEL MAP NO. __ ).” 1.508MAP SHEET REQUIREMENTS FOR EASEMENTS TO TELEPHONE, CABLE TV, AND GAS/ ELECTRIC COMPANIES. Telephone, cable TV, and gas/ electric easements are most often granted by separate document after the map records. Contact the utility company directly for the easement grant deed language. All existing public utility easements shown in the subdivision or parcel map guarantee or vesting deeds shall be delineated on the map with bearings, distances, widths, and ties to all lot and boundary corners, when such information is shown in the record documents. Such easements shall be labeled as follows: “EXISTING [Width] EASEMENT FOR [Specify Purpose] GRANTED TO [Grantee] AS PER (DOC. NO. __ RECORDED [Date] ) (MAP NO. _) (PARCEL MAP NO. __).” 1.509MAP SHEET REQUIREMENTS FOR PRIVATE ACCESS, PRIVATE UTILITY, AND PRIVATE DRAINAGE EASEMENTS. All existing public or private road, utility, and drainage easements shown in the subdivision or parcel map guarantee or vesting deeds shall be delineated on the map with bearings, distances, widths, and ties to all lot corners and boundary corners, when such information is shown in Ý¸¿°¬»® ï °¿¹» ïóéé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the record documents. The location, dimensions, and line bearings of proposed private easements shall be tied to the lot lines and/or subdivision monumentation. The side lines of easements shall be shown on the map as short, light, broken lines. 1.509.1 Private Easements to be Granted or Reserved at Time of Sale or Transfer of Title. Private access, utility, and drainage easements most often need to be granted or reserved at the time of sale or transfer of title. It is the developer’s responsibility to see that the easements are successfully granted when the property is sold or the title transfers. Such easements shall be labeled on the map sheets as follows: “PRIVATE [Specify Easement Type] EASEMENT TO BE (GRANTED)(RESERVED) AT TIME OF SALE OR TRANSFER OF TITLE, WHICHEVER OCCURS FIRST.” 1.509.2 Drainage and CSD/ESD Sewer Easement Offered for Dedication and Rejected. If the drainage easement is offered for dedication and is rejected, the drainage facilities will remain privately maintained until such time as the City accepts the irrevocable offer of dedication. A note similar to the following shall be indicated on the plans: “(DRAINAGE) (SEWER) EASEMENT IRREVOCABLY OFFERED FOR DEDICATION TO THE CITY OF ENCINITAS AND REJECTED HEREON, TO BE MAINTAINED AS PRIVATE DRAINAGE FACILITY.” Ð¿¹» ïóéè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.510MAP SHEET REQUIREMENTS FOR CLEAR SPACE EASEMENTS.When the City determines that a sight distance problem exists, a clear space easement may be required at the discretion of the City Engineer. Such easement shall be monumented in accordance with the requirements of Section 1.410.7 and shall be shown on the map sheet with bearings, dimensions, and ties to lot corners or the boundary. See Section 1.303.10 for title sheet wording. The clear space easement shall be labeled as indicated in the applicable statement below: A clear space A.Acceptance of Clear Space Easement. easement that is dedicated and accepted shall be labeled as follows on the map sheets: “CLEAR SPACE EASEMENT GRANTED TO THE CITY OF ENCINITAS AND ACCEPTED HEREON.” B.Rejection of Clear Space Easement. If an offer of dedication for the road is being made and rejected, the clear space easement will be rejected as well. It should then be labeled as: “CLEAR SPACE EASEMENT OFFERED FOR DEDICATION AND REJECTED HEREON; TO BE MAINTAINED AS PRIVATE CLEAR SPACE EASEMENT.” 1.511MAP SHEET REQUIREMENTS FOR OPEN SPACE EASEMENTS. A proposed open space easement will be granted as per separate document. The document will be prepared by the Planning Department during the map review process. The open space easement shall be delineated on the map with bearings, distances, and ties to lot corners and the boundary. The recording information shall be shown on the map sheet with the following language: “OPEN SPACE EASEMENT OVER (LOT/ PARCEL __)(PORTION OF LOT/ PARCEL(S) ___) GRANTED TO THE CITY OF ENCINITAS AS PER DOC NO. ____ RECORDED [Date].” Ý¸¿°¬»® ï °¿¹» ïóéç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.512MAP SHEET REQUIREMENTS FOR NOISE PROTECTION EASEMENTS. The Planning and Building Department may require a noise protection easement to place conditions or restrictions on the development of a property. If so, the Planning and Building Department will prepare this document during map review, and it must record prior to consideration of the map for recordation. A noise protection easement is to be dimensioned and labeled on the map sheets as follows: “NOISE PROTECTION EASEMENT GRANTED TO THE CITY OF ] ).” ENCINITAS AS PER (DOC. NO. ___ RECORDED [Date 1.513MAP SHEET REQUIREMENTS FOR SLOPE/ DRAINAGE EASEMENTS. When street improvements will not be constructed to ultimate City of Encinitas standards or when the easement will not be graded to ultimate City of Encinitas standards, the drainage and slope easements are to be plotted and labeled on the map sheets. They will be offered for dedication and rejected. See Section 1.303.13 for title sheet wording. The following language shall be added to the map sheet, as appropriate: “DRAINAGE EASEMENT IRREVOCABLY OFFERED FOR DEDICATION AND REJECTED HEREON.” “SLOPE EASEMENT WITH THE RIGHT TO MAINTAIN SLOPES IRREVOCABLY OFFERED FOR DEDICATION AND REJECTED HEREON.” If the subject property does not include the underlying fee ownership of an adjacent roadway, the subdivider may be required to offer a slope easement only. The following note shall be placed on the map sheet: “THE RIGHT TO EXTEND AND MAINTAIN DRAINAGE FACILITIES AND EXCAVATION/ EMBANKMENT SLOPES BEYOND THE LIMITS OF THE EXISTING RIGHT-OF-WAY (DEDICATED) (IRREVOCABLY OFFERED FOR DEDICATION) AND (ACCEPTED) (REJECTED) HEREON” Ð¿¹» ïóèð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.514MAP SHEET REQUIREMENTS FOR RECREATIONAL TRAIL EASEMENTS. A proposed easement for recreational trail shall be shown with bearings, dimensions, and ties to lot corners or the boundary. If the easement will be accepted, it shall be labeled on the map sheets as follows: “EASEMENT FOR PUBLIC RECREATIONAL TRAIL PURPOSES (TOGETHER WITH ACCESS RIGHTS FOR TRAIL MAINTENANCE), DEDICATED AND ACCEPTED HEREON.” An easement for recreational trail that is offered on the map and rejected shall be labeled with language similar to the following: “EASEMENT FOR PUBLIC RECREATIONAL TRAIL PURPOSES (TOGETHER WITH ACCESS RIGHTS FOR TRAIL MAINTENANCE) IRREVOCABLY OFFERED FOR DEDICATION AND REJECTED HEREON; TO BE PRIVATELY MAINTAINED.” 1.515MAP SHEET REQUIREMENTS FOR MISCELLANEOUS EASEMENTS. Requirements for the depiction on the map sheets of several miscellaneous easements are shown below. A. Blanket Easement. A blanket easement is an easement without a specific location set forth in the deed and must be accounted for with a note on all map sheets and on the Procedure of Survey Sheet. “EXISTING [Specify Type] EASEMENT GRANTED TO [Grantee] AS PER DOC. NO. ____ RECORDED [Date] HAS NO SPECIFIC LOCATION SET FORTH IN THE DEED AND CANNOT BE PLOTTED ON (PARCEL) MAP.” B. General Utility, Drainage, and Pedestrian Easement. “GENERAL UTILITY, DRAINAGE, AND PEDESTRIAN EASEMENT (DEDICATED) (IRREVOCABLY OFFERED FOR DEDICATION) TO THE CITY OF ENCINITAS AND (ACCEPTED) (REJECTED) HEREON.” Ý¸¿°¬»® ï °¿¹» ïóèï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç C. Emergency Vehicular Access Easement. “EMERGENCY VEHICULAR ACCESS EASEMENT (DEDICATED) (IRREVOCABLY OFFERED FOR DEDICATION) TO THE CITY OF ENCINITAS AND (ACCEPTED) (REJECTED) HEREON.” Ð¿¹» ïóèî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.600 CHANGES TO RECORDED MAPS. After a map records, the original cannot be changed. However, the map may be amended by a certificate of correction or an amending map to correct an error or omission on the original map, to show the proper location and character of a monument that was originally shown in error or has been modified from the original location and/or character, or to indicate monuments set by a licensed party other than the original engineer/ surveyor. Refer to Subdivision Map Act Section 66469 for additional information. Certificates of correction and amended maps are discussed in turn below. 1.601CERTIFICATE OF CORRECTION. The certificate of correction is used to make minor changes per Section 66469 or 66472.1 of the Subdivision Map Act. The Certificate of Correction will be processed with the Engineering Department. A simple sketch may be included as part of the certificate of correction to illustrate the corrections made. See Appendix 1.16 for sample certificate of correction for map error and Appendix 1.15 for a sample certificate of correction for map modification. The sample certificate can be modified for use with final maps, parcel maps and record of survey maps. The certificate will be signed by the City Engineer. If the City Engineer is a land surveyor or an engineer with a license number below 33965, a delegate of the City Engineer will sign instead. 1.602AMENDED MAPS. The Engineering Department should be contacted when determining whether a Record of Survey, Certificate of Correction, or an Amended Map is the appropriate mechanism for a modification to an existing map. Refer to Sections 66469 through 66472.1 of the Subdivision Map Act as well as Section 24.54.160 of the Municipal Code, which discuss conditions authorizing the filing of an amended map. Amended maps are unique in that no division of land is proposed with the map and are therefore not subject to the Ý¸¿°¬»® ï °¿¹» ïóèí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç tentative map process. Re-dedication of easements, the City Treasurer’s certificate, and the tax certificate will not be required on the amended map. 1.602.1 Requirements for the Title Sheet of an Amended Map. Listed below are the standard title sheet certificates modified for use with an amended map. The title sheet of the original map must be completely redone. A. Amended Map Title. The title of the amended subdivision will be as follows: “AMENDED (PARCEL) MAP OF CITY OF ENCINITAS (PARCEL) MAP NO. ____.” B. Preamble for Amended Map. The preamble will be shown as follows: “BEING AN AMENDED (PARCEL) MAP OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO. , (PARCEL) MAP NO. _____ FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY ON [Date]. SAID AMENDED PORTIONS AFFECT (LOT(S)__) (PARCEL(S)) INCLUSIVE OF SAID (PARCEL) MAP.” C. Subdivision Guarantee for Amended Map. A new subdivision or parcel map guarantee will be required for the amended map. The document information for the subdivision or parcel map guarantee shall be included on the title sheet with language similar to the following: “SUBDIVISION GUARANTEE PREPARED BY [Title Company] AS ORDER NO. ___ DATED [Date].” D. Owner’s Statement for the Amended Map. The owner’s statement shall include the following language: Ð¿¹» ïóèì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç “WE HEREBY STATE THAT WE ARE THE OWNERS OF OR ARE INTERESTED IN THE LANDS DELINEATED AND EMBRACED WITHIN THE AMENDED PORTIONS OF THIS AMENDED MAP OF TENTATIVE (PARCEL) MAP NO. ___, THE ORIGINAL (PARCEL) MAP NO. ___ HAVING BEEN FILED ON [Date] AS FILE NO.____ IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, CALIFORNIA. AS SUCH OWNERS OR INTERESTED PARTIES BEING AFFECTED BY CORRECTIONS/ MODIFICATIONS TO THE ORIGINAL (PARCEL) MAP, WE HEREBY CONSENT TO THE PREPARATION AND RECORDATION OF THIS AMENDED (PARCEL) MAP. WE HEREBY ACKNOWLEDGE THE DEDICATION OF ] AND THE [List All Dedications on the Original Map IRREVOCABLE OFFER OF DEDICATION OF [List All Offers of Dedication Rejected on the Original Map] AS ACCOMPLISHED ON THE (PARCEL) MAP OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO. ____ FILED AS (PARCEL) MAP NO. ____ , ALL AS SHOWN HEREON WITHIN THE AMENDED PORTIONS OF THIS SUBDIVISION.” E. Title Interest Signatures for Amended Map. Provide the names and signatures of all the owners and all other interested parties (for example, trustees or beneficiaries) having an interest in the property affected by said correction or addition, except those signatures being omitted in accordance with Section 1.602.1(F) below. The name of each party shall appear as it does in the subdivision or parcel map guarantee. Notarization of the signatures will be required. See Appendix 1.10 of this manual for a sample all-purpose acknowledgement. Refer to Section 1.301 of this manual for greater detail on the requirements for title interest signatures. F. Signature Omission Statement for Amended Map. The names and interest of each holder of an easement or rights with an omitted signature shall be listed; refer to Section 1.306 of this manual for a further Ý¸¿°¬»® ï °¿¹» ïóèë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç explanation of the signature omission statement. G. Engineer’s/ Surveyor’s Statement for Amended Map: “I, [Name], A (PROFESSIONAL LAND SURVEYOR) (REGISTERED CIVIL ENGINEER) OF THE STATE OF CALIFORNIA, HEREBY STATE THAT CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO., ORIGINALLY FILED AS (PARCEL) MAP NO. IS IN ERROR IN THAT THE (COURSES) (DISTANCES) (DESCRIPTION OF REAL PROPERTY) (LOCATION OF MONUMENTS) (ACREAGE) ARE (IN ERROR) (WERE OMITTED) AND ARE CORRECTED IN ACCORDANCE WITH SECTION 66469 OF THE SUBDIVISION MAP ACT. (SEE TABLE OF AMENDMENTS ON SHEET). I FURTHER STATE THAT THIS AMENDED MAP WAS PREPARED BY OR UNDER THE DIRECTION AND CONTROL OF THE UNDERSIGNED (PROFESSIONAL LAND SURVEYOR) (REGISTERED CIVIL ENGINEER). BY: ____________ DATE: __________ [Name] , [Registration Number] MY REGISTRATION EXPIRES [Date].” H. City Engineer’s Statement for Amended Map. The City Engineer’s statement is modified from the standard format as given below. In the event that the office of City Engineer is not held by a land surveyor or engineer with a registration number below 33965, a delegate of the City Engineer will sign instead, and the certificate should be modified accordingly. “I, [Name], CITY ENGINEER OF THE CITY OF ENCINITAS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, STATE THAT I HAVE EXAMINED THIS AMENDED MAP AND HAVE FOUND THAT THE ONLY CHANGES SHOWN HEREON ARE CHANGES PROVIDED Ð¿¹» ïóèê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç FOR BY SECTION 66469 OF THE SUBDIVISION MAP ACT. BY: ____________ DATE: __________ [Name], [Registration Number] CITY ENGINEER MY REGISTRATION EXPIRES [Date].” I. Recorder’s Certificate for Amended Map. Upon recordation of the amended map, the original map is deemed to have been conclusively corrected. The certificate for the County Recorder shall read as follows: “I, [Name], COUNTY RECORDER OF THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, HEREBY CERTIFY THAT I HAVE ACCEPTED FOR RECORDATION THIS AMENDED MAP OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO. , (PARCEL) MAP NO. ___, FILED AS FILE NO. ______ AT THE REQUEST OF _____________ THIS DAY OF , 20, AT.M. BY: _____________________ [Name] DEPUTY COUNTY RECORDER FEE: $_________ .” 1.602.2 Map Sheets for the Amended Map. The proposed amended map may not include changes on all sheets, but those sheets not affected by the changes must still be included in the amended map. A. Sheets Not Affected by the Proposed Change. Each sheet will contain an amendment note. The sheets not affected by any changes will be labeled as follows: “AMENDMENT NOTE: THERE ARE NO AMENDMENTS TO THIS SHEET.” B. Sheets Affected by the Proposed Change. Each change proposed on the sheet shall be indicated by a Ý¸¿°¬»® ï °¿¹» ïóèé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç delta in numerical sequence; the first change being delta 1 and so on. The delta number will appear both by the change where it occurs on the map sheet and also in the amendment note as indicated below. Those sheets affected by the proposed change will be labeled with language similar to the following: “AMENDMENT NOTE: THE AMENDMENT(S) ON THIS SHEET (IS)(ARE) INDICATED BY: 1 2 3 4 .” Certain C. Other Required Changes to the Map Sheets. other changes as described below will be made to the map sheets as well. These changes are necessitated by the filing of the amended map, not by errors or omissions made on the original map. Some examples are listed below. 1. The following statement might occur on the original map: “PORTION OF NICHOLAS DRIVE DEDICATED AND ACCEPTED HEREON.” The above statement is changed on the amended map to read: “PORTION OF NICHOLAS DRIVE DEDICATED AND ACCEPTED ON MAP NO. ”. 2. The following statement might occur on the original map: “OPEN SPACE EASEMENT OVER ALL OF LOT 21 GRANTED AND ACCEPTED HEREON.” The above statement is changed on the amended map to read: “OPEN SPACE EASEMENT OVER ALL OF LOT 21 GRANTED AND ACCEPTED ON MAP NO. .” Ð¿¹» ïóèè ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 3. The following statement might occur on the original map: “ACCESS RIGHTS FROM LOTS 1 THROUGH 18 IN AND TO NICHOLAS DRIVE RELINQUISHED AND WAIVED AND ACCEPTED HEREON.” The above statement is changed on the amended map to read: “ACCESS RIGHTS FROM LOTS 1 THROUGH 18 IN AND TO NICHOLAS DRIVE RELINQUISHED AND ACCEPTED ON MAP NO..” 1.602.3 Table of Amendments for the Amended Map. At the discretion of the City Engineer, the engineer/ surveyor may submit an amended map which describes the minor changes being made in a tabular form. The table of amendments shows the change number in sequence, the sheet number affected, the data on the original map which is in error, and the new data shown on the amended map. A sample table of amendments is shown below. TABLE OF AMENDMENTS Change SheetData Per Map 09006 Changed To No.No. 16N 49° 00' 00" WN 48° 20' 20" W 87.67’89.69' 27Lot 184 1.060 AcresLot 184 1.030 Acres 37(Added) = 42° 30' 00" R = 300' L = 222.53' 49Existing easement Existing drainage grantedeasement granted to the public per Doc. to the public per No.Doc. No. 2003-9620032003-962003 recorded Sept. 6, recorded Sept. 6, 2003.2003. Ý¸¿°¬»® ï °¿¹» ïóèç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.603REVERSION TO ACREAGE. Property previously subdivided by a final or parcel map may be reverted to acreage pursuant to the provisions of Sections 66499.11 through 66499.201 of the Subdivision Map Act. 1.603.1 Procedure for Preparing a Map for Reversion to Acreage. The procedure for preparing a map for reversion to acreage is the same as that for any other subdivision map. A tentative map showing a one lot subdivision will be filed with the City. The Planning Department should be contacted with questions about the process. 1.603.2 Title Sheet of Map for Reversion to Acreage. Characteristics of the reversion to acreage title sheet are discussed below. A. Reversion to Acreage Map Title. The title of the map will be as follows: “MAP OF REVERSION TO ACREAGE OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO. ___, (PARCEL) MAP NO. ___.” B. Reversion to Acreage Preamble. The preamble will be shown as indicated below: “BEING A MAP OF REVERSION TO ACREAGE OF (LOTS____) (PARCELS ___) OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP NO. IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA ACCORDING TO (PARCEL) MAP NO. FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY AS FILE NO. ____ ON [Date].” If the portion of the original map being reverted results in the need for a new metes and bounds legal description of the boundary, the following language shall also be added to the preamble: “FOR LEGAL DESCRIPTION OF THE BOUNDARY OF THIS REVERSION TO ACREAGE MAP, SEE (CITY OF Ð¿¹» ïóçð ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç ENCINITAS MAP NO. ___) (CERTIFIED TITLE COMPANY DESCRIPTION ON FILE IN THE OFFICE OF THE CITY OF ENCINITAS ENGINEERING DEPARTMENT).” C.Subdivision Guarantee for the Reversion to Acreage. A new subdivision guarantee will be required for the reversion to acreage. “(SUBDIVISION GUARANTEE)(PARCEL MAP GUARANTEE) ISSUED BY [Title Company Name] AS ORDER NO. _______ ON [Date].” D. Owner’s Statement for Reversion to Acreage. Notarization of the owners’ signatures will be required. See Appendix 1.10 of this manual for a sample all-purpose acknowledgement. The owner’s statement will be worded as follows: “WE HEREBY STATE THAT WE ARE THE OWNERS OF, OR ARE INTERESTED IN, THE LAND SHOWN WITHIN THE BOUNDARY OF THIS MAP OF REVERSION TO ACREAGE AND WE CONSENT TO THE PREPARATION AND RECORDATION OF THIS MAP.” E. Title Interest Signatures for Reversion to Acreage. Provide the names and signatures of all the owners and all other interested parties such as trustees or beneficiaries. Notarization of the signatures will be required. Appendix 1.10 of this manual for a sample all-purpose notary acknowledgement. F. Signature Omission Statement for Reversion to Acreage. A list of the easement holders who do not object to the filing of the map without their signatures and whose signatures are therefore omitted shall be provided. The easement holders shall agree with those listed in the subdivision guarantee. Section 1.306 of this manual provides the wording of the statement as well as a more detailed discussion of Ý¸¿°¬»® ï °¿¹» ïóçï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç signature omissions. G. City Treasurer’s Statement for Reversion to Acreage. The statement will be shown as on any other subdivision map. The statement is discussed in Section 1.313 of this manual. H. Engineer’s/ Surveyor’s Statement for Reversion to Acreage. The statement by the engineer/ surveyor of work will be worded as follows: “I, [Name], A (PROFESSIONAL LAND SURVEYOR) (REGISTERED CIVIL ENGINEER) STATE THAT THIS REVERSION TO ACREAGE MAP WAS MADE BY ME OR UNDER MY DIRECTION BETWEEN [Date] AND [Date] AND SAID MAP IS TRUE AND COMPLETE AS SHOWN AND THAT MONUMENTS OF THE CHARACTER INDICATED HAVE BEEN (FOUND)(SET) ON ONE EXTERIOR BOUNDARY LINE AS REQUIRED. BY: ____________ DATE: _____________ (Name), (P.L.S. No. ____)(R.C.E ___) MY (LICENSE) (REGISTRATION) EXPIRES [Date].” I. City Engineer’s Statement for Reversion to Acreage. In the event the City Engineer is not a land surveyor or an engineer with a license number below 33965, a delegate of the City Engineer will sign instead, and the certificate should be modified accordingly. “I, [Name], CITY ENGINEER OF THE CITY OF ENCINITAS, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, STATE THAT I HAVE EXAMINED THIS REVERSION TO ACREAGE MAP OF CITY OF ENCINITAS TENTATIVE (PARCEL) MAP , (PARCEL) MAP ___. BY: ________________ DATE: _____________ [Name], (P.L.S. No. ____)(R.C.E ___) CITY ENGINEER MY (License) (Registration) EXPIRES [Date].” Ð¿¹» ïóçî ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç J. Tax Deposit Certificate by the Clerk of the Board of Supervisors. There is no requirement for a tax bond; therefore, the tax deposit certificate by the Clerk of the Board of Supervisors will not be required. K. Street Vacation Proposed. A street vacation proposed with a reversion to acreage must be approved by the City Council. Refer to Section 1.502.4 and Appendix 2.10 of this manual for a further discussion on the vacation of public right-of-way. 1.603.3 Procedure of Survey for Reversion to Acreage. The procedure of survey sheet will conform to Section 1.400 of this manual. 1.603.4 Map Sheet for Reversion to Acreage. The Map Sheet shall comply with the requirements discussed in Section 1.500 of this manual. Since one lot is generally created, the subdivision will be labeled “Lot 1”. A.Easements and Easement Vacations for Reversion to Acreage. If any streets or easements are to remain, the map must indicate such. The easements not being vacated shall be shown and labeled as follows: “EXISTING [Type] EASEMENT TO REMAIN.” If any streets or easements are being vacated, they shall be noted on the map sheet in conformance with the requirements given in Section 1.502.4 of this manual. The only easements that will be abandoned by the filing of a reversion to acreage map are those public easements that were dedicated to the City of Encinitas or public on the map being reverted. Any easements being vacated shall be depicted with dashed lines and labeled with language similar to the following: “[Type] EASEMENT DEDICATED ON (PARCEL) MAP NO. ___ VACATED HEREON.” “PORTION OF [Street Name] OFFERED AND REJECTED Ý¸¿°¬»® ï °¿¹» ïóçí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç ON MAP NO. ____ TERMINATED HEREON”. 1.700 PARCEL MAP WAIVERS. 1.701PARCEL MAP WAIVER GENERAL INFORMATION. A parcel map waiver may, at the discretion of the Director of the Planning and Building Department, be applied to those projects in which lot consolidation will result in the creation of one single lot and to condominium conversions when no new units or lots are being created (Ordinance 92-39). The parcel map waiver process relieves the applicant of the requirement to file and receive approval of a tentative and final parcel map and to record a final parcel map; the lots are created by deed, and a certificate of compliance is issued. The parcel map waiver process is an administrative process and under normal circumstances requires no public hearing. 1.702PARCEL MAP WAIVER PROCESS. The engineer/ surveyor will prepare a parcel map waiver plat for review and approval by the Planning and Building Department and the Engineering Department. If the parcel map waiver is approved, the applicant shall have a site survey done and shall have a record of survey prepared and recorded conforming to the lots and lot lines approved in the parcel map waiver application. The applicant shall also have prepared and recorded new deeds of property ownership to conform to the lots approved. The applicant will provide the Planning and Building Department with copies of the recorded record of survey and the recorded deeds of ownership together with the traverse closure calculations for each of the new lots. Upon confirmation that these instruments are in substantial conformance with the parcel map waiver application as approved, the Director of Planning and Building shall prepare and record a certificate of compliance for each of the new lots. Recordation of the certificates of compliance completes the parcel map waiver process for an approved application. Ð¿¹» ïóçì ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.800 CONDOMINIUM SUBDIVISIONS AND CONVERSIONS. 1.801CONDOMINIUM SUBDIVISIONS. A condominium project containing five or more units is a major condominium subdivision; one containing four or fewer units is a minor condominium subdivision. Condominium subdivisions may be a one lot subdivisions or may contain several lots. Condominiums may be residential, commercial, or industrial units. The Planning and Building Department should be contacted for answers to questions regarding condominium subdivisions. 1.802CONDOMINIUM CONVERSIONS. Chapter 24.40 of the Municipal Code contains procedures for condominium conversion of residential minor airspace subdivisions, those airspace subdivisions of four or fewer units. Section 24.60.050 of the Municipal Code allows for condominiums to be approved via the parcel map waiver process. A certificate of compliance will be issued following satisfactory completion of the parcel map waiver process described in Section 1.700 above. 1.802.1 Condominium Conversion/ Parcel Map Waiver Processing. The Planning and Building Department should be contacted for information on condominium conversions. The project will follow the parcel map waiver process discussed in Section 1.700 of this manual. When the project is in compliance with the conditions of approval to the satisfaction of the Planning and Building Department, the Director of Planning and Building will prepare and record one certificate of compliance, indicating the total number of condominium units. The document in Appendix 1.17 includes Planning and Building Department information of the procedures and requirements of the condominium conversion/ parcel map waiver. Ý¸¿°¬»® ï °¿¹» ïóçë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.900 CERTIFICATES OF COMPLIANCE. 1.901GENERAL INFORMATION FOR CERTIFICATES OF COMPLIANCE. The Planning and Building Department should be contacted for information on certificates of compliance. When no parcel map is required because the project will be processed as a parcel map waiver as discussed in Section 1.700 above, all the conditions specified in the conditions of approval must still be complied with prior to issuance of the certificate of compliance. It is the responsibility of the developer to provide evidence that all items have been satisfied or complied with as per the conditions of approval. If improvements are required as a condition of approval for the project, they must be completed and approved prior to the issuance of a certificate of compliance as per Section 66426(a) of the Subdivision Map Act. Certificates of Compliance are issued by the Planning and Building Department. Information on processing is included in Appendix 1.20. 1.902INFORMATION TO BE INCLUDED ON THE CERTIFICATE OF COMPLIANCE. Items which must, by title practice and state or local ordinance, be shown on the title sheet and/or map sheets are to be included with the recorded certificate of compliance on separate sheets. These items may include the condominium statement, solar statement, legal description, 180 day notice, and a statement consenting to the project executed by all record owners of the property and all record owners of a security interest in the property, i.e., trustee under deed of trust or the owner of the beneficial interest (but not both). 1.902.1 Owner’s Statement. Owners and trustees can sign on one page with the following statement as a heading: “WE HEREBY STATE THAT WE ARE THE OWNERS OF, OR ARE INTERESTED IN, THE LAND/ INTEREST SUBDIVIDED BY THIS CERTIFICATE OF COMPLIANCE AND WE CONSENT TO THE PREPARATION AND RECORDATION OF THIS CERTIFICATE OF COMPLIANCE.” Ð¿¹» ïóçê ½¸¿°¬»® ï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.902.2 Subdivision Guarantee. The subdivision guarantee and vesting deed shall be submitted at the time processing is requested. Ý¸¿°¬»® ï °¿¹» ïóçé Chapter 2: permits and processing guidelines ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 2 –PERMITS AND PROCESSING Subject SectionPage GENERAL INFORMATION2.100 2-1 Purpose of this Chapter 2.101 2-1 General Engineering Permit Requirements 2.102 2-1 ENGINEERING DEPARTMENT PERMITS NOT REQUIRING 2.200 2-2 A RECORD DRAWING Permanent Encroachment Permit 2.201 2-2 Sidewalk Café/Outdoor Dining Permit 2.202 2-2 Temporary Encroachment Permit 2.203 2-3 Beach Encroachment Permit 2.204 2-3 Utility Construction Permit 2.205 2-3 Major and Minor Right-of-Way Construction Permits 2.206 2-4 Sewer Lateral Construction Permit 2.207 2-5 Traffic Control Plan 2.208 2-5 Haul Route Permits 2.209 2-6 Street Name Change 2.210 2-6 Street Vacation 2.211 2-6 ENGINEERING PERMITS REQUIRING THE PREPARATION 2.300 2-7 OF A PUBLIC RECORD DRAWING Grading Permit 2.301 2-7 Simplified Grading Permit 2.301.1 2-7 Precise Grading Permit 2.301.2 2-8 Emergency Grading Permits 2.301.3 2-8 Public Improvement Permit 2.302 2-9 ENGINEERING DEPARTMENT REVIEWS, FEES, AND 2.400 2-10 INSPECTIONS FOR BUILDING PERMITS Requirements for Building Plan Submittals 2.401 2-10 Engineering Review of Building Plans 2.402 2-11 i Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 2 – CONTINUED Subject Section Page ENGINEERING DEPARTMENT REVIEWS, FEES, AND INSPECTIONS FOR BUILDING PERMITS – Continued Engineering Review of Building Plans – continued Submittal of Building Plans 2.402.1 2-11 Engineering Department Building Plan Review 2.402.2 2-11 Engineering Department Building Plan Approval 2.402.3 2-12 Engineering Department Fees for Building Permits 2.403 2-12 Sewer Fees 2.403.1 2-12 Flood Control Fees 2.403.2 2-13 Traffic Mitigation Fees 2.403.3 2-13 Storm Water Inspection for Building Permits 2.404 2-14 Building Permits Associated with an Engineering Permit 2.404.1 2-14 Building Permits Without an Associated Engineering 2.404.2 2-14 Permit THE GRADING AND IMPROVEMENT PLANCHECK PROCESS 2.500 2-16 Grading and Improvement Plan Submittal 2.501 2-16 Initial Submittal Requirement List 2.501.1 2-16 Plancheck Fees and Refund Policy 2.501.2 2-16 Grading and Improvement Plan Examination 2.502 2-17 Plancheck Overview 2.502.1 2-17 Plancheck by Other Departments and Agencies 2.502.2 2-18 Plancheck Resubmittals 2.502.3 2-18 Plancheck Turnaround Time 2.502.4 2-18 Release of Plancheck Package 2.502.5 2-19 Considerations for Grading and Improvement Plan Approval 2.503 2-19 Grading and Improvement Plan Approval 2.504 2-23 General Information 2.504.1 2-23 Duration Plan Approval Remains Valid 2.504.2 2-24 Table of Contents ii Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 2 – CONTINUED Subject Section Page THE GRADING AND IMPROVEMENT PLANCHECK PROCESS - Continued Duration Permit Remains Valid 2.504.3 2-24 Effects of Change in Engineering Standard 2.504.4 2-24 Grading and Improvement Plan Approval – Continued Appeal of Requirement Imposed by the City Engineer 2.504.5 2-25 Determination of Fees and Posting of Securities 2.505 2-26 Preparation and Approval of the Engineer’s Cost 2.505.1 2-26 Estimate Issuance of the Bond and Fee Letter 2.505.2 2-27 Posting of Securities 2.505.3 2-27 Permit Issuance 2.506 2-28 Construction Changes 2.507 2-29 Preparation of Construction Change Drawings 2.507.1 2-29 Construction Change Fees 2.507.2 2-30 The Construction Change Plancheck Process 2.507.3 2-30 Change of Engineer 2.507.4 2-31 Change of Property Ownership 2.507.5 2-32 Plan Change Requested by City Engineer 2.507.6 2-33 The Emergency Grading Permit Process for Bluff Stabilization 2.508 2-33 Emergency Grading Permit 2.508.1 2-33 Standard Grading Permit for Bluff Stabilization 2.508.2 2-34 THE CONSTRUCTION PROCESS FOR GRADING AND 2.600 2-36 IMPROVEMENT PERMITS Preconstruction Meeting 2.601 2-36 Start of Construction and Inspection 2.602 2-36 Construction Changes and Communication During Construction 2.603 2-37 After-Hours Inspections 2.604 2-37 Permit Suspension and Stop-Work Notices 2.605 2-37 Table of Contents iii Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 2 – CONTINUED Subject Section Page THE CONSTRUCTION PROCESS FOR GRADING AND IMPROVEMENT PERMITS - Continued Rough Grade Approval for Grading Plans 2.606 2-38 Pad Certification 2.606.1 2-38 As-Graded Soils Report 2.606.2 2-39 Rough Grade Conditional Approval for Grading Plans 2.607 2-39 Building Permit Clearance by the Engineering Department 2.608 2-39 Partial Security Release 2.609 2-40 Engineering Department Field Clearance for Building 2.610 2-40 Occupancy As-Built (Record) Drawings 2.611 2-41 Engineer’s Statement of Compliance for Grading Work 2.611.1 2-41 Soils Engineer’s Final Grading Report 2.611.2 2-42 Final Inspection and Release of Grading or Improvement 2.612 2-42 Permit Final Release of Securities 2.613 2-42 Public Improvement Plan Warranty Period and 25% Security 2.614 2-42 Retention UNPERMITTED WORK 2.700 2-44 iv Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 2 PERMITS AND PROCESSING GUIDELINES 2.100 GENERAL INFORMATION. 2.101PURPOSE OF THIS CHAPTER. The intent of this chapter is to briefly describe the variety of permits issued by the Engineering Department and the processes of permit issuance and project construction/ inspection. General Engineering permit requirements applicable to all permits are given below. Descriptions of Engineering permits, the plan check process, and the emergency grading permit process are discussed in Sections 2.200 through 2.500 below. The construction/ inspection process and the Department’s procedures for addressing unauthorized work are discussed in Sections 2.600 and 2.700, respectively. 2.102GENERAL ENGINEERING PERMIT REQUIREMENTS. A number of Engineering permits may be issued without the preparation of a record drawing. These permits require, at a minimum, the following: A.A completed Engineering Development Application (see Appendix 1.2). B.Payment of applicable fees (see Appendix 1.3). C.Preparation and approval of a plot plan or exhibit, if required. D.Preparation and approval of a traffic control plan, if required. E.Approval by the Engineering Department. F.A City of Encinitas business license for any contractor who will perform work under a permit issued by the City. G.Liability insurance meeting the City’s requirements. Ý¸¿°¬»® î °¿¹» îóï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.200 ENGINEERING DEPARTMENT PERMITS NOT REQUIRING A RECORD DRAWING. The Engineering Department issues a variety of permits, some of which require record drawings and others which do not. Those permits not requiring a record drawing are discussed in Section 2.200 below. Grading and Improvement permits, which require the preparation of a record drawing, are discussed in Section 2.300 below. 2.201PERMANENT ENCROACHMENT PERMIT. A Permanent Encroachment Permit is required prior to the construction or placement within public rights-of-way/ easements of permanent private improvements such as newsracks or private walkways, landscaping, or irrigation. The encroachment of private facilities which impair the public beneficial use, health, and/or safety of public rights- of-way or easements cannot be allowed; refer to Municipal Code Section 15.08 and the Permanent Encroachment Application and Procedure Sheet included in Appendix 2.1 of this manual for further information. A sample permit for newsracks in the public right-of-way is included as Appendix 2.2(a). Prior to issuance of a Permanent Encroachment Permit, the applicant shall obtain from the City an Encroachment Maintenance and Removal Covenant standard document. The executed document, including the associated description and exhibit of the proposed encroachment, must be submitted for City consideration; if approved, the covenant will be recorded against the property. The applicant is responsible for the recordation fees charged by the San Diego County Recorder. A sample Encroachment Maintenance and Removal Covenant is attached as Appendix 1.21 of this manual. See Section 2.102 of this manual for general permit requirements. 2.202SIDEWALK CAFÉ/ OUTDOOR DINING PERMIT. A permit for a sidewalk café/ outdoor dining area is a special type of Permanent Encroachment Permit. A Permanent Encroachment Permit is required for a sidewalk/outdoor café proposing to utilize area within a Ð¿¹» îóî ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç public right-of-way or easement. The applicant shall submit to the City a plat showing the proposed placement of all tables and chairs for staff consideration. The plat shall meet all applicable Municipal Code requirements (see Municipal Code 30.48.050) and shall be approved prior to issuance of the Permanent Encroachment Permit. A copy of the restaurant business registration is also required prior to permit issuance. See Section 2.102 of this manual for general permit requirements and Appendix 2.2(b) for a sample permit. 2.203TEMPORARY ENCROACHMENT PERMIT. A Temporary Encroachment Permit is required for any object proposed to be placed within a public right-of-way or easement on a temporary basis. A traffic control plan may be required by the City based upon the nature of the proposed temporary encroachment. The encroachment of facilities which impair the public beneficial use, health, and/or safety of public rights-of-way or easements will not be allowed. See Section 2.102 of this manual for general permit requirements. 2.204BEACH ENCROACHMENT PERMIT. A Beach Encroachment Permit is required for work requiring beach access and/or temporary beach encroachment, which may include work such as the construction of seawalls, tree trimming, bluff maintenance, or bluff stabilization. See Section 2.102 of this manual for general permit requirements. 2.205UTILITY CONSTRUCTION PERMIT. A Utility Construction Permit is required for any public utility company operating under a franchise agreement with the City, State, or federal government and proposing to perform minor construction or maintenance work in the public right-of-way. Major work within public rights-of-way or easements may require additional permits. The right- of-way construction permit standard conditions form included in Appendix 2.3 must be signed and attached to the standard development application, and a traffic control plan shall be submitted to the City and approved prior to Ý¸¿°¬»® î °¿¹» îóí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the start of work. In addition to other permit fees, applicants for Utility Construction Permits proposing trenching in excess of 200 linear feet will be required to pay an inspection fee in the amount of 5% of the approved cost estimate for the proposed work. Trench repairs shall be done as per the City of Encinitas standard trench repair detail, included as Appendix 2.4 of this manual. The City trenching moratorium restricts work from being performed on a street paved within the preceding two years, unless an exception is approved by the City Engineer. Refer to Appendix 2.5 for the trenching moratorium. See Section 2.102 of this manual for general permit requirements. 2.206MAJOR AND MINOR RIGHT-OF-WAY CONSTRUCTION PERMITS. Public Improvement Permits are required for improvements within the existing or proposed public right- of-way. If, at the discretion of the City Engineer, the proposed work is deemed to be relatively insignificant in nature and no public record drawings will be required for future reference, the applicant may be allowed to conduct the work under a Minor or Major Right-of-Way Construction Permit. The required type of Right-of-Way Construction Permit, Major or Minor, is determined by the nature of the work proposed, as described below. A Minor Right-of-Way Construction Permit is required for work proposed within a public right-of-way or easement that is associated with the development of a single-family home and does not exceed any of the thresholds necessitating a Major Right-of-Way Construction Permit discussed in the paragraph below. A Major Right-of-Way Construction Permits is required for work proposed within a public right-of-way or easement that is not associated with the development of a single family home, any work including more than one trench, trench work equal to or greater than 200 feet in length, and work having a City-approved cost estimate exceeding $10,000.00. Ð¿¹» îóì ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Both Major and Minor Right-of-Way Construction Permits require the contractor performing work within the public right-of-way to have a type ‘A’ California State license and one-million-dollar liability insurance on file at the City of Encinitas Engineering Department. The City requirements for proof of insurance are attached as Appendix 2.6 of this manual. In addition, the applicant shall provide with the application for the permit a signed Right-of-Way Construction Permit Standard Conditions sheet with the application, acknowledging the City rules for work within the public right-of-way; see Appendix 2.3 of this manual. In addition to other permit fees, applicants for right-of-way construction permits proposing trenching in excess of 200 linear feet will be required to pay an inspection fee in the amount of 5% of the approved cost estimate for the proposed work. A traffic control plan as described in Section 2.208 is required. See Section 2.102 of this manual for general permit requirements. Trench repairs shall be performed in conformance with the City of Encinitas standard trench repair detail, included as Appendix 2.4 of this manual. The City trenching moratorium restricts work from being performed on a street paved within the preceding two years, unless a modification to the restriction is approved by the City Engineer. Refer to Appendix 2.5 for the trenching moratorium. An explanation of the Right-of-Way Construction Permit application and permit procedure is included in Appendix 2.7 of this manual. 2.207SEWER LATERAL CONSTRUCTION PERMIT. See Section 2.206 above for information on Right-of-Way Construction Permits. 2.208TRAFFIC CONTROL PLAN. A traffic control plan is required for work proposed within streets that have a speed limit of over25 miles per hour (mph). The Traffic Engineering Division may also require Traffic Control Plans on streets with a speed limit of 25 mph or less after review of the proposed work. Projects Ý¸¿°¬»® î °¿¹» îóë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç not requiring a traffic control plan must follow the standard procedures in the Work Area Traffic Control Handbook (W.A.T.C.H.). Traffic control plans must have a TC-5 form (San Diego Regional Standard Drawings form) attached as the first sheet, and the plans shall follow the guidelines of the most recent Manual of Uniform Traffic Control Devices (MUTCD), the California Supplement, and the San Diego Regional Standard Drawings (SDRSD). A plancheck fee is required in accordance with the current fee schedule. City processing time will be a minimum of 5 working days but may be longer depending upon the complexity of the plan. See Section 2.102 of this manual for general permit requirements. 2.209HAUL ROUTE PERMITS. A haul route is required when any soil or materials are being transported within the City. The Haul Route Permit is a no-fee permit that requires City approval and is issued over the counter. Engineering Department staff will determine the allowable route. If soil is proposed to be hauled to another location within the City, both the origin and the destination properties will be required to have active grading permits or have City approval for the removal and placement of the material. See Section 2.102 of this manual for general permit requirements and Appendix 2.8 for a sample Haul Route Permit. 2.210STREET NAME CHANGE. A street name change application is required whenever an applicant desires to change an existing street name to a proposed new name. The name change is subject to City approval. The street name change application and requirements are given in Appendix 2.9 of this manual. 2.211STREET VACATION. Street vacation requests require City Council approval. An application is given in Appendix 2.10 of this manual. Ð¿¹» îóê ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.300 ENGINEERING PERMITS REQUIRING THE PREPARATION OF A PUBLIC RECORD DRAWING. Record Drawing mylar plans are generally 24” x 36” in size. They are kept permanently in the City of Encinitas record system. Public record drawings are required for both Grading Plans and Improvement Plans, hereinafter referred to collectively as ‘plans’. The Engineering Department plan check process for Grading Plans and Improvement Plans is described in Section 2.500 of this manual, and the Emergency Grading Permit process is discussed in Section 2.508. The Engineering Department non-permitting review of Building Plans is discussed in Section 2.400 below. 2.301GRADING PERMIT. Grading Permits are required for any earth movement, clearing and grubbing, remedial earthwork, drainage improvements, and for the creation of new impervious surface areas, unless the work is exempt per Municipal Code Section 23.24. A Simplified Grading Permit may, 2.301.1 Simplified Grading Permit. at the discretion of the City Engineer, be issued instead of a standard Grading Permit. The applicant is required to obtain from the City Engineer permission to submit an application for a Simplified Grading Plan instead of a standard Grading Plan prior to making the initial submittal. If discovered during plan check or construction that the requirements for a Simplified Grading Permit are not met, the applicant may be required to obtain from the City a standard Grading Permit, at the discretion of the City Engineer. Typically, Simplified Grading Permits are intended for single family residence projects meeting certain conditions as described in Section 23.24.125 of the Municipal Code. Simplified Grading Plans follow the plan check process as described in Section 2.500 below with the following modifications: A.The applicant will be required to obtain the Engineering Department approval signatures as described in Section 2.504 below but in most circumstances will not be Ý¸¿°¬»® î °¿¹» îóé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç required to obtain the signatures of other City departments or other agencies or jurisdictions. B.No engineer’s cost estimate is required. C.A simplified bond and fee letter will be issued for the project. If the simplified grading is not proposed in association with a Building Permit, a $2000.00 deposit is required, refundable upon satisfactory completion of the grading. D.The applicant will be required to pay a flat fee covering both the Simplified Grading Plan check and its inspection. 2.301.2 Precise Grading Permit. In some situations, the Grading Plan initially approved for a project may not show sufficient detail with regards to existing and/or proposed structures, building pad elevations, building footprints, existing and proposed drainage, and proposed storm water pollution control best management practice measures. Other times, a pad is graded long before a structure is proposed to be built upon it, necessitating remedial earthwork to ensure the pad is suitable to receive the structure. In such situations, a second Grading Permit called a Precise Grading Permit may be required; Precise Grading Permits are discussed in Section 23.24.126 of the Municipal Code. If the proposed work for the precise grading is consistent with the standards for a Simplified Grading Permit as discussed in Municipal Code Section 23.24.125, the City Engineer may approve the proposed grading to be submitted as part of a Simplified Grading Permit, described in Section 2.301.1 above. 2.301.3 Emergency Grading Permits. Certain circumstances, such as imminent bluff failures, may require the issuance of an Emergency Grading Permit. In these cases, the City Engineer will determine whether a standard Grading Permit will be processed or whether an interim Grading Permit followed by a standard Grading Permit will be required. The Emergency Grading Permit process is discussed in Section 2.508 of this manual. Ð¿¹» îóè ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.302PUBLIC IMPROVEMENT PERMIT. Public Improvement Permits are required for any improvements within the existing or proposed public right- of-way, such as street or sewer improvements. If, at the discretion of the City Engineer, the proposed work is deemed to be relatively insignificant in nature and no public record drawings will be required for future reference, the applicant may be allowed to conduct the work under other Engineering permits. A summary of right-of-way dedication and improvement requirements for various levels of residential and commercial development is included in Appendix 2.22 of this manual. Standard notes for the improvement plan title sheet, standard notes for sewer improvement plans, and an improvement plan checklist are given in Appendices 2.31, 2.32, and 2.33 of this manual, respectively. Ý¸¿°¬»® î °¿¹» îóç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.400 ENGINEERING DEPARTMENT REVIEWS, FEES, AND INSPECTIONS FOR BUILDING PERMITS. Although Building Permits are issued by the Building Department, the Engineering Department performs a non- permitting review of Building Plans in order to ensure compliance with Engineering Department requirements. Engineering review and approval of the Building Permit application is required prior to permit issuance. The items discussed here pertain only to the Engineering Department requirements for Building Permits; other departments will have additional requirements. 2.401REQUIREMENTS FOR BUILDING PLAN SUBMITTALS. For a Building Plan subject to Engineering review, the following documents shall be submitted: A. Building Permit site plan including, at a minimum, the following information as applicable: 1. Proposed building footprint and footprint of all existing structures. 2. Existing and proposed drainage directions and systems. Proposed landscape drain systems must be shown. 3. Proposed soil remediation. 4. Any proposed grading or earth-moving work together with estimated quantities. 5. Existing and proposed elevation contours. 6. Elevation contours and existing improvements on the adjacent properties for up to 50 feet beyond the subject property on all sides, as required by the Engineering Department. 7. Shoring and proposed sloped or vertical excavations. 8. Post-construction storm water pollution control BMPs. Ð¿¹» îóïð ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 9. Existing and proposed hard-surface, paved, roof, and other impervious surface areas. 10. Location of any proposed pool. B. Title report showing current property ownership and easements, if required by the Engineering Department. C. Soils report, if required by the Engineering Department. 2.402ENGINEERING REVIEW OF BUILDING PLANS. 2.402.1 Submittal of Building Plans. The applicant will submit all Building Plan materials directly to the Building Department, but Building will require that the applicant first present the plans to the Engineering Department for a determination of whether an Engineering review will be required. If determined that a Grading Permit is required for the proposed work, the Engineering Department will authorize the Building Plan submittal after a Grading Plan has been submitted for review. Once the Engineering Department has agreed to accept the Building Plans for submittal, the Building Department will accept the Building Permit application and route the plans to the Engineering Department for review, if required. The Engineering Department charges plancheck fees for the review of Building Plans; a schedule of fees is included in Appendix 1.3 this manual. 2.402.2 Engineering Department Building Plan Review. Engineering will review and comment on the plans, following as a guideline the Building Plan Checklist included as Appendix 2.11 of this manual. Building Plans will also be checked to ensure the presence of the required Engineering Department standard notes, attached as Appendix 2.12 of this manual. The completed Building Plan Checklist will be provided to the contact person listed on the application, and Engineering will verify that all required changes are made on the subsequent submittals.The Engineering Department may determine as a part of this review that a Grading Permit is required. If so, the approved Grading Plan will be attached to the back of the Building Plan set, and the Ý¸¿°¬»® î °¿¹» îóïï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Engineering Department planchecker will verify agreement between the Grading plan and the Building Permit site plan. 2.402.3 Engineering Department Building Plan Approval. At such time as the Engineering Department determines that with the Building Plan meets all Engineering requirements, the planchecker will issue a preliminary approval and stamp the Building Plan as approved by Engineering. The applicant will be required to pay any Sewer Fees, and if there is an associated Grading Plan, to obtain rough grade approval prior to issuance of the Building Permit. Other Engineering Department fees, such as Flood Control and Traffic Mitigation Fees, may be deferred until the time the applicant requests permission for Building Occupancy to be issued. Sewer, Flood Control, and Traffic Mitigation Fees are discussed in Section 2.403 below. 2.403ENGINEERING DEPARTMENT FEES FOR BUILDING PERMITS. The City of Encinitas has adopted regulations that require the payment of fees to contribute to the funding of new infrastructure needed as a result of private development projects. The impact fees assessed by the Engineering Department in conjunction with Building Permits include Sewer Fees, Flood Control Fees, and Traffic Mitigation Fees. Impact fees assessed by other departments may also be applicable, such as Fire Mitigation, Parks and Recreation, School, and Water Fees. 2.403.1 Sewer Fees. Sewer Fees are assessed when projects include connection to the public sanitary sewer system in the former Cardiff Sanitation or Encinitas Sanitary districts, now administered by the City. Additional fees will also be charged for projects on properties currently connected to the sanitary sewer where the proposed development augments usage, such as the construction of a guest house or a proposed change in use of the property. The Engineering planchecker will determine the amount due for any Sewer Fees during the Building Plan check and will communicate the dollar amount to the applicant. Applicable Sewer Fees are required to be paid prior to issuance of the Building Permit. Projects under the jurisdiction of Leucadia Ð¿¹» îóïî ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Wastewater District will be assessed any applicable fees by that district. If a project falls within an established sewer reimbursement district, additional payment in accordance with the terms of the reimbursement district will be required prior to issuance of the Building Permit. Information about sewer reimbursement districts can be found in Chapter 4, Section 4.600 of this manual, and a list of current sewer reimbursement districts and the associated reimbursement fees may be obtained at the Engineering front counter at City Hall. Flood Control Fees are assessed when 2.403.2 Flood Control Fees. projects include the construction of new impervious areas, such as driveways, roofs, or flatwork around pools. The fees are used to construct public drainage facilities needed for flood control. Flood control fees for any private improvements proposed on a Grading Plan will be assessed prior to issuance of the Grading Permit, and Flood Control Fees associated with construction proposed on a Building Plan will be assessed prior to the final inspection for the Building Permit. The Engineering planchecker will determine the amount of Flood Control Fees due during plancheck of the Building Plan and will communicate this amount to the applicant. The applicant may defer payment of the fee until such time as the final inspection for the Building Permit is requested. A form for the calculation of Building Permit Flood Control Fees is attached as Appendix 2.13 of this manual. 2.403.3 Traffic Mitigation Fees. Traffic Mitigation Fees are used to construct and improve main thoroughfares. The fee is based upon the estimated impact of the proposed development on the traffic, estimated in terms of peak hour trips. For larger projects, a traffic study may be prepared and submitted to the City, but for smaller projects, a standard usage table will be used for the assignment of peak hour trips to the proposed project. The table used as a guideline for the Traffic Mitigation Fee assessment is attached as Appendix 2.13 of this manual. For residential projects, the City also collects Regional Transportation Congestion Improvement Program (RTCIP) fees mandated by the SANDAG. The Engineering planchecker will determine the amount of these fees during plancheck of the Ý¸¿°¬»® î °¿¹» îóïí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Building Plan and will communicate to the applicant the amount due. Traffic Mitigation and RTCIP fees are required to be paid prior to the final inspection for the Building Permit. 2.404STORM WATER INSPECTION FOR BUILDING PERMITS. The Engineering Department conducts inspections to ensure that facilities required for storm water pollution control treatment (Best Management Practice measures, or BMPs) have been satisfactorily installed. Homeowners are required to maintain the BMP measures into perpetuity following inspection by the Engineering Inspector or Stormwater Inspector; modifications to the BMP measures may be made only with a permit from the Engineering Department. In conformance with State requirements, ongoing periodic BMP inspections are conducted by the City, and a catalogue of BMP installations is maintained in the GIS database and is available to the public. 2.404.1 Building Permits Associated with an Engineering Permit. For Building Permits with an associated Grading Permit, the Engineering Inspector, not a Stormwater Inspector, will verify proper installation of the required BMP measures. The inspection process for Grading and Improvement Permits is described in Section 2.4 of this manual. Installation and proper operation of the required BMPs to the satisfaction of the City Engineer is a prerequisite for the issuance of field clearance for building occupancy. 2.404.2 Building Permits Without an Associated Engineering Permit. For Building Permits without an associated Grading Permit, the stormwater inspection will be separate from other Building Permit inspections and will not be performed by the Building Inspector but instead by a Stormwater Inspector. When the stormwater pollution control BMPs shown on the Building Plan have been installed, the applicant or contractor shall contact the Stormwater Inspector to arrange a field verification of the facilities. The Stormwater inspections are mandated to be performed prior to foundation inspection and then again prior to the final inspection for the Building Permit. Once it has been determined that the BMPs are Ð¿¹» îóïì ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç satisfactory, the Stormwater Inspector will complete an inspection form and submit it to Engineering counter staff. Engineering staff will verify receipt of the stormwater inspection form prior to release of the Engineering Department holds placed on issuance of building occupancy. A sample of the stormwater inspection form is included as Appendix 2.15 of this manual. Ý¸¿°¬»® î °¿¹» îóïë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.500THE GRADING AND IMPROVEMENT PLANCHECK PROCESS. The process of obtaining a Grading or Improvement Permit including the plan submittal, plan examination, plan approval, permit issuance, construction changes, and as- built preparation are covered in this section. A flow chart illustrating the process from first submittal to permit issuance is included as Appendix 2.16 of this manual. 2.501GRADING AND IMPROVEMENT PLAN SUBMITTAL. . The Grading/ 2.501.1Initial Submittal Requirement List Improvement Plan Initial Submittal Requirement Lists in Appendices 2.17 and 2.18 and the Engineering Development Application in Appendix 1.2 shall be completed and accompany the plans when the plan review package is initially submitted to the Engineering Department for examination. Planning Department authorization to submit the plans is required prior to submittal of the initial plancheck package to the Engineering Department. All applicable items on the Grading/ Improvement Plan Initial Submittal Requirement List must accompany the plans in the quantities specified on the list. Submittals without the required quantities of each item may not be accepted by the Engineering Department for submittal. A submittal discovered during plancheck to be incomplete will be returned by the planchecker to the engineer of work without benefit of a review. 2.501.2Plancheck Fees and Refund Policy. Payment of applicable plancheck fees shall be made upon first submittal, and additional fees may be required upon subsequent submittals consistent with the City schedule of fees. The schedule of fees is available at the Engineering Department front counter at City Hall, on the City website, and is included in Appendix 1.3 of this manual. The fee schedules are subject to change. Additional plancheck fees as outlined in the then-current fee schedule may be required Ð¿¹» îóïê ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç if a plancheck remains inactive for a period of six months or longer. Plancheck fees paid are specific to the submittal they accompany and are only refundable according to the Plancheck Refund Policy, attached as Appendix 2.14 of this manual. 2.502GRADING AND IMPROVEMENT PLAN EXAMINATION. Once the initial plan review submittal has been made, the Engineering Department planchecker will check the submittal package and work with the engineer of work to address review comments. When the plancheck items have been resolved and all associated requirements have been satisfied, the planchecker will coordinate final approval of the plans. The plan examination phase is discussed below; Section 2.503 discusses various requirements associated with Grading and Improvement Permits, and Section 2.504 covers the final approval process. The Engineering Department will 2.502.1Plancheck Overview. check the plan for compliance with the conditions of approval for any associated discretionary permits and conformance with City codes and requirements. An improvement plan checklist is given in Appendix 2.33 of this manual. The plan review does not relieve the applicant’s engineer of the ultimate responsibility for the design and sufficiency of the plans. The engineer of work and the applicant are responsible for reading the conditions of approval for any associated discretionary permits and for complying with all items. When the reviewer has finished the plan examination, the plancheck package including a copy of the plans and accompanying documents will be returned to the engineer of work for corrections. Necessary corrections and missing items will be noted in red. Any missing items or corrections which may have been inadvertently overlooked on the first and/ or subsequent examinations are still the engineer of work’s responsibility and must be complied with prior to the plans being considered for approval. Ý¸¿°¬»® î °¿¹» îóïé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.502.2Plancheck By Other Departments and Agencies. The Engineering Department coordinates the submittal and checking of all materials related to Grading and Improvement Plans on behalf of the other City departments. The package returned to the engineer of work will include available comments from other City departments if those departments routed comments to the Engineering Department instead of to the engineer of work directly. In some cases, the plans may require the approval of a district or agency distinct from the City, such as Leucadia County Wastewater District, Olivenhain Municipal Water District, or the County Department of Environmental Health. In such cases, the engineer of work is required to process the plans separately with the autonomous district; the City does not coordinate this review. The engineer of work is responsible for communicating directly with other departments, agencies, and autonomous districts reviewing the plans as well as for resolving all plan review issues to ensure satisfaction with all departments and districts prior to plan approval. 2.502.3Plancheck Resubmittals. After all of the requested plancheck corrections have been made to the plan and accompanying documents, the entire package including previous check prints, reference documents, and the requested number of revised plans and other documents shall be submitted to the Engineering Department for re- examination; see Section 2.501 of this manual regarding requirements for submittal completeness. This submittal process is repeated until all requests for correction have been addressed to the satisfaction of the City Engineer. 2.502.4Plancheck Turnaround Time.The plan review turnaround time depends upon a number of factors, including City workload. The extent of plan review comments and the number of resubmittals required is dependent upon the complexity of the project, the adequacy of materials submitted for review, and the responsiveness of the engineer of work and applicant; the extent of the review comments may vary between projects. Plans are reviewed Ð¿¹» îóïè ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç in the order received; resubmittals do not receive priority over initial submittals in the plancheck queue. Most submittals will require at least two plan reviews before the plans are deemed ready for approval. 2.502.5Release of Plancheck Package. Plancheck items shall not be released except to the engineer of work or authorized representative. If the engineer of work wishes to allow another individual, such as the applicant, to process the plan review on his or her behalf, a letter of permission to release materials to that person shall be submitted to the City. Approved plans are public record, and copies of such Record Drawings may be obtained from City files by any requestor. Mylars of public record plans on file with the City may be released only to licensed, bonded blueprint companies. 2.503CONSIDERATIONS FOR GRADING AND IMPROVEMENT PLAN APPROVAL. The planchecker must determine that all requirements associated with the plancheck have been satisfactorily completed prior to seeking plan approval. The determination that the plans are ready for approval may be made only when all plan corrections have been addressed to the satisfaction of the City Engineer, and all of the associated project items below have been satisfactorily addressed. Some requirements may not be applicable to a particular project. A.All conditions of approval have been satisfied. B. All required covenants and/or easements have been recorded with the County Recorder, conformed copies have been submitted to the City Engineer, and the recording information has been entered on the plans. Other than the exceptions noted below, these documents are prepared by the Engineering Department. A description of some of the typical covenants appears below. Ý¸¿°¬»® î °¿¹» îóïç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 1.Hold Harmless for Drainage.In cases where pre- development cross-lot drainage patterns will be maintained without the installation of a storm drain system and the grant of applicable public and/or private drainage easements, this covenant is required. 2.Maintenance Agreement for Private Street and Drainage Facilities. This document is required only when private street and drainage facilities are proposed. 3.Maintenance Agreement for Private Storm Water Pollution Control Facilities. This document is required for all projects meeting the definition of a “priority project” for storm water pollution control. The engineer is required to prepare the project legal description and a plat of the facilities being reserved for storm water pollution control treatment. 4.Emergency Vehicular Access Easement. In cases in which an access easement for emergency vehicles is required, the Fire Department will prepare this easement document. 5.Encroachment Covenant. This covenant will be required if an encroachment permit is approved to allow the permanent encroachment of private facilities within the existing or proposed public right- of-way. The document provides for the future removal of the private facilities by the City, without replacement, as necessary for public use of the right-of-way. Encroachment permits are discussed in Section 2.201 of this manual, and a sample Encroachment Maintenance and Removal Agreement is included as Appendix 1.21 of this manual. 6.Grant of City Highway Easement. This easement is required if the City determines that additional right- of-way dedication is required. 7.Grant of Miscellaneous Easements. Required easements may include drainage easements, sewer Ð¿¹» îóîð ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç easements, and other various easements, both public and private. C. The engineer of work has acquired preliminary approval from all City Departments and from the San Dieguito Water District so that the plans will be able to be approved and signed by each of those concerned departments or agencies without modification. In some cases, projects will fall under the jurisdiction of an outside agency such as San Diego County Department of Environmental Health, Leucadia Wastewater District, or Olivenhain Municipal Water District; if so, the engineer of work shall acquire preliminary approval from the applicable agency or agencies prior to the Engineering Department considering the plans for final approval. D. If required, a Notice of Intent (NOI) has been filed with the State Regional Water Quality Control Board (RWQCB) and a Storm Water Pollution Prevention Plan (SWPPP) has been reviewed and approved by the City. E. The cost estimate prepared by the engineer of work has been reviewed and approved by the Engineering Department, and the following, when required, have been posted with or paid to the Engineering Department: 1. Security to ensure performance, labor, and materials for any associated grading, erosion control and/ or improvements. Forms of posted surety acceptable to the City are given in a list included as Appendix 1.7(a) of this manual. 2. Securities to ensure the performance of required utility undergrounding in the amount of the utility companies’ estimates have been posted with the City; the City Engineer may prescribe a fixed unit cost for undergrounding, in which case the security posted with the City shall be based on that amount. Alternately, evidence of full payment to each utility company concerned may be provided, in which case the applicant may be required to post with the City only surety to guarantee the associated trenchwork. Ý¸¿°¬»® î °¿¹» îóîï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 3. Inspection, flood control, and NPDES inspection fees. 4. All other special deposits required by the conditions of approval. 5. Any deficit balances and all other required City fees, deposits, assessments, and charges. F. The following documents have been reviewed and approved by the planchecker: 1. Drainage report. 2. Storm water pollution control BMP calculations, if required. 3. Soils/ geotechnical reports. 4. Erosion control plan. 5. A complete and signed BMP verification form, if required. 6. Landscape, shoring, or any other specialty plans, if required. 7. Letters of permission from adjacent property owners for offsite work, if work on adjacent private properties is proposed. G. Any applicable public utility letters and/or joint use agreements have been submitted to and approved by the City Engineer. H. The project soils reports and geotechnical documents have been reviewed and approved by the City Geotechnical Consultant, if required. I. The project structural or shoring calculations and plans have been reviewed and approved by the City Structural Consultant, if applicable. J. An encroachment permit has been issued for proposed encroachment into the public right-of-way, if applicable. Ð¿¹» îóîî ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç K. Wastewater discharge permits for the discharge of water from an excavation during construction have been issued by the Regional Water Quality Control Board and from the City. 2.504GRADING AND IMPROVEMENT PLAN APPROVAL. 2.504.1General Information. At such time as the plan prints are determined to be satisfactory and all associated requirements have been satisfied, the project planchecker will transmit to the engineer of work a request for the mylar plan to be processed for final approval. The engineer of work will process the mylar original with each department or district to obtain approval signatures. All necessary City, San Dieguito Water District, and other district signatures, except Engineering Department signatures, must be obtained on the title sheet before the mylar plan is submitted to the Engineering Department. Only the approval signatures of the Engineering Department are not required prior to the submittal of the mylars for final approval. The process for obtaining the signatures from each department is described in Appendix 1.5(a) of this manual. In some cases, the plans may require the signatures of an agency distinct from the City, such as Leucadia County Wastewater District, Olivenhain Municipal Water District, or the County Department of Environmental Health. In these cases, the engineer of work is required to process the plans during plancheck separately with the autonomous district and will be required to obtain the approval signature from that district on the mylar plan before it is submitted to the Engineering Department. Once all signatures have been obtained on the mylar, the signed mylar plan together with the required number of prints and all previous plancheck items will be submitted in one complete package to the Engineering Department. The planchecker will coordinate acquisition of the approval signatures of the Development Review Division Senior Civil Engineer and the City Engineer. At such time as both Ý¸¿°¬»® î °¿¹» îóîí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç signatures have been obtained, the plans are approved and considered to be an official public record. The plans may then be released to a bonded blueprint company or the engineer of work for reproduction as required as per the bond and fee letter (see Section 2.205.2 below) and permit issuance requirements. No stick-ons shall be allowed on Grading or Improvement Plan mylars submitted for final approval. Each owner listed on the title report shall sign the plan beneath the owner’s certificate in permanent black ink; evidence of authority to sign for more complicated forms of ownership is discussed in Appendix 1.12 of this manual. The certificate of responsibility and each plan sheet shall be wet-signed and wet-stamped by the engineer of work in permanent black ink. Specialty plans such as structural, shoring, or landscape plans shall bear a wet-signed certificate of responsibility from the professional assuming professional responsibility for the design, and each specialty sheet shall be wet-signed and stamped by that individual. Approval of the plans shall not be construed as approval of the gas, electric, telephone, and cable television service construction plans, which may require subsequent approval by the appropriate agencies. 2.504.2Duration Plan Approval Remains Valid. If the permit is not issued within six months from the date of approval of the drawings, the plans will be subject to review by the City for compliance with current codes and regulations before a permit can be issued. Changes to the approved plans as well as additional plancheck, construction change, inspection, or other fees may be required. 2.504.3 Duration Permit Remains Valid. Work covered by an Engineering permit shall commence within 90 days of permit issuance or the permit shall become invalid. Engineering permits expire following 90 days of inactivity on the work covered by the permit; refer to Municipal Code Section 23.24.240 for further information. Permits may expire earlier due to contractor insurance expirations or other City requirements. An expiration notice may or may not be Ð¿¹» îóîì ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç issued to the applicant for a permit that is about to expire; a sample expiration notice for grading permits is included in Appendix 2.19. 2.504.4 Effects of Change in Engineering Standard. Standards and City requirements may from time to time change. Projects are required to comply with the current standards and requirements in accordance with the policy below. A.Plans in Plancheck on the Date Change Takes Effect: New submittals and plans in plancheck after the effective date of the standard or requirement change shall be required to comply with the new standard. B. Plans Unpermitted on the Date Change Takes Effect: Approved plans which have yet to be permitted at the time the new standard takes effect shall comply with the new standard. C.Permit Issued Prior to Date Change Takes Effect: Work under a permit issued prior to the date the change in standard takes effect may be constructed and as-built as approved and permitted. However, if the permit expires or is nullified for any reason, the project shall be required to comply with the new standard. D. Extension of Tentative Map or Parcel Map Approval: Where an extension of the tentative approval of the development is necessary, the corresponding plans may be required to comply with new standard. In some cases, an extension will not be granted for tentative maps or parcel maps required to conform with a new standard; consult the Planning Department for more information. 2.504.5Appeal of Requirement Imposed by the City Engineer. An applicant may appeal a requirement imposed by the City Engineer to the City Council. The standard City Council appeals process is followed. The decision of the City Council is final and may not be appealed. Ý¸¿°¬»® î °¿¹» îóîë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.505DETERMINATION OF FEES AND POSTING OF SECURITIES. At such time as the planchecker has completed the plan examination, found the plans satisfactory, and determined that all the associated requirements are met, the planchecker will review and approve the engineer of work’s cost estimate and issue a Bond and Fee letter listing all of the items required for issuance of the permit. 2.505.1Preparation and Approval of the Engineer’s Cost Estimate. The cost estimate is prepared, stamped, and wet-signed by the engineer of work. The estimate is required to utilize the then-current City of Encinitas unit price list and required to include all public and private work proposed on the plan. The Unit Price List is attached as Appendix 3.14 of this manual. The planchecker will review the engineer of work’s cost estimate for completeness relative to the work proposed on the final version of the plans and for conformance with the then-current City unit price list. Once the cost estimate is approved, the bond and fee letter may be issued, provided that all other requirements are satisfied. If a project falls under the jurisdiction of other agencies such as San Dieguito Water District, Leucadia Wastewater District, or Olivenhain Municipal Water District, those agencies may require separate bonds to be posted for the work within their purview. In some cases, the planchecker may allow the preparation of two separate cost estimates, one including all the work shown on the plan and a second including only the items necessary to secure the site, to protect the public safety and welfare, and to protect storm water quality if construction is abandoned. In this case, the required surety for the project will be based upon the reduced cost estimate. If the work proposed includes both private and public improvements, separate estimates are to be prepared; one for the private grading and improvements and a second for public improvement work. A cost estimate from the utility companies concerned may also be needed if full payment for any required undergrounding work has not yet been made to the utility companies, or the City Engineer may prescribe a fixed unit cost to be used for undergrounding work.If full payment has already Ð¿¹» îóîê ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç been made, an estimate for only the trenchwork involved will be required. 2.505.2Issuance of the Bond and Fee Letter. The planchecker will issue to the applicant and the engineer a bond and fee letter based upon the City-approved engineer’s cost estimate. The bond and fee letter generally lists the amount of surety required to be posted to secure the work, the amount of inspection and other fees to be paid, and the type and quantity of items required to be submitted at the time permit issuance is sought. It may also include miscellaneous fees or requirements which are project specific and must be satisfied prior to issuance of the permit. The bond and fee letter also conveys a variety of information pertinent to permit issuance and the beginning of construction. A sample bond and fee letter is included as Appendix 2.20 of this manual. 2.505.3Posting of Securities. Information on the requirements for securities is included in Appendix 1.7(a) of this manual. Instructions for the assignment of an account to the City and for the completion of an irrevocable standby letter of credit are included as Appendices 1.7(b) and 1.7(c), respectively. General requirements for posting security are discussed below. A minimum of 20% and up to 100% of the security deposit for Grading Permits shall be in the form of cash, certificate of deposit, letter of credit, or an assignment of account. Up to 80% of the security deposit for Grading Permits may be in the form of auto-renewing performance, labor, and materials bonds issued by a State of California licensed surety company. Up to 100% of the security deposits required for Improvement Permits, security for undergrounding of overhead utilities, and security for deferred monumentation may be in the form of auto-renewing labor and materials bonds issued by a State of California licensed surety company. Cash, certificates of deposit, letters of credit, and assignments of account are also acceptable financial instruments. Ý¸¿°¬»® î °¿¹» îóîé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç If a certificate of deposit (CD) will be utilized to post the entirety of the security required for a Grading or Improvement Permit, two separate CD’s for 25% and 75% of the required amount should be obtained in order to facilitate any future partial release of those securities. The CD’s may be of any term but must be auto-renewing. Any CD must specify the City of Encinitas as a certificate holder and include a clause that until the City of Encinitas provides a written request for release of the CD, the balance shall be available to the City upon its sole request. Bonds posted as surety shall list the bonding company or brokerage firm name and address, the project permit number, and the name of the owner. In addition, bonds shall state that they are auto-renewing and shall be held until such time as the City provides a written request for the bond to be released. The format of any financial instrument is subject to City approval, may be in the owner’s name only, and must list the City of Encinitas as a Certificate Holder. 2.506PERMIT ISSUANCE. The applicant, engineer of work, or person acting on behalf of the applicant may acquire the Grading or Improvement Permit. To do so, each of the items listed in the Bond and Fee Letter shall be brought in the required quantities to the Engineering front counter at the time permit issuance is sought. The quantities of each item requested in the Bond and Fee Letter must be submitted; quantities may not be reduced, even if copies have previously been submitted to the City during the plancheck process. Incomplete or piecemeal packages will not be accepted, and the project planchecker will not accept any of the required items; they must be submitted to the Engineering front counter in one complete package. The applicant will be required to complete an Engineering Development Application and submit the application with the other required documents. If any work is proposed within a public right-of-way or easement, the applicant will need to supply the name, Ð¿¹» îóîè ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç license number, and contact information of the contractor who will perform the work, prior to issuance of the permit. For work within the public right-of-way only, the contractor is required to have a current State of California Type A license; the contractor shall hold a valid liability insurance policy with at least one million dollars of coverage and with the City of Encinitas listed on the policy as “additionally insured”. The insurance company is required to provide to the City evidence of this coverage prior to issuance of the permit. The requirements for proof of insurance are included in Appendix 2.6 of this manual. If any work within a public right-of-way or easement is proposed but not permitted by an Improvement Permit, a right-of-way construction permit will also be required. Right-of-Way Construction Permits are discussed in Section 2.206 of this manual. The Engineering front counter staff will verify that all items required as per the Bond and Fee Letter have been provided, that the securities posted meet the City’s minimum requirements, and that all fees listed in the Bond and Fee Letter and other required fees have been paid. Following the determination that each of these items has been satisfactorily addressed, the Engineering Department will assign a City inspector to the project and issue the permit. 2.507CONSTRUCTION CHANGES. Construction change approvals are required for any deviation from the approved plans, unless otherwise approved in advance by the City Engineer. At the discretion of the City Engineer, construction deviating from the approved plan and performed without an approved construction change may require removal or modification of the construction. Work on the construction of the proposed change may not begin until the City field inspector has received the approved construction change. The as-built process discussed in Section 2.611 is not a replacement for the construction change process; projects are required to first obtain construction change approval prior to performing the construction and prior to submitting as-builts. Ý¸¿°¬»® î °¿¹» îóîç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.507.1Preparation of Construction Change Drawings. Only the engineer of work may modify the approved plan. The engineer of work shall obtain from the City the mylar original of the drawing bearing all the approval signatures, run print sets from it, and show the proposed changes in red ink on those print sets; changes to the mylar may not be made without prior City approval. Plans showing the proposed changes in red ink overlain on prints of the originally approved plans are called “redlines”. Each revision is to be “clouded” on the plan and labeled with a “delta”. A corresponding “delta” for the proposed change shall be added to the title sheet and to each of the following sheets on which a change is being made. Construction change deltas are to be numbered in increasing sequential order, with the first change to the plan being “delta 1”. For example, the first time the plan is submitted for a construction change, the proposed changes on all sheets will be labeled as “delta 1”. The next time a new construction change is proposed, the changes on all sheets will be labeled as “delta 2”. The engineer of work shall note a brief description of the proposed construction change in the lower left-hand corner of the title sheet and of each sheet on which a change is proposed. At such time as the City approves the construction change, the approval signature will be added beside that description. 2.507.2Construction Change Fees. Construction change plancheck fees in accordance with the then-current fee schedule are due upon the initial submittal of the construction change. The construction change fee is a per-sheet amount that is charged for each modified sheet, including the title sheet. If, at the discretion of the City Engineer or the engineer of work, a plan sheet needs to be voided and a new sheet inserted in order to show the proposed changes clearly, the applicant will be charged the standard plancheck fee for the new sheet in lieu of the construction change fee. Construction change plancheck fees are non-refundable. Ð¿¹» îóíð ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.507.3The Construction Change Plancheck Process. The required number of redlined prints made from the original, signed mylar are submitted to the Engineering Department front counter and routed to the project planchecker. The construction change plancheck process parallels the process described in Section 2.502 of this manual, with the exception that plans are not generally routed to all City departments. However, some construction changes will require approval from other agencies, districts, or departments prior to Engineering Department approval. At such time as the proposed construction change is conceptually determined to be consistent with municipal standards and requirements, the planchecker will transmit to the engineer of work authorization to obtain the mylar from the City and make the changes, as they were authorized by the planchecker, on the original record drawing. The revised mylar is then submitted back to the City with all previous plancheck documents and with two fresh sets of redlines. Upon receipt of the revised mylar, the planchecker will ensure the change meets the City’s requirements and then obtain the City approval signature beside the new “delta” added to the plan revisions box in the lower left-hand corner of the title block. Once the signature is obtained, the mylar will once again be released back to the engineer of work, who will run an additional two sets of prints from the mylar. The engineer of work is then required to return to the Engineering front counter the mylar for re-filing and the prints for routing to the Engineering inspector. Work on the proposed change may commence once the final prints have been returned to the City and received by the project Engineering inspector. 2.507.4Change of Engineer. If the applicant wishes to work with a different engineer, soils engineer, or engineering geologist following the original approval of the plan, a construction change showing the transfer of professional responsibility is required as per Municipal Code Section 23.24.360. The plan title sheet shall be revised with a new engineer’s or soils engineer’s statement of responsibility, wet-signed, and wet- stamped by the engineer assuming professional Ý¸¿°¬»® î °¿¹» îóíï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç responsibility. The proposed change will be submitted and follow the process outlined in Section 2.507.3 above. The following items shall also be provided prior to approval of the construction change: A.The applicant shall submit a letter of notification verifying the change of the responsible professional as given in Appendix 2.21(c). B.The new engineer of work shall submit an assumption of responsibility letter stating that s/he has reviewed all available prior reports, and/or plans [specified by date and title], and work performed by the prior responsible professional; concurs with the findings, conclusions, and recommendations; and is satisfied with the work performed. The letter must state the precise date on which the new engineer will assume all responsibility within professional purview. The letter format is given in Appendix 2.21(a) of this manual. Exceptions must be approved by the City Engineer. C.The original engineer of work shall submit a release of responsibility letter. Language for the letter is given in Appendix 2.21(b) of this manual. In the event this letter cannot be obtained, the applicant may send a letter to the original engineer of work stating that the responsibility is shifting to a new engineer, naming that firm or individual, and including a date after which the original engineer will no longer be responsible for the project. A copy of the registered letter, proof of mailing, and the recipient’s signature as proof of receipt shall be submitted to the City. 2.507.5Change of Property Ownership. A construction change to reflect new ownership is required if the property is sold or title is transferred. The engineer of work shall revise the original mylar to include a new owner’s certificate signed by the new owner with the new owner name and contact information appearing below it. A title report or grant deed less than six months old confirming the new ownership will also be required. The proposed change will be submitted and follow the process outlined in Section 2.507.3 above. Replacement surety shall be posted in the name of the new Ð¿¹» îóíî ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç owner prior to the release of any remaining surety under the name of the former owner. 2.507.6Plan Change Requested by City Engineer. When plan revisions are deemed necessary by the City Engineer to protect the public health and safety, or as field conditions may require, a written requirement for modification shall be transmitted to the applicant or the engineer of work. The engineer shall revise the plans and transmit the originals to the City Engineer within the time specified by the City Engineer. Construction of all or a portion of the improvements may be stopped by the City Engineer until revised drawings have been submitted and approved. 2.508THE EMERGENCY GRADING PERMIT PROCESS FOR BLUFF STABILIZATION. Coastal bluff stabilization projects are required to obtain a standard Grading Permit prior to approval of any coastal development permit or an Emergency Grading Permit, as applicable. When an emergency project is submitted to the Coastal Commission, Coastal staff will route the emergency project application to the City for Engineering Department review and approval. The applicant is required to obtain either an interim Emergency Grading Permit first if, in the opinion of the City Engineer, the circumstances require it; a standard Grading Permit is also always required instead of or in addition to the Emergency Grading Permit. The processing for each of these permits is discussed below. 2.508.1Emergency Grading Permit. If the emergency nature of the project does not allow enough time for the processing of a Grading Plan, the Engineering Department will process an expedited Interim Emergency Grading Permit in order to allow work to begin as quickly as possible. Subsequent to the issuance of the Interim Emergency Grading Permit, the applicant will be required to submit an application for a standard Grading Permit as described in Section 2.508.2 below. The fees charged for the processing of the Interim Emergency Grading Permit will be credited towards the fees due for the standard Grading Permit. The Engineering Ý¸¿°¬»® î °¿¹» îóíí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Department processing of the Emergency grading Permit will include: A.Routing plans to the Planning Department. B.Routing the structural design and calculations to the City’s third-party structural reviewer. C.Routing the geotechnical items to the City’s third-party geotechnical reviewer. D.Conducting the Engineering Department review of the plans. E.Collecting fees for interim permit plancheck and project inspection. F.Ensuring that the minimum required security has been posted with the Engineering Department, as described in Section 2.508.2 below. G.Issuing a Beach Encroachment Permit if the proposed work requires access from the beach. H.Issuing an Interim Emergency Grading Permit after items (a) through (G) above are satisfied. 2.508.2 Standard Grading Permit for Bluff Stabilization. If the nature of the situation allows, Engineering will process only a standard Grading Plan for the Emergency Permit. If the critical nature of the necessary emergency work does not allow a standard Grading Plan to be processed initially, the City will first process and issue an Interim Emergency Grading Permit as described in Section 2.508.1 above in order to allow emergency work to begin quickly, then will initiate the processing of the standard Grading Permit as described below. The fees paid towards the Interim Emergency Grading Permit will be credited towards the processing of the standard Grading Permit. A cost estimate prepared by the engineer of work and consistent with the then-current City-approved price list shall be submitted, and the security posted for the project shall comply with the requirements listed below. Ð¿¹» îóíì ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç A. The cost estimate shall include 25% of the cost of the shoring and structural stabilization of the bluff (seawall, tie-backs, caissons, or other). B. The cost estimate shall include 100% of the estimated cost of any grading, drainage, required landscaping and irrigation, and proposed driveway pavement. C. The cost estimate shall include a line item for 100% of the finish surfacing of the seawalls based upon the then-current City unit price plus the City-approved mobilization cost. D. The cost estimate shall include a line item for the restoration of the beach access if construction access from the beach is needed.The amount shall be based upon the then-current City-approved cost for beach access restoration. E. A minimum of 20% of the cost estimate or $5,000.00, whichever is greater, shall be posted as cash, certificate of deposit (CD), or letter of credit. The balance of the security may be posted with a bond. F. The Bond and Fee Letter for the project will indicate that the one-time partial release of up to 75% of the original bond amount will be subject to field inspections and approval. The allowed partial release may be less than 75% and may not be available to all projects. G. The Bond and Fee Letter will indicate that the final grading approval and release of any remaining securities is subject to the approval of the Coastal Development Permit for the project as well and the approvals of the Planning Department and the Parks and Recreation Department. Ý¸¿°¬»® î °¿¹» îóíë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.600 THE CONSTRUCTION PROCESS FOR GRADING AND IMPROVEMENT PERMITS. The construction process begins upon permit issuance and includes the preconstruction meeting, the construction process, meeting all City and third-party inspection requirements, issuance of certification when certain levels of completion have been attained, preparation of as-built drawings, project completion and signoff, the applicable warranty period, and partial and/or full release of project securities. A flow chart included in Appendix 2.23 of this manual illustrates the typical administrative process for the construction phase of the project. The sections below elaborate on each of the steps involved. 2.601PRECONSTRUCTION MEETING. At the time of permit issuance, the City will assign to the project an Engineering Inspector. The name and telephone number of this inspector will be printed on the permit given to the applicant. The applicant is required to schedule a preconstruction meeting with this inspector by calling the listed telephone number a minimum of two business days prior to the anticipated start of construction. The preconstruction meeting should include the inspector, geologist, civil engineer, contractor, and owner/ applicant. No work including grading, brushing, clearing, and public or private improvements may be performed before the preconstruction meeting has been held. During the preconstruction meeting, the inspector will review the project plans with the applicant or agent, explain the sequence of events in the construction process, and discuss any special requirements. Construction may not begin until after the preconstruction meeting has been held. 2.602START OF CONSTRUCTION AND INSPECTION. Once construction has begun, the applicant can expect that the Engineering Inspector will visit the job site at pre- established meeting times and at times unannounced. The person performing the work is required to notify the Engineering Inspector a minimum of twenty-four hours prior to certain work being ready for inspection, as is described in Ð¿¹» îóíê ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Section 23.24.290 of the Municipal Code. The inspector will observe the work in the field for compliance with the approved plans, applicable standards, and with generally accepted engineering and construction practice. Work performed without the benefit of inspection or work not consistent with the approved plans may be subject to removal and/ or correction. 2.603CONSTRUCTION CHANGES AND COMMUNICATION DURING CONSTRUCTION. All communications between the contractor, City, and applicant that may result in any changes to the approved plans shall be in writing. Neither the contractor nor the engineer of work shall modify the construction or the plans based upon a verbal agreement with the City Inspector or with any other City official. If a change to the plans, engineer of work, soils engineer, engineering geologist, or property owner is proposed after plan approval, a construction change must first be approved by the City. The construction change plancheck process is described in Section 2.507.3 above. 2.604AFTER-HOURS INSPECTIONS. If after-hours work is requested, the applicant shall submit An after-hours inspection request to the City a minimum of 48 hours prior to the date for which the after-hours inspection is requested. An additional inspection fee is assessed in order to cover the City’s additional costs for the inspection; this fee is determined on a case-by-case basis. An After-Hours Inspection Request form is included as Appendix 2.24 of this manual. 2.605PERMIT SUSPENSION AND STOP-WORKNOTICES. The Engineering inspector may suspend a permit and issue a stop-work notice if work which is inconsistent with the approved plans, unpermitted, dangerous to the public health, safety, and/or welfare, or otherwise unacceptable has been or is being performed. The stop-work notice will detail the nature of the work causing the notice and will give contact information for the Engineering Inspector. The recipient of the notice shall contact the listed Engineering Ý¸¿°¬»® î °¿¹» îóíé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Inspector to discuss steps to remedy the situation. Construction work may begin again when the stop-work notice has been lifted by the City Inspector. 2.606ROUGH GRADE APPROVAL FOR GRADING PLANS. At such time as the Engineering Inspector determines that the project work is nearing a level acceptable for rough- grade approval, the inspector may issue a punch list to the applicant listing which remaining tasks must be executed prior to issuance of rough grade approval. These tasks typically include, at a minimum, a pad certification and as- graded soils report as discussed in parts 2.606.1 and 2.606.2 below. The Engineering Inspector should be contacted for all questions relative to the punch list and the status of the rough grade approval. Standard requirements for rough grade approval are included the rough grade approval request form in Appendix 2.25 of this manual. When all of the general and project-specific requirements for rough grade approval have been addressed, the applicant may request rough grade approval by submitting the Rough Grading Approval Request form included in Appendix 2.25 of this manual. Following a satisfactory inspection and receipt of required documents, the Engineering Inspector will process paperwork with the City stating that rough grade approval has been issued. Engineering Department front counter staff will receive from the project inspector a copy of the rough grade approval. In certain exceptional cases, the City Engineer may allow conditional rough grade approval to be issued. This is discussed in Section 2.607 below. 2.606.1 Pad Certification. The engineer of work is required to certify that the pad elevations as shown on the approved Grading Plan have been field verified and have been attained within a tolerance of 0.1 ft. The engineer of work shall also certify that all drainage devices, retaining walls, temporary and permanent erosion control devices, and manufactured slopes have been constructed in conformance with the approved plan. The pad certification shall be provided to the Engineering Inspector; the project planchecker cannot Ð¿¹» îóíè ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç accept the certification letter. A sample pad certification is included in Appendix 2.26 of this manual. 2.606.2As-Graded Soils Report. The geotechnical engineer of work shall provide a geotechnical report certifying that the grading has been performed in accordance with the approved project soils report(s). The compaction test results shall be submitted to the City and approved by the Engineering Inspector. 2.607ROUGH GRADE CONDITIONAL APPROVAL FOR GRADING PLANS. In some circumstances, such as when a basement or subterranean garage is proposed, the Engineering Inspector may allow issuance of a conditional rough grade approval. The primary intention of the conditional rough grade approval is to facilitate the completion of rough grading associated with retaining walls that are also a part of the proposed building. The conditional rough grade approval allows for only the construction and Building Department inspection of foundations, footings, and certain retaining walls that are a part of the building, and not for delivery of timber to the site. When additional requirements have been met to the satisfaction of the City Engineer, the Engineering Inspector will issue the standard rough grade approval as discussed in Section 2.606 above. A sample rough grade conditional approval form is included in Appendix 2.27. 2.608BUILDING PERMIT CLEARANCE BY THE ENGINEERING DEPARTMENT. Both Grading and Building Permits may be required for a particular project. If so, the applicant must receive rough grade approval or conditional rough grade approval from the Engineering Inspector before the Engineering Department will allow the Building Permit to be issued, unless otherwise allowed by the City Engineer. In this case, the applicant shall request at the Engineering front counter a release of the hold on the Building Permit once the rough grade approval or conditional rough grade approval has been issued. Engineering front counter staff will verify that the Engineering Department review of the Building Plan is complete, any applicable Sewer Fees have been paid, and Ý¸¿°¬»® î °¿¹» îóíç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç that no further issues are required to be resolved before releasing the Engineering Department hold on the Building Permit. Other Engineering Department fees such as Flood Control and Traffic Mitigation Fees may be deferred until building occupancy. These fees are explained in Section 2.403 above. 2.609PARTIAL SECURITY RELEASE. Prior to obtaining the Grading or Improvement Permit, the applicant must post with the Engineering Department security ensuring performance of the work, in accordance with Section 2.505.3 of this manual. The applicant is eligible for a single partial release of up to 75% of those securities upon issuance of rough grade approval or as determined by the Engineering Inspector. The percentage amount of the one-time release will approximately correlate with the percentage of work performed. The partial release will be automatically initiated by the City upon receipt of the Engineering Inspector’s approval; the applicant need not contact the City to request the release. The processing and release of securities may take up to 4 weeks after the release process is initiated by the project Engineering Inspector. Any cash releases will be mailed to the address on the Bond and Fee Letter unless the City is otherwise notified, and all letters mailed to a financial institution will be copied to the owner/ applicant listed thereon. 2.610ENGINEERING DEPARTMENT FIELD CLEARANCE FOR BUILDING OCCUPANCY. Certain projects may require a Building Permit in addition to the Engineering permits. The Engineering Department maintains a hold on the release of building occupancy until such time as an Engineering Inspector has issued field clearance for occupancy and the required Engineering Department fees have been paid. When requested, the Engineering Inspector will visit the site to certify that the precise grading and drainage is substantially complete. The inspector will then complete and provide to the Engineering front counter staff a signed Field Clearance for Occupancy form. At such time as the counter staff is in possession of the signed Field Clearance for Occupancy form, the project applicant may come to the Engineering front counter with Ð¿¹» îóìð ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç the project “Blue Card” issued for the project and pay the Traffic Control and Flood Control Fees that have been deferred until the time of building occupancy. The front counter staff will then clear the Engineering Department hold on the building occupancy. Sample Field Clearance to Allow Occupancy and “Blue Card” forms are included as Appendices 2.28 and 2.29 of this manual, respectively. For those Building Permits not associated with a Grading Permit, the stormwater pollution control BMP inspection must be performed to verify satisfactory installation of the required BMPs prior to the Engineering Department releasing the hold on the issuance of building occupancy. In such case, the Engineering front counter will also require the completed BMP approval form to have been submitted by the Stormwater Inspector before the applicant may request signoff of the project “Blue Card”. 2.611AS-BUILT (RECORD) DRAWINGS. Following full completion of all work shown on the proposed plans, the engineer of work shall submit two redlined prints made from the approved, signed plans showing deviations from the approved design. The red-lines will be reviewed both by field and office staff and will be returned to the engineer of work with comments, if any. The as-built process will continue until all outstanding items have been resolved. At such time, the City will release the original mylar for drafting of the as-built changes onto the mylar record drawing. The red-lined prints and the revised mylars should then be returned to the City for the final approval signatures. For Grading Permits, the engineer of work shall also submit a statement of compliance as described in Section 2.611.1 below. No construction changes are allowed to be approved as as- builts, and plans that differ significantly from the approved drawing may be required, at the discretion of the City Engineer, to submit for a construction change before the processing of the as-builts will be allowed. The construction change process is discussed in Section 2.507.3 of this manual. Ý¸¿°¬»® î °¿¹» îóìï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.611.1 Engineer’s Final Grading Certification. Upon submittal of the as-built drawings to the City, the engineer of work shall issue to the Engineering Inspector a statement of compliance certifying that the final grading and drainage are in substantial conformance with the approved plan, that the work has been performed consistent with Municipal Code requirements, and that the as-built drawings submitted to the City accurately reflect any deviations from the originally approved plan. The letter shall be signed and stamped by the engineer of work. A sample final grading certification letter is included in Appendix 2.30. 2.611.2Soils Engineer’s Final Grading Report. The geotechnical engineer of work shall provide a geotechnical report certifying that the final grading has been performed in accordance with the approved project soils report(s). The compaction test results shall be submitted to the City and approved by the Engineering Inspector. 2.612FINAL INSPECTION AND RELEASE OF GRADING OR IMPROVEMENT PERMIT. After the permitted work is entirely complete, the as-builts have been approved, and any other general or project- specific requirements have been satisfied to the satisfaction of the City Engineer, the Engineering Inspector will issue final approval of the Grading or Improvement Permit. For public Improvement Permits only, a one-year warranty period then commences, which is explained in Section 2.614 below. 2.613FINAL RELEASE OF SECURITIES. The complete release of project securities in the case of Grading Permits or the partial release of securities in the case of Improvement Permits is automatically initiated by the City after submission of satisfactory final as-built drawings to the City and approval by the project Engineering Inspector and Engineering staff. Satisfactory completion of the final inspection certified by the project Engineering Inspector is a prerequisite to full release of the security deposit for any Grading Permit. A sum in the amount of 25% of the securities posted for public Ð¿¹» îóìî ½¸¿°¬»® î Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Improvement Permits will be held for a one-year warranty period, and a release is automatically initiated at the end of that warranty period. The improvement plan warranty period is discussed in Section 2.614 below. Applicant requests for the release of securities cannot be addressed without prior release approval from the Engineering Inspector. The processing and release of securities may take up to four weeks after the release process is initiated by the project Engineering Inspector. Any cash releases will be mailed to the address on the Bond and Fee Letter unless the City is otherwise notified in writing, and all letters mailed to a financial institution will be copied to the owner of record. 2.614PUBLIC IMPROVEMENT PLAN WARRANTY PERIOD AND 25% SECURITY RETENTION. For all public improvements, 25% of the surety posted is retained by the City for a one-year warranty period. The contractor is required to guarantee all improvement work for a period of one year after the date of acceptance of the work by the City. The contractor shall repair or replace any and all such work, together with any other work which may be displaced during that construction, that may prove defective in workmanship and/or materials during the warranty period without any expense to the City. Ordinary unusual abuse and wear and tear are not subject to the warranty provisions. Following the conclusion of the warranty period, the City will perform the final warranty inspection to ensure that no defects due to construction or workmanship have occurred. After the satisfactory inspection, the release of the balance of the surety will automatically be initiated by the City, with the release process as outlined in Section 2.613 above. If defects due to construction or workmanship are discovered, the City will contact the applicant to remedy the work prior to release of the remaining securities. Ý¸¿°¬»® î °¿¹» îóìí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 2.700 UNPERMITTED WORK. In the event that unpermitted work is performed, the City Engineer will issue a stop-work notice and cause the work to be stopped until the necessary permit is obtained. In this case, the permit fee due will be twice that which would normally be required. If grading work is performed without a permit, the City Engineer may cause to be recorded with the County Recorder a notice of grading violation against the property. The notice of grading violation will be lifted at such time as the City Engineer deems the issue satisfactorily remedied. The permitting process to correct the unauthorized work may include, but shall not be limited to: Planning Department, Planning Commission, or other authorized body review of an application for a coastal development permit or other required permits, a review under the California Environmental Quality Act, a permit for development of constrained property, and the satisfaction of other requirements for the intended use of the property. No other permits may be issued until the violation is resolved. For more information, see Municipal Code Section 23.24.330 and Section 2.605 of this manual for information on stop- work procedures. Ð¿¹» îóìì ½¸¿°¬»® î Chapter 3: grading plan preparation and submittal requirements ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 CHAPTER 3 GRADING PLAN PREPARATION AND SUBMITTAL REQUIREMENTS. 3.100 GENERAL INFORMATION FOR GRADING PLANS. The purpose of this chapter is to assist the engineer in preparing a grading plan and submitting it to the City of Encinitas for plancheck. Prior to issuance of a grading permit, the applicant shall submit for City review and approval a grading plancheck submittal. Information pertaining to the preparation of the grading plan is given in Sections 3.200- 3.500, and items to be included with the grading plancheck submittal are discussed in Section 3.600 below. The grading plancheck process, permit issuance, and the inspection process are discussed in Chapter Two of this manual, Permits and Processing Guidelines. 3.101 APPLICABLE STATUTES, REQUIREMENTS, AND REFERENCES. Grading plans shall conform to requirements given in items A through F below. Standard reference documents are listed as items G through J below. The most current version of all documents shall be used. A. City of Encinitas Municipal Code. The Grading Ordinance is Chapter 23 of the Municipal Code. B. Requirements specified in the Conditions of Approval of any associated discretionary permits. C. Requirements and guidelines specified in this manual. D. City and staff policies. E. Generally accepted standards for professional engineering and construction practice. CHAPTER 3 PAGE 3 -1 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 F. The City of Encinitas Best Management Practice Manual Part II. G. Standard Specifications for Public Works Construction, the "Green book"". H. San Diego Area Regional Standard Drawings. I. County of San Diego Hydrology Manual. J. County of San Diego Drainage Design Manual. 3.102 TYPES OF GRADING PERMITS. The City of Encinitas issues several different types of grading permits for different kinds of work; each of these is discussed in turn below. The requirements for Precise, Emergency, and Simplified Grading Permits are generally the same as for standard Grading Permits, and exceptions are noted. 3.102.1 Grading Permits. Standard grading permits are referred to simply as " "Grading Permits ". Grading permits are required for any earth movement, clearing and grubbing, remedial earthwork, drainage modification, and for the creation of new impervious surface areas, unless the work is exempt as per Municipal Code Section 23.24. Requirements for the preparation of grading plans and plancheck submittal are discussed in Sections 3.200 -3.500 and Section 3.600 below, respectively. Modifications to the standard requirements for, Simplified, Emergency, and Precise Grading Permits are noted in those sections and are described more fully in Chapter 2 of this manual, Permits and Processing Requirements. 3.102.2 Simplified Grading Permits. A Simplified Grading Permit may be authorized by the City Engineer instead of a standard Grading Permit if the requirements of Section 23.24.125 of the Municipal Code are met. The applicant is required to obtain permission from the City Engineer to submit a simplified grading plan instead of a standard PAGE 3 -2 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 grading plan prior to making the initial plancheck submittal. If discovered during the plancheck or construction that the requirements for a simplified grading plan/ permit are not met, the applicant may be required to obtain from the City Engineer a standard Grading Permit. 3.102.3 Precise Grading Permits. In some situations, the grading plan initially approved for a project may not show sufficient detail with regards to existing and/ or proposed structures, building pad elevations, building footprints, existing and proposed drainage, and proposed stormwater treatment measures. In other cases, a building pad is graded long before a structure is proposed to be built upon it, necessitating remedial earthwork to ensure the pad is suitable to receive the structure. In such situations, a second grading permit called a Precise Grading Permit may be required; Precise Grading Permits are discussed in Section 23.24.126 of the Municipal Code. If the proposed work for the precise grading is consistent with the standards for a Simplified Grading Permit as discussed in Section 23.24.125 of the Municipal Code, the City Engineer may approve the proposed grading to be submitted as a part of a Simplified Grading Permit, described in Section 3.102.2 above. 3.102.4 Emergency Grading Permits. Emergency Grading Permits may be issued at the discretion of the City Engineer when immediate grading is necessary due to imminent health, safety, and stability issues. The Emergency Grading Permit is intended to allow emergency work to begin with a minimal processing delay; a Standard Grading Permit is then required to be processed in conjunction with the emergency grading permit. The Emergency Grading Permit process is discussed in Chapter 2 of this manual. 3.103 OTHER PERMITS REQUIRED. The issuance of the grading permit does not relieve the applicant of the responsibility to secure other permits and/ or licenses required for work proposed. CHAPTER 3 PAGE 3 -3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.103.1 Engineering Permits. A grading permit will be required for any borrow or fill sites within the City, unless exempt from a permit as per the Municipal Code. Additional permits may be required depending upon the nature of the proposed work, such as Traffic Control, Haul Route, Encroachment, Improvement, and Right -of -Way Construction Permits; these are discussed in Chapter 2: Permits and Processing. 3.103.2 Discretionary Permits. Certain projects will require both a discretionary permit, such as a Coastal Development Permit, as well as a Grading Permit. The initial submittal to the Engineering Department for grading plancheck may not be made until any required discretionary permits have been approved and issued, unless otherwise stipulated by both the Director of the Planning Department and the City Engineer In certain cases, the Director of the Planning Department and the City Engineer may agree to allow the grading plancheck submittal to be made prior to discretionary permit approval at the applicant's own risk, subject to the understanding that if the required discretionary permit is not issued, all plancheck fees that have been paid are refundable only according the approved refund policy, which can be found in Appendix 2.14. In no case, however, shall the Grading Permit be issued before any associated discretionary permits have been approved and issued. 3.103.3 Building Permits. The building plancheck shall not be submitted for review prior to the initial submittal of the grading plancheck, unless otherwise approved by the City Engineer. The Building Permit shall not be issued until issuance of rough grade approval by the Engineering Inspector for the Grading Permit, with the exception noted in the paragraph below. In cases in which the work proposed with the Building Permit is integral to that proposed with the Grading Permit, such basement excavations, the City Engineer and the Director of the Building Department may allow a limited Building Permit to be issued prior to Rough Grade Approval. The limited Building Permit will allow for a PAGE 3 -4 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 reduced scope of work to be completed prior to Rough Grade Approval and the issuance of the full Building Permit. CHAPTER 3 PAGE 3 -5 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.200 GENERAL GRADING PLAN FORMAT REQUIREMENTS. The following items are among those that will be checked during the grading plancheck. Requirements pertaining specifically to the Title, Grading, and Erosion Control sheets are discussed in Sections 3.300, 3.400, and 3.500 of this manual, respectively. 3.201 LEGIBILITY. The grading plan shall be legibly drawn, printed on paper during the plancheck process, and then printed on polyester base film at the time the final grading plan is requested by the City for approval. Lettering shall be no smaller than 0.10 inch. The ink used shall be black, opaque, and permanent in nature. Ink used on polyester base film shall be coated with a suitable substance to assure permanent legibility. Ammonia or electrostatic types of processes are not permitted. No shading or crosshatching will be permitted on map sheets. Sticky - backs are not acceptable. Backside printing is not allowed. 3.202 SHEET SIZE. The size of each sheet shall be 24 x 36 inches. A one -inch margin line shall be drawn completely around each sheet. The margin shall be left blank except for certain information as directed below. 3.203 ITEMS TO APPEAR IN MARGIN. The area outside of the one -inch margin line shall be left blank except for the name, address, and contact information of the engineering office preparing the grading plan. This information shall be included in the margin near the lower right -hand corner of the title sheet. 3.204 TITLE BLOCK. The words " "GRADING PLAN FOR [Name of Project], [Address of Er oject]" shall be printed in the title block at the lower right -hand corner of each sheet. In the lower PAGE 3 -6 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 left -hand corner of the title block, the numbers of any associated discretionary permits and /or any associated grading or improvement plan numbers, including previously issued permits for the property, shall be included. A sample grading title sheet including the title block is included as Appendix 3.2 of this manual and is also available on the City website. 3.205 SHEET NUMBERING. The sheet number and total number of sheets shall be printed on the grading plan as shown in Appendix 3.2. 3.206 SCALE AND NORTH ARROW. The grading plan scale shall be selected in order to allow clarity while minimizing the need for details and tabular data; typical scales are 1" = 20' and 1" = 10'. An engineering scale as opposed to an architectural scale (e.g. 1/4" = 1') shall be utilized. The scale and north arrow shall be shown on all sheets and on details, with the north arrow pointing to the top or right of the sheet. A graphic scale a minimum of four inches long is required. When a detail has no scale, indicate "Not to Scale ". 3.207 TITLE/ SIGNATURE BLOCK. The grading plan shall bear a title/ signature block including a box for every required approval signature and be placed on each sheet of the plan. Grading plans are required to be signed by all City departments, Planning, Fire Prevention, Parks and Recreation, Public Works, and Engineering. In addition, signatures from other agencies such as San Dieguito Water District (SDWD), Olivenhain Municipal Water District (OMWD), Leucadia Wastewater District, and the County Department of Environmental Health shall be included when the project falls under the jurisdiction of one of these agencies. The signature block shall also include the signature of the engineer of work. A construction change block shall be included on the far left side of the signature block. Signatures shall be obtained on the final mylar of the grading plan by the engineer of work or the applicant prior to submittal of the mylar to the Engineering Department for consideration of approval. CHAPTER 3 PAGE 3 -7 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.300 REQUIREMENTS FOR THE GRADING PLAN TITLE SHEET. The title sheet is the first sheet of the grading plan and consists of standard notes, project address and APN, property legal description, owner information, approval signature block, and a legal description of the property being subdivided along with certain required certificates and statements. An example title sheet with the proper location of all certificates and statements is included in Appendix 3.2 and on the City website. 3.301 STANDARD NOTES. The title sheet shall include all of the required notes, including standard grading notes, erosion control notes, and stormwater pollution control notes. These notes are available from the City website and are also included in Appendices 3.3, 3.4, and 3.5 of this manual. Other agencies, such as San Dieguito Water District, may require separate notes to be included on the title sheet. Typical notes for San Dieguito Water District are included in Appendix 3.6. 3.302 PROJECT INFORMATION. The project address, assessor's parcel number(s), and legal description shall be printed on the title sheet. The project address and APN shall also be included in the title block as described in Section 3.204 above. The legal description and APN must match the property title report. 3.303 PERMITTEE INFORMATION. Permittee information including name, company and title (if applicable), mailing address, and phone number shall be shown. The mailing address will be used for project correspondence and may be different than the site address. PAGE 3 -8 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.304 PROJECT STORMWA TER TREATMENT STATUS. The project treatment status shall be shown in a box added to the signature block of the title sheet. The reference to the maintenance covenant may be omitted if the Engineering Department does not require a maintenance covenant to be recorded for the project. The block shall appear as follows: STORMWATER TREATMENT STATUS: 3.305 VICINITY MAP. The title sheet shall include a vicinity map showing the location of the project site and shall include, at a minimum, any major streets within the area as well as the name of and distance to the nearest cross street. 3.306 BENCHMARK. Use of a City- approved benchmark is required; City benchmark networks are shown in Appendix 1.13. Other benchmarks may be used, at the discretion of the City Engineer; a benchmark data sheet shall be provided to the City reviewer during plancheck. Assumed benchmarks are not allowed. The grading plan shall be prepared based on the NAVD 88 datum; the NGVD 29 datum may be provided only in addition to, not instead of, the NAVD 88 datum. All elevations shown on the plan shall be based on the NAVD 88 datum; the provision of an equation for the conversion of NGVD 29 elevations to NAVD 88 elevations is not allowed. A description of the benchmark shall be included in the title block on each sheet. The benchmark name/ number, CHAPTER 3 PAGE 3 -9 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 description, location, datum used, and elevation shall be noted. 3.307 IMPERVIOUS AREAS. Only the impervious area for driveway and parking areas should be given on the plan, not the area for buildings or patios. Flood control fees required for the construction of building and patio areas will be assessed with the building permit for those facilities. IMPERVIOUS AREA PRIOR TO CONSTRUCTION: SF IMPERVIOUS AREA AFTER CONSTRUCTION: SF NET INCREASE IN IMPERVIOUS AREA: SF 3.308 ENVIRONMENTAL DATA. The environmental data statement is given below. ENVIRONMENTAL DATA: A) STEEPEST EXISTING NATURAL SLOPE ONSITE _ B) MAXIMUM VERTICAL DEPTH OF CUT= FEET C) MAXIMUM VERTICAL DEPTH OF FILL= FEET D) AVERAGE DEPTH OF CUT = Total Cubic Yards Cut J x 27 = FEET [Total Square Footage of Cut Area] E) AVERAGE DEPTH OF FILL = _LTotal Cubic Yards Fillj x 27 = FEET [Total Square Footage of Fill Area] 3.309 EARTHWORK QUANITITIES. The quantities listed in the earthwork quantity statement shall include import, export, cut, fill, and remedial (remove and recompact) quantities. The plancheck engineer may PAGE 3 -10 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 require earthwork calculations to be submitted with the grading plan. EARTHWORK QUANTITIES: A) CUT QUANTITY = C. Y. B) FILL QUANITITY = C. Y. C) REMOVE AND RECOMPACT QUANTITY = C. Y. D) IMPORT QUANTITY = C. Y. E) EXPORT QUANTITY = C. Y. 3.310 OWNER'S STATEMENT. The applicant must provide evidence that all the parties having any record title interest in the property sign the owner's statement on the grading plan title sheet. The owners, trustees, and beneficiaries listed in the owner's statement must match those listed in the title report. A separate signature line shall be provided for each signatory. All corporation signatures shall be executed by two authorized officers of the corporation, unless a copy of the resolution passed by its board of directors authorizing a designated officer to sign on behalf of the corporation is furnished to the Engineering Department (refer to Corporations Code Section 313). The language for the owner's certificate is given below. I (WE) HEREBY CERTIFY THAT A REGISTERED SOILS ENGINEER OR GEOLOGIST HAS BEEN OR WILL BE RETAINED TO SUPERVISE OVER ALL GRADING ACTIVITY AND ADVISE ON THE COMPACTION AND STABILITY OF THE SITE. SIGNATURE: DATE: [Printed Name as it Appears on Title] CHAPTER 3 PAGE 3 -11 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.311 STATEMENT OF ENGINEER OF WORK. The engineer of work shall sign and stamp the engineer's statement given below. The grading plan is required to be prepared by a Civil Engineer registered in the State of California. THE UNDERSIGNED ENGINEER AGREES THAT THE WORK PERFORMED BY THE ENGINEER SHALL COMPLY WITH THE GENERALLY ACCEPTED STANDARDS AND PRACTICES OF THE ENGINEER'S TRADE OR PROFESSION. THE ENGINEER FURTHER AGREES THAT THE WORK PERFORMED HEREIN SHALL BE IN ACCORDANCE WITH THE RULES AND REGULATIONS OF THE CITY OF ENCINITAS. THE ENGINEER AGREES THAT ANY PLANCHECK OR REVIEW PERFORMED BY THE CITY OF ENCINITAS IN ITS CAPACITY AS A PUBLIC ENTITY FOR THE PLANS PREPARED BY THE ENGINEER IS NOT A DETERMINATION BY THE CITY OF ENCINITAS OF THE TECHNICAL SUFFICIENCY OR ADEQUACY OF THE PLANS OR DESIGN, AND IT THEREFORE DOES NOT RELIEVE THE ENGINEER OF RESPONSIBILITY FOR THE PLANS OR DESIGN OF IMPROVEMENTS BASED THEREON. THE ENGINEER AGREES TO INDEMNIFY AND HOLD HARMLESS THE CITY OF ENCINITAS AND ITS OFFICERS, AGENTS, AND EMPLOYEES FROM PROPERTY DAMAGE OR BODILY INJURY ARISING SOLELY FROM THE NEGLIGENT ACTS, ERRORS, OR OMISSIONS OF THE ENGINEER AND HIS/ HER AGENTS AND EMPLOYEES ACTING WITHIN THE COURSE AND SCOPE OF SUCH AGENCY AND EMPLOYMENT ARISING OUT OF THE WORK PERFORMED BY THE ENGINEER. SIGNED: DATE: RCE NO.: PAGE 3 -12 CHAPTER 3 FONSWAYAWIM CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.312 SOILS ENGINEER'S CERTIFICATION. The project soils engineer shall fill in the information to complete the statement below, sign it, and place his/ her seal beside the signature. The soil engineer's statement shall be signed by both a Registered Soils Engineer and a Certified Engineering Geologist, both licensed within the State of California. I, [Name], A REGISTERED CIVIL ENGINEER IN THE STATE OF CALIFORNIA, PRINCIPALLY DOING BUSINESS IN THE FIELD OF APPLIED SOIL MECHANICS, HEREBY CERTIFY THAT A SMAPLING AND STUDY OF THE SOIL CONDITIONS PREVALENT WITHIN THIS SITE WAS MADE BY ME OR UNDER MY DIRECTION BETWEEN THE DATES OF [Date] AND [Date . ONE COMPLETE COPY OF THE SOILS REPORT COMPILED FROM THE STUDY, WITH MY RECOMMENDATIONS, HAS BEEN SUBMITTED TO THE OFFICE OF THE CITY ENGINEER. FURTHERMORE, I HAVE REVIEWED THESE GRADING PLANS AND CERTIFY THAT THE RECOMMENDATIONS INCLUDED IN THE SOILS REPORT FOR THIS PROJECT HAVE BEEN INCORPORATED IN THE GRADING PLANS AND SPECIFICTIONS. SIGNED: DATE: RCE NO. EXP. DATE: [Com any? [Address] [Phone] [Enc7ineer's Job No. ] 3.313 OWNER'S STATEMENT FOR SWPPP PROJECTS. In the case in which a project proposes land disturbance of one acre or more, an additional certification will be required. The owner/ developer shall execute the statement below. DEVELOPMENT OF THIS PROJECT SHALL COMPLY WITH ALL THE REQUIREMENTS OF THE MOST RECENT STATE WATER RESOURCES CONTROL BOARD (SWRCB) ORDER, WASTE WATER DISCHARGE REQUIREMENTS FOR DISCHARGES OF STORMWATER RUNOFF ASSOCIATED CHAPTER 3 PAGE 3 -13 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 WITH CONSTRUCTION ACTIVITY. IN ACCORDANCE WITH SAID PERMIT, A STORMWATER POLLUTION PREVENTION PLAN (SWPPP) AND A MONITORING PROGRAM PLAN SHALL BE DEVELOPED AND IMPLEMENTED CONCURRENT WITH THE COMMENCEMENT OF GRADING ACTIVITIES , AND A COMPLETE AND ACCURATE NOTICE OF INTENT (NOI) SHALL BE FILED WITH THE SWRCB. A COPY OF THIS PROJECT SWPPP SHALL BE FILED WITH THE CITY OF ENCINITAS; FURTHER, A COPY OF THE COMPLETED NOI FROM THE SWRCB SHOWING THE PERMIT NUMBER FOR THIS PROJECT SHALL BE FILED WITH THE CITY OF ENCINITAS WHEN RECEIVED. IN ADDITION, THE UNDERSIGNED AND SUBSEQUENT OWNER(S) OF ANY PORTION OF THE PROPERTY COVERED BY THIS GRADING PLAN NO. -G AND BY SWRCB NO. R9- 2009 -0001 AND ANY SUBSEQUENT AMENDMENTS THERETO SHALL COMPLY WITH THE SPECIAL PROVISION AS SET FORTH IN SECTION C.7 OF SWRCB NO. 89 -2009- 0001. NOI # SIGNATURE DATE PRINTED NAME OF ABOVE PERSON TITLE COMPANY PAGE 3 -14 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.400 REQUIREMENTS FOR THE GRADING SHEET. 3.401 GENERAL INFORMATION TO BE INCLUDED ON THE GRADING SHEET. The following basic information shall be included on the grading sheet. Sections 3.402 through 3.418 below discuss additional information to be shown. In general, existing and proposed topography, drainage, pavement elevations, etcetera are required to be shown on one sheet with the existing screened back and the proposed shown dominantly. With prior approval from the City Engineer, components may be portrayed on separate sheets. 3.401.1 Legend. The grading plan shall include a complete legend showing all existing and proposed improvements. Typical symbology is given in the example legend included as Appendix 3.2. 3.401.2 Property Lines and Easements. Property lines for the property of concern as well as the adjacent properties and existing/ proposed easements/ rights -of -way shall be included on the grading plan with bearings and dimensions stated. All proposed easements/ rights -of -way shall be granted prior to issuance of the grading permit, and the source information map or document recording information for the easement or right -of -way shall be called out on the plan. Propertylines and existing/ proposed easements shall be shown in their true locations with respect to the most recent horizontal control monuments approved by the City Engineer. If easements or property lines are not correctly shown, the grading permit may be revoked by the City Engineer. 3.401.3 Setbacks. Applicable setbacks as per the Municipal Code shall be shown. These will include Fire Mitigation Area and Bluff Setbacks, as required. CHAPTER 3 PAGE 3 -15 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.401.4 Topography. Existing and proposed topographic information shall be shown on the grading plan with spot elevations and contour lines. Contour lines shall be one or two foot contours unless otherwise approved by the City Engineer. The elevation information shall be based upon a City- approved benchmark, as described in Section 3.306 above. Contours shall extend a minimum of 50' beyond the property boundaries on all sides, or as required to adequately show onsite and offsite drainage, or as required by the City Engineer. 3.401.5 Details, Profiles, and Cross Sections. Details, profiles, and cross - sections shall be provided as necessary to clearly show proposed improvements, or as requested by the plancheck engineer. 3.402 EARTHWORK. 3.402.1 Cut, Fill, and Slope Undulation. Top and toe of existing and proposed slopes shall be shown. In accordance with Chapter 23.24 of the Municipal Code, the maximum allowable cut and fill slope gradient is 2:1 horizontal to vertical. Grading shall be planned to retain natural topography and vegetation and to cause the least amount of disturbance while allowing development. Excessive grading shall not be allowed. Uniform " "stair- stepping" of building pads is prohibited. Diversity in design solutions, which add the characteristics of variety to hillside development, is encouraged. Whenever possible, existing building sites and pads shall be utilized. Proposed structures shall be designed to conform to the existing site conditions and terrain. Modification of existing sites to conform to proposed structures is discouraged. In accordance with Section 23.24.490 of the Municipal Code, straight, uniform slopes shall not be allowed when it is feasible to create a more natural- appearing slope. Slopes shall be varied and the horizontal lines of the slope undulated such that the top/ toe of slope is not uniform PAGE 3 -16 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 and straight, a manufactured appearance is avoided, and the slope mimics a natural appearance. In certain exceptional cases, localized slope areas may be allowed to exceed the 2:1 maximum slope at the discretion of the City Engineer, provided that the average slope gradient is 2:1 or less. In consideration of allowing the steeper gradient, the City Engineer will require that the slope be reinforced with geotextile or other City- approved reinforcement, that the soils engineer of work provide a certification that the slope is not vulnerable to gross or local instability, and that the applicant provide any other materials deemed necessary to evaluate the potential risk of exceeding the 2:1 slope gradient. 3.402.2 Proposed Remedial Grading. The grading plan shall show the estimated bounds of any required remedial grading. At the discretion of the City Engineer, the applicant may be required to remediate beyond the proposed improvements, from propertyline to propertyline. The estimated depth of the remedial work shall agree with the soils report and be called out on the plan. 3.402.3 Building Pads. Building pads and proposed drainage for the pads shall also be shown on the plan, and the pad and finish floor elevations shall be labeled. Setbacks between structures and top and toe of slopes shall be dimensioned. In the case in which a basement is proposed, the footprint of the basement shall be outlined and labeled, " "Limits of Proposed Basement as per Building Permit Finish Floor Elevation = In the case in which no building pad will be created and instead a raised foundation will be constructed, the limits of the raised foundation shall be shown and labeled " "Proposed Raised Foundation as per Building Permit 3.402.4 Boundaries of Undocumented Fill Material. If undocumented fill exists onsite, the boundaries of such material shall be shown on the grading plan. The material shall be removed and replaced or exported, in accordance CHAPTER 3 PAGE 3 -17 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 with the recommendations of the project soils engineer, unless determined otherwise by the City Engineer. 3.402.5 Contaminated Material. For the purpose of this Chapter, contaminated material /soil means materials having levels of contaminant(s) that reach or exceed certain thresholds established by the California Department of Toxic Substances Control (DTSC), California Regional Water Quality Control Board (RWQCB), and /or County of San Diego Department of Environmental Health (DEH). DTSC, RWQCB and DEH are the regulating agencies for handling, transport, disposal, treatment, and burial of contaminated materials /soils. The grading permit applicant /owner shall conform to all requirements established by DTSC, RWQCB or DEH. No grading permit will be issued by the City of Encinitas for a site that contains contaminated soils unless appropriate permits /approvals have been obtained from DTSC, RWQCB, or DEH. Nothing in this Chapter is intended to relieve the applicant /owner from any requirements established by DTSC, RWQCB and /or DEH relative to contaminated material /soil. However, in addition to DTSC, RWQCB and DEH requirements for contaminated soils, the City of Encinitas requires compliance with Sections 3.402.51 through 3.402.53 below. A. Other Agencies' Permit Requirements. Any development activity in the City of Encinitas that proposes /causes disturbance of contaminated soils shall be reviewed and approved by DTSC, RWQCB, or DEH prior to issuance of any permits by the City of Encinitas. The applicant /owner is responsible for obtaining DTSC, RWQCB, or DEH approval and subsequent approvals due to any changes in the design or scope of the project while processing the project with the City. B. Notification. The owner /applicant shall notify adjacent property owners of any grading activities that will cause disturbance, exposure, or displacement of contaminated soils. The notification shall be post marked three weeks before start of the grading that will disturb PAGE 3 -18 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 contaminated material /soil. At a minimum, the notice shall: • List the name and 24 -hour telephone number of the site safety manager as well as the name(s) and 24 -hour phone number(s) of the person(s) to contact regarding problems (i.e., odors, dust, runoff, and noise). • Provide the Grading Permit number. • Provide a brief description of the proposed activities. • Provide a brief description of the contaminants found in soil or any other impacted media and the method of treatment, burial, transport, and /or disposal, as applicable. This description must include a California Proposition 65 Notice if applicable. • If there is a potential for contaminated material to leave the property as dust, in surface waters, or in associated runoff, discuss what actions will be taken to monitor air quality, surface water quality, or other contaminant transport media at the perimeter of the property. • Provide the dates and times that the work will be conducted, the duration of time for which the contaminated soils are to be disturbed, exposed, or displaced, and an estimate of when the work will be completed. • Additional notification(s) in compliance with Section 3.402.5 (B) is required if the work extends beyond the period specified in the notification. CHAPTER 3 PAGE 3 -19 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 The notice shall be sent to all property owners and tenants up to and including the closest streets surrounding the property. In case there is no street within 500 of the property boundary the notification should be limited to 500 feet from the property. C. Contaminated Soil Burial Restriction. Burial of contaminated soil is not allowed under any public easements or rights- of- way. 3.403 DRAINAGE. The location of all existing and proposed natural and manmade drainage facilities, surface and subsurface, shall be shown on the grading plan. 3.403.1 Existing Facilities. Reference drawing numbers for existing drainage facilities shall be included whenever available. The size, slope, length, and material for all the existing facilities shall be called out unless records for the existing facilities are unavailable. Invert, flowline, and top of grate elevations, as applicable, shall be shown. The planchecker may request copies of the record drawings for the existing facilities to facilitate the plancheck. 3.403.2 Proposed Facilities. Proposed facilities shall be shown in plan view and in profile with the exception that the City Engineer may not require a profile for simple, private single family drainage systems. All drainage system components including brow ditches, swales, catch basins, inlet boxes, trench drains, pumps, and pump specifications. The size, length, slope, and material for each facility shall be called out; a table may be useful for presenting the data for various segments of the proposed drainage system. Invert, flowline, and top of grate elevations, as applicable, shall be shown. Each proposed facility shall be labeled as public or private. Public facilities shall be shown with the existing or proposed easement together with the record map or recorded document information for the easement. In PAGE 3 -20 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 cases in which a Private Maintenance Agreement is required, the agreement shall be called out on the plan with the recorded document number. 3.403.3 Cross -Lot Drainage. New cross -lot drainage situations shall not be allowed under any circumstances, and existing cross -lot drainage shall not be allowed if an alternate solution is feasible. If the historic drainage pattern is cross -lot, alternatives shall be examined that evaluate the impact on other downstream properties of re- routing the runoff. At the discretion of the City Engineer, Private Maintenance Agreements for the drainage facilities and/ or a Hold Harmless for Drainage covenant shall be recorded against the property. Examples of these documents are included in Appendices 1.18 and 1.19. Cross -lot drainage is discussed in greater detail in Chapter 6, Section 6.601 of this Manual. 3.403.4 Drainage of Bluff -top Properties. Discharge of runoff over the top of a bluff shall not be allowed. Infiltration areas are discouraged on bluff -top properties because of the potential of the runoff for disturbing the stability of the bluff. Bluff -top properties shall be graded to drain away from the bluff. Drainage from bluff -top properties is discussed in greater detail in Chapter 6, Section 6.602 of this Manual. 3.403.5 Private Landscape Drainage Systems. If landscaping with a private drainage system will be installed, the location of the proposed area drains and drainage facilities are required to be shown on the grading plan. Drainage systems not shown on the grading plan are subject to a grading permit requirement and potential removal/ redesign/ relocation, at the discretion of the City Engineer. Any landscape/ landscape drainage system required within the public right -of -way requires prior approval from the City Engineer and an encroachment permit. The encroachment permit shall be issued prior to issuance of the grading permit, and the recording information for the encroachment permit shall be shown on the grading plan. CHAPTER 3 PAGE 3 -21 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.403.6 Floodplain and Floodway. The limit of the 100 -year floodplain/ floodway as shown on the most recent Flood Insurance Rate Map (FIRM) shall be shown. Work within the floodplain/ floodway shall comply with FEMA requirements and the Chapter 23.40 of the Municipal Code. A. Construction within the Floodplain. No grading is allowed in the floodplain unless a hydrological study is prepared and approved by both the City Engineer and FEMA and a Conditional Letter of Map Revision (CLOMR) and a Letter of Map Revision (LOMR) are processed with FEMA. Certifications by a registered civil engineer or land surveyor that the construction complies with the requirements of FEMA and the Municipal Code shall be required prior to final of the grading permit. Construction within the floodplain is discussed in greater detail in Chapter 6, Section 6.701 of this Manual. B. Development within the Floodway. Encroachments including earthwork, new construction, improvements, and other development in the floodway are prohibited without a permit from the City. Any proposed improvements shall meet with the federal requirements for development within the floodway. More information on floodway encroachment can be found in Chapter 6, Section 6.602 of this Manual. C. Leucadia Special Flood Area. A study of the flooded area along North Coast Highway 101 in Leucadia was performed by Rick Engineering and is on file with the City. The study specifies the area affected by the Leucadia flood and provides sections with water surface elevation profiles along the corridor. Copies of the study are available for review at City Hall. Requirements for development within the Leucadia special study area are discussed in Chapter 6, Section 6.603 of this Manual. PAGE 3 -22 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.404 DRIVEWAYS AND HARDSCAPE. The grading plan shall include all existing and proposed hardscape such as driveways, sidewalks, and proposed patios. In the interest of stormwater quality, the paved areas shall be minimized and directly connected impervious areas shall not be allowed. The driveway width shall be a minimum of 12 feet wide; other City departments may require wider driveways. A typical cross - section through the driveway showing the cross - slope and the pavement section shall be provided on the grading plan. 3.404.1 Grades. Finish surface elevations shall be shown in locations as necessary to show the drainage pattern and stormwater treatment design and also to allow for the construction/ inspection of the pavement. 3.404.2 Driveway Surfacing. Surface protection as provided by gravel, pavement, and pavers is required for all driveways. Gravel driveways will be allowed up to a maximum slope of 10 %. Above 10% slope, the driveway shall be surfaced with asphalt or concrete over select base with a pavement section meeting Engineering Department requirements; refer to the CalTrans Gravel Equivalent method and Appendix 3.7 of this manual. A typical cross - section through the driveway showing the proposed pavement section and drainage pattern shall be provided. If porous paving will be installed, a National Hot Mix Concrete Associate (NRMCA) porous concrete certified contractor must install the concrete. Notes shall be placed on the plan stating that the contractor is to provide proof of certification to the engineering field inspector prior to starting work, and that a core sample of the installed concrete may be required to verify that the void content is at least 20 %; if the minimum void ratio is not achieved, the pavement is subject to removal and replacement to the satisfaction of the City Engineer. CHAPTER 3 PAGE 3 -23 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.404.3 Pavers. Pavers will be allowed in sloped areas up to 15% without mortar. At slopes exceeding 15 %, the pavers shall be set in mortar and grouted. Paver areas not meeting the Engineering Department requirements for pervious surfaces are considered hardscape areas. In order to be considered by the Engineering Department as a pervious surface, the pavers shall have a minimum of 20% void space to allow runoff to easily drain through without requiring excessive maintenance to prevent clogging. The pavers shall be underlain by one to two inches of leveling sand over a pervious base material, such as 3/4" crushed rock. Paver sections not designed to be pervious shall be constructed on two inches of sand over six inches of Class II Base material. An example paver section is shown in Appendix 3.8. 3.404.4 Driveway Slope. The driveway slope shall not exceed 25 %; a lesser slope may be required by other City Departments. The minimum allowable slope and cross - slope are 2% except in special cased approved by the City Engineer. Vertical curves shall be utilized for grade breaks exceeding 5 %. Grade breaks in excess of 5% may be allowed only at the discretion of the City Engineer, and in no circumstances shall a grade break exceed 14 %. A driveway profile showing existing grade and proposed finish surface may be required by the planchecker. 3.404.5 Driveway Location. Driveway locations shall meet sight distance requirements to the satisfaction of the City Engineer. Driveway locations shall be in conformance with the San Diego Area Regional Standard Drawings, unless approved in advance by the City Engineer. 3.404.6 Driveway Apron. Driveway aprons within the public right - of -way shall be concrete and shall be constructed in such a fashion as to prevent the entrance of runoff from the street into the private driveway. Where curb and gutter exist, the San Diego Regional Standard driveway apron shall be used. The driveway apron may occupy a PAGE 3 -24 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 maximum of 40% of the property frontage, unless otherwise approved by the City Engineer. 3.404.7 Stormwater Treatment for Hardscape Areas. The stormwater runoff from all hardsurface areas including driveways, patios, pathways, pool hardscape, and any other hardscape areas shall be routed to landscape areas for stormwater treatment. The drainage from the proposed driveway areas shall drain to landscape areas, and these areas shall be identified on the plan and labeled " "Area for Stormwater Quality. To be Privately Maintained and Not to be Modified Without a Permit from the City ". The depiction of the treatment areas on the plans shall be of a precision necessary to locate the designated area onsite and shall be dimensioned. In order to allow proper stormwater treatment, drainage inlets shall not be installed within the hardscape area, unless otherwise approved by the City Engineer. 3.404.8 Hardscape Proposed without Earthwork. A permit will be required for the construction of hardscape areas in excess of 500 square feet even if no earthwork is associated with the proposed hardscape, at the discretion of the City Engineer. Refer to Municipal Code Section 23.24.105. Resurfacing or maintenance of existing paved surfaces are exempt from this requirement. 3.405 RETAINING AND FREESTANDING SITE WALLS. The grading plan shall depict all existing and proposed retaining and site walls on the property. The plans shall also show walls on the adjacent properties within a distance equal to the maximum proposed excavation or 10' of the propertyline, whichever is greater. Elevations at the top of wall, top of footing, and at finish grade at the bottom of wall on either side of the wall shall be indicated. 3.405.1 Standard and Specially Designed Walls. Proposed retaining walls shall utilize the San Diego Area Regional Standard Drawings ( SDRSD) designs. If an SDRSD design is not suitable for the proposed development, a specially designed wall may be proposed. The specially designed CHAPTER 3 PAGE 3 -25 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 wall shall be reviewed and approved by the City's third - party structural consultant, at an additional cost to the applicant, consistent with the approved fee schedule. A structural plan shall be attached and approved with the grading plan. The structural plan shall be prepared by a Structural Engineer licensed in the State of California and shall show a profile of the proposed wall, details, and cross - sections. The structural calculations shall be submitted for the consultant's review. 3.405.2 Retaining Wall Geogrid Soil Reinforcement. If the construction of the retaining walls will involve the use of geogrid or other reinforcement material, the extent of the reinforcement material shall be shown in the plan view. The reinforcement shall not extend into any public easements or beyond the private property without express written permission from the property owner concerned. 3.405.3 Wall Subdrain Systems. A subdrain system shall be provided for all retaining walls to eliminate the potential for hydrostatic pressure behind the wall. The proposed drainage system behind the retaining wall shall be shown on the plan. The face of the retaining wall shall be located a distance away from the property line that allows for construction of the drainage system, and the wall design and subdrain system shall be consistent with the soils report recommendations. A section through the propertyline and the wall including the subdrain system shall be shown on the plan. A detail of a typical wall drain is given in Appendix 3.9. 3.405.4 Encroachment into the Riaht- of -Wav or Public Easements. Freestanding and retaining walls, footings, and associated wall drain systems shall not encroach into the public right - of -way or public easements unless an encroachment permit is issued by the City Engineer. The encroachment permit shall be issued, an Encroachment Maintenance and Removal Covenant recorded against the property, and the recording information entered onto the grading plan prior to issuance of the grading permit. PAGE 3 -26 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.406 STREETS, ALLEYS, AND STREET IMPROVEMENTS. 3.406.1 Adjacent Street Easements and Rights -of -Way. The grading plan shall show adjacent public and private streets and alleys. Streets shall be labeled with the street name, and private streets shall be indicated as private on the plan. The width of the easement or right -of -way in its entirety and on each side from centerline shall be indicated in at least two places, or as necessary to show the relationship of the easement/ right -of -way sidelines to one another. The source of the right -of -way or easement shall be referenced on the grading plan by the type, recording date, and document number. 3.406.2 Right -of -Way Dedication Required. Any required right -of- way dedication shall be shown on the grading plan. The former propertyline shall be shown screened back and labeled '"Existing Property Line" and the propertyline after the dedication shall be shown darkened and labeled " "Proposed Property Line ". The recording date and document number of the easement shall be shown on the grading plan. The grant of easement is required to record prior to issuance of the grading permit. 3.406.3 Existing and Proposed Street Improvements. Existing and proposed street improvements shall be shown on the grading plan. An Improvement Permit is required for the construction of improvements within the public right -of -way. However, the City Engineer may allow minor public improvements to be shown on the grading plan. If a public improvement plan will be required, the drawing number for the public improvement plan shall be shown on the grading plan. Requirements for improvements are discussed in Chapter 8 of this manual. 3.406.4 Existing and Proposed Encroachments. An encroachment permit is required for the construction of private or non- standard improvements within the public right -of -way or public easements. The encroachment permit shall be issued, a Private Maintenance and Removal Covenant recorded against the property, and the recording CHAPTER 3 PAGE 3 -27 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 information placed on the grading plan prior to plan approval. 3.406.5 Trees Within Public Easements and Rights -of -Way. Trees within the vicinity of the proposed development shall be shown on the plans with the tree protection zone indicated, as applicable. Construction and /or grading in the vicinity of trees within public easements and rights -of -way shall comply with the City of Encinitas Urban Forest Management Program. Construction and /or grading in the vicinity of designated Heritage Trees, whether growing on private or public land, shall also comply with the City of Encinitas Urban Forest Management Program manual, which is contained in Appendix 3.16 of this manual. 3.407 EXISTING AND PROPOSED UTILITIES. 3.407.1 Water Service. Any existing water service to the property shall be shown. The proposed water lateral(s) and meter(s) shall be shown on the grading plan to the satisfaction of the water agency, either San Dieguito Water or Olivenhain Municipal Water District. The location of the water main shall be shown and labeled with the record drawing number, unless a record is unavailable. If the project falls within the jurisdiction of the Olivenhain Municipal Water District, the application must be processed separately with OMWD, and OMWD shall approve the plans prior to approval by the City. A signature box for OMWD shall be added to the title sheet signature/ title block. 3.407.2 Sewer Service. The location of the sewer main shall be shown and labeled with the record drawing number, unless a record is unavailable. At the discretion of the City Engineer, a property will be required to connect to the public sewer system and in some cases to extend the sewer main. The existing and /or proposed sewer service(s) shall be shown on the plan. A data table shall be provided indicating the depth of the lateral at the propertyline, the slope to the main, the length of the lateral from the main to the propertyline, and the drop at the main. Requirements for connection to the public sewer PAGE 3 -28 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 system, sewer laterals, and pumped systems are discussed in Chapter Four of this manual. The City of Encinitas is sewered by the Cardiff Sanitation and Encinitas Sanitary Districts, both of which are administered by the City, and by the Leucadia Wastewater District, which is an independent agency. Projects falling within the Leucadia Wastewater District (LWD) must be processed separately with LWD, and LWD shall approve the plans prior to approval by the City. A signature box for LWD shall be added to the title sheet signature/ title block. Whenever possible, a gravity sewer lateral shall be installed. However, in some cases, it may not be possible to provide gravity flow to the main. In such situations, a pumped system may be approved, at the discretion of the City Engineer. Pumped sewer laterals are discussed in Section 4.303.3 of this manual. The grading plan shall show that the sewer lateral is being pumped to a private manhole from which it gravity flows to the sewer main; a detail of an approved design for the private manhole is included as Appendix 3.10. The pump specifications shall be included on the grading plan. 3.407.3 Septic Systems. In cases in which no sanitary sewer is available to service the subject property, a septic system may be installed in conformance with City sewer connection and septic requirements, and if approved in advance by the City Engineer (refer to Chapter 4 of this manual for additional information). Septic systems are regulated by the County of San Diego, and the Department of Environmental Health is the permitting agency. When a new septic system and /or improvements which could potentially require modification to an existing septic system are proposed, the County of San Diego Department of Environmental Health is required to sign the grading plan indicating approval prior to approval of the plan by the City Engineer. The location of the proposed septic tank, tight lines, and vertical pit, trenches, and/ or leach lines shall be shown on the grading plan. The applicant shall obtain approval of the septic layout from the County and shall provide a copy of the approval to the City during plancheck. CHAPTER 3 PAGE 3 -29 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.407.4 Overhead Utilities. Existing overhead utilities within the subject property or within any easement contiguous with the subject property shall be shown on the grading plan. Utility poles shall be shown with the pole number. A note shall be placed on the plan to indicate that all proposed utilities shall be installed underground. If the project is required to underground the overhead utilities, a note to that effect shall also be included on the plan, and each utility pole shall be labeled " "Protect in Place"" or "To be Removed', as appropriate. Utility undergrounding requirements are discussed in Chapter 23.36 of the Municipal Code. 3.408 PERMANENT STORMWATER QUALITY FEATURES. Permanent stormwater quality features to the satisfaction of the City Engineer shall be shown on the grading plan prior to plan approval. Details and cross - sections shall be provided as necessary for plancheck, construction, and to the satisfaction of the City Engineer. A symbol shall clearly indicate the area designated for treatment such that inspections may be conducted during and after construction to determine whether the facilities are still in place and functioning properly. Schematic representations will not suffice. The facilities shall bear the following note: -AREA FOR STORMWATER QUALITY. TO BE PRIVATELY MAINTAINED AND NOT TO BE MODIFIED WITHOUT A PERMIT FROM THE CITY. " At the discretion of the City Engineer, a Stormwater Treatment Facility Maintenance Agreement shall be recorded against the property to ensure the private maintenance of the treatment facilities in good working order. The maintenance covenant shall record prior to approval of the grading plan, and the recordation information shall be stated on the grading sheet and on the title sheet stormwater status box. The maintenance responsibility for the facilities shall be indicated on the plan including the name(s) of the responsible party, contact address, and phone number. A sample Stormwater Treatment Facility Maintenance Agreement is included as PAGE 3 -30 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 Appendix 1.25, and design criteria and requirements are discussed in Chapter 7 of this manual. Stormwater quality requirements are discussed in Chapter 7 of this manual. Removal and/ or modification of any stormwater quality features that were required on a grading plan will require a permit from the Engineering Department for corrective or other action. A requirement may be imposed to replace the stormwater quality facilities with equivalent facilities. 3.409 BUILDING FOOTPRINTS. When structures are proposed, the building footprints shall be shown on the grading plan with basement or raised foundation areas noted. Distances from the face of wall to any proposed slope shall be labeled. The proposed discharge locations for the roof drains shall also be shown, and the following note shall be added to the plan: "NOTE: ROOF DRAINS SHALL DISCHARGE TO LANDSCAPE AREAS DESIGNATED FOR STORMWATER TREATMENT PRIOR TO DISCHARGE FROM THE PROPERTY. DIRECT CONNECTION OF ROOF DRAINS TO THE PRIVATE STORM DRAIN SYSTEM IS NOT ALLOWED.' The location of any existing buildings or structures on the property where the work is to be performed and the location of any buildings or structures on land of adjacent owners which are within fifteen feet of the property, or which may be adversely affected by the proposed grading operations, shall be shown on the grading plan. 3.410 SWIMMING POOLS AND POOL HARDSCAPE. Any proposed swimming pool shall be shown on the grading plan. The location of the swimming pool shall allow a minimum of seven feet from the bottom of the pool to daylight on any existing or proposed slope; alternate designs require additional review by the Engineering Department at the applicant's expense. The proposed pool hardscape shall also be shown, complete with the drainage and the stormwater treatment for the runoff from the pool area. In order to allow proper treatment of stormwater runoff, area drains shall not be located within the pool hardscape areas. An example of an acceptable design CHAPTER 3 PAGE 3 -31 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 which allows runoff from the pool hardscape to travel over designated landscape areas is included as Appendix 3.12. If the swimming pool permit is obtained after the issuance of the grading permit and the swimming pool/ hardscape was not shown on the grading plan, a construction change will be required to add the proposed pool and any associated flatwork to the plan. The stormwater treatment measures for the runoff from the pool hardscape area shall be shown on the plan. In the case in which pool hardscape areas in excess of 500 square feet are to be constructed but were not shown on the pool permit, a construction permit will be required for the installation of the hardscape, unless determined otherwise by the City Engineer; refer to Municipal Code Section 23.24.105. 3.411 UNDERGROUND FUEL STORAGE TANKS. A permit from the County Department of Environmental Health is required for the removal or abandonment of any existing underground storage tanks found during preliminary investigation or discovered during construction. The approximate location of any known underground storage tanks shall be shown on the grading plan and the requirement for the permit from the County Department of Environmental Health shall be indicated. The County shall sign the title sheet of the grading plan when permits under the County jurisdiction are required for work proposed on the grading plan. 3.412 GEOLOGICAL HAZARD AREA. If the project site is located within a geological hazard area such as an area subject to landslide, faulting, or other hazard as shown on the maps from the California Geologic Survey, this shall be noted on the plans and adequately addressed in the project soils report. The City GIS digital database also maps these areas of concern, and inquiries about a particular property may be made to the Engineering Department. The City Engineer may require additional soils investigation and/ or the recordation of a covenant against the property acknowledging the PAGE 3 -32 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 construction within the special hazard area prior to the approval of the grading plan. 3.413 LANDSCAPE PLAN. Existing trees shall be shown on the grading plan and labeled either " "To Be Protected in Place"" or " "To Be Removed ". If a tree is to be protected in place, the tree protection zone may be required to be shown on the plan. In cases in which significant landscaping is required by a City department, a landscape plan may be required to be included as a part of the grading permit plan set. Landscape plans are discussed in below. 3.413.1 Landscape Plan Required. Landscape plans may be required at the discretion of the City Engineer and/ or the Director of the Building Department. Typical scenarios in which a landscape plan is required are when the Conditions of Approval specify landscaping requirements or when slopes in excess of 8' in vertical height are proposed and are required to be landscaped, or where a potential for erosion exists. All landscape and irrigation plans shall conform to all the requirements set forth in the City Landscape Guidelines Manual and may not propose plants included on the City List of Invasive Plants. The landscaping and irrigation shall be completed as early as feasible. At the discretion of the City Engineer, a separate bond will be required which will be held for a specified period of time in order to guarantee satisfactory establishment of the proposed landscaping. 3.413.2 Landscape and Irrigation for Bluff -top Properties. Bluff -top properties proposing landscaping with an irrigation system shall install a system designed to avoid excess watering. The system shall be designed to automatically shut off in the even of a pipe break. Automatic shut -off system, moisture sensors, and other advanced controls will be required for the installation of the irrigation system. The City Engineer may require the details of any irrigation system proposed with the development of a bluff -top property to be shown on a landscape and irrigation plan and to be permitted with the grading plan. CHAPTER 3 PAGE 3 -33 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.414 SHORING PLAN. A shoring plan and structural calculations shall be submitted for any excavation meeting one or more of the following criteria: A. Excavation exceeding 5' in height with sideslopes steeper than 1:1; B. Excavation near an existing structure which, in the opinion of the engineer of work or the City Engineer could potentially threaten that structure; C. Excavation at or below the groundwater table; D. Shoring recommended by the project soils engineer. A grading permit from the Engineering Department is required for the shoring; plancheck of the shoring plan and calculations may include review by a City third -party structural consultant at an additional cost to the applicant. Location, design, detail, and cross - section of the proposed shoring shall be included on the shoring plan. Grading and building permits shall be processed concurrently; no grading permit will be issued unless the building plancheck is complete and the project is ready for building permit issuance. The building permit number shall be referenced on the grading plan. When shoring is utilized, the tie -backs could potentially encroach into the public right -of -way. If tie -backs within the public right -of -way are proposed, they shall be placed a minimum of 5 feet below the lowest public utility and a minimum of 10 feet below the finished surface elevation at the property line. The plans shall specify that all tension is to be released from the tie -backs prior to final of the grading permit. All the existing utilities within the public right -of -way shall be potholed by the applicant prior to grading permit issuance, and the actual location of each utility shall be shown on the proposed grading and improvement plans. Shoring sheet piles, soldier beams, and lagging shall be within the private property and shall not encroach into the public right -of -way. PAGE 3 -34 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 The City Engineer may waive the shoring requirement for excavations into solid bedrock if the soils engineer provides a stability analysis indicating that the unsupported excavation is stable. 3.415 PHASING PLAN. If phasing of the grading operations will be allowed by the Planning and Engineering Departments, then a phasing plan shall be attached to and approved with the grading plan. The phasing shall identify the work proposed with each phase of the project. Stockpiling of soil or other materials is not allowed. 3.416 BLUFF STABILIZATION PLAN. If bluff stabilization work is proposed, the grading plan shall show the proposed bluff stabilization method, tie- back locations, details, and typical sections for the tie- backs. Information about the proposed appearance of the bluff stabilization shall be reviewed and approved by the City. The structural calculations shall be submitted for review. The plan shall be reviewed and approved by the City's third -party geotechnical and structural consultants, at an additional cost to the applicant. 3.417 GROUNDWATER DISCHARGE AND TREATMENT PLAN. Projects proposing the construction of subterranean structures such as basements may encounter groundwater during excavation. If preliminary testing has indicated that groundwater could be a problem during construction, the City Engineer may require that a groundwater discharge and treatment plan be attached to and approved with the grading plan. The discharge and treatment plan shall detail the method of collection and pumping of groundwater to treatment tanks. A backup tank shall be included. Due to long -term water quality concerns, permanent basement dewatering is not allowed. If the design of a building system capable of withstanding the anticipated hydrostatic pressure is economically infeasible, the City Engineer may consider a permanent dewatering system if CHAPTER 3 PAGE 3 -35 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 a permanent monitoring system is designed to monitor ground water quality for the life of the project and a groundwater discharge permit is obtained from the State Water Resources Control Board. The applicant shall also receive City approval for an emergency plan for the trucking and proper disposal of contaminated groundwater. The current and future property owners are responsible for hiring a consultant to conduct the permanent groundwater monitoring and shall deposit funds with the City as reimbursement for associated staff and review costs. A covenant shall be recorded against the property to memorialize the groundwater discharge requirements, and the document recording information shall be provided on the grading plan prior to approval. 3.418 TRAFFIC CONTROL PLAN. At the discretion of the City Engineer, a traffic control plan shall be required to be attached to and permitted with the grading plan. The traffic control plan shall meet with the satisfaction of the City Traffic Engineer. PAGE 3 -36 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.500 REQUIREMENTS FOR THE EROSION CONTROL PLAN. 3.501 GENERAL REQUIREMENTS FOR THE EROSION CONTROL SHEET. The erosion control elements shall be shown graphically on the plan and described verbally as necessary to clarify the intended use. Details shall be provided to clearly show the installation of the erosion control measures. The erosion control plan shall be prepared in a manner consistent with the requirements in the City's Best Management Practice Manual, Part I, and the California Stormwater Quality Association (CSQA). 3.502 EROSION CONTROL MEASURES. Erosion control measures to the satisfaction of the City Engineer shall be provided to protect, cover, and stabilize areas subject to erosion. Measures may include bonded fiber matrix, straw mat, geotextile fabric, hydroseed, and permanent landscaping and irrigation. 3.503 DIVERSION OF RUNOFF FROM THE CONSTRUCTION SITE AND EROSIVE AREAS. The erosion control plan shall provide for the diversion of runoff and nuisance flows from the construction areas. Flows shall be directed away from slopes and erosive areas. Off -site flows shall be captured and routed safely via pipes and/ or ditches around the construction area. 3.504 SEDIMENT CONTROL DEVICES. Sediment control devices shall be provided in order to reduce runoff velocity, reduce the erosion potential of runoff, to allow the sediment carried by stormwater to settle in designated collection areas. In order to prevent sediment from entering the storm drain system, gravel bags shall be placed surrounding inlets. Gravel check dams shall be provided on sloped areas in order to prevent the concentration of runoff. Silt fences, berms, fiber rolls, and desiltation basins may be required by the City CHAPTER 3 PAGE 3 -37 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 Engineer. A stabilized construction entrance to the satisfaction of the City Engineer shall be provided. 3.505 HYDROSEED AND PERMANENT LANDSCAPING. Hydroseed shall be applied to slopes steeper that 6:1 horizontal to vertical that are greater than three feet high in fill areas and greater than five feet high in cut areas. The hydroseed mix used shall contain the ingredients in the quantities specified on the title sheet. If there is a potential that a pad may remain vacant for a period of time, a note shall be added to the grading sheet to specify that " "If Pads are Left to Remain Vacant for a Period of Three Months or More or at the Discretion of the City En ineer the Entire Pad Shall be Hvdroseeded"" Straw mat may be required in order to stabilize erosive areas until the hydroseed establishes. Irrigation shall be provided to allow establishment of the hydroseed and shall be specified on the grading plan. Permanent landscaping and/ or surface protection shall be provided to ensure long -term erosion control to the satisfaction of the City Engineer. 3.506 WASTE MANAGEMENT AND MATERIALS STORAGE. The methods of managing on -site waste and materials stoage shall be graphically and verbally described on the plan. The methods may include a 24 -hour emergency contact plan, spoil prevention and control, concrete washout, and solid, hazardous, and liquid waste management. 3.507 CONSTRUCTION SITE EROSION CONTROL PLAN. A construction site working erosion control plan is intended to be kept onsite and modified regularly by the contractor in order to address every stage of the construction operation. The City does not review/ approve the construction site working erosion control plan; the contractor bears the responsibility for assuring the plans at the site are adequate for preventing stormwater pollution in accordance with the requirements of the City, the Regional Water Quality Control Board, and any other applicable agencies. PAGE 3 -38 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.600 ITEMS TO BE PROVIDED WITH GRADING PLAN SUBMITTAL The current submittal requirements can be found on the City website and in Appendix 2.17. The items below elaborate upon some of those submittal requirements. 3.601 APPROVED COPY OF CONDITIONS OF APPROVAL. An approved copy of the Conditions of Approval for any associated discretionary permits is required; a draft or incomplete version is not acceptable. Conformance with all Conditions of Approval shall be evident from the plans and associated submittal items. Additional items as necessary to ensure that all Conditions of Approval are met may be required by the planchecker. 3.602 DRAINAGE STUDY. A drainage study shall be provided with the grading plan submittal unless determined otherwise by the City Engineer. The drainage study shall address the existing drainage condition from the subject property and the impact of the proposed development. The study shall be prepared in accordance with the requirements discussed in Chapter 6. 3.603 STORMWATER TREATMENT VERIFICATION FORM. A stormwater treatment verification form shall be completed and submitted to the Engineering Department at the discretion of the City Engineer. The verification shall be submitted on the City's standard form and shall be signed by the engineer of work certifying the treatment design meets City requirements and by the property owner acknowledging the private maintenance responsibility into perpetuity of the treatment facilities. 3.604 ENGINEERING SOILS AND GEOLOGIC REPORTS. Requirements for soils and engineering geology reports are discussed below and in Chapter 23.24 of the Municipal Code. CHAPTER 3 PAGE 3 -39 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.604.1 Soil Engineering Report. Soil engineering reports shall be required for all residential, commercial, industrial, and institutional subdivisions and similar developments involving structures and /or earthwork for which a grading permit is required. Soil reports shall also be required for grading or building permits on single lot projects when specified by the City Engineer. The report shall be signed and stamped by a registered Soils Engineer. The soil engineering report shall contain the following items: A. A copy of the grading plan or site plan showing elevation contours. Proposed structures and/ or pad elevations shall be included if the nature of those improvements is known at the time of investigation. B. The nature of the proposed improvements shall be described in the introduction. In the event that the nature of the improvements shown on the grading plan does not match those described in the report, an update letter stating that the original conclusions and recommendations as given in the original report remain valid for the modified development shall be provided or the soil report shall amend those recommendations as necessary. C. Scope of work and a recommendation as to the feasibility of the proposed development for the project site. D. Information relative to the current and past use of the site. E. Evaluation and description of onsite soils. F. Evaluation of geological concerns including fill, undocumented fill, compressible material, groundwater seepage, slope stability, liquefaction, collapsible soils, landslide, and erosion. PAGE 3 -40 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 G. Exploratory borings extending below the lowest depths of the proposed excavation and/ or developments. H. Test/ boring location maps and the results of the tests performed or measurements made at each of those locations. Test methods used shall be referenced. Results of laboratory soil tests providing adequate information on soil type and strength shall be provided. I. Gross and surficial stability shall be analyzed for all cut, fill, and natural slopes and a written statement and calculations provided approving the slope stability, as applicable. Proposed temporary construction slopes shall also be evaluated. A minimum factor of safety of 1.5 shall be used for the static slope stability analysis. J. Retaining wall and crib wall soil design parameters. K. Pavement recommendations. L. Presence of any contamination in accordance with San Diego County Department of Environmental Health requirements. M. Conclusions as to the adequacy of the site for the proposed grading with recommendations for necessary remedial/ corrective measures, grading procedures, soil stabilization during and after construction, and foundation design. N. List of reference materials. 3.604.2 Engineering Geology Report. In addition to the soils report, an Engineering Geology Report shall be provided at the discretion of the City Engineer. The report shall be signed and stamped by a State of California certified engineering geologist and a registered civil engineer or geotechnical engineer. The report shall address the following items: A. Geologic hazards such as landslides, faulting, or other hazards identified by the City Engineer. Geologic CHAPTER 3 PAGE 3 -41 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 hazards located offsite but affecting the proposed development shall be addressed. B. Faulting and seismic evaluation of the site. C. Evidence of expansive or free - draining soils. D. Present and future groundwater conditions. The potential for changes in perched or permanent groundwater levels due to the proposed development shall be evaluated. E. Large diameter boring accompanied by the boring log will be required to evaluate landslide and slope stability issues. F. A geologic map identifying the materials and formations found onsite. The map shall show locations of proposed keyways, buttresses, stabilization fills, existing and proposed existing subdrains, and other mitigative areas. G. Geologic cross sections which providing ar interpretation of the geologic conditions in graphic form. H. Classification and description of origin, mode of deposition, distribution thickness of bedrock and surficial materials, formation names, geologic age, physical and chemical properties. 3.604.3 Preliminary Soils Report Waiver for Simplified Grading Permits. At the discretion of the City Engineer, a preliminary soils report may not be required by the Engineering Department in association with a simplified grading permit provided that an as- graded soils report will be issued at the completion of grading to certify the inspection, compaction test results, foundation recommendations, and slope stability. A waiver cannot be considered if there is potential for any of the following factors to be present on the site: A. Undocumented fill material, PAGE 3 -42 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 B. Evidence of slope instability onsite or in vicinity, C. Unauthorized grading, D. Collapsible and/ or compressible soils onsite or in vicinity, E. Geohazards existing onsite or in vicinity. If the preliminary soils report requirement is waived, the owner shall sign a statement on the grading plan stating the following: I (WE) HEREBY CERTIFY THAT A REGSTERED SOILS ENGINEER HAS BEEN OR WILL BE RETAINED TO SUPERVISE AND INSPECT ALL GRADING ACTIVITY, PROVIDE COMPACTION TEST RESULTS, AND ADVISE OF THE STABILITY OF THE SITE. UPON CONCLUSION OF GRADING, THE SOILS ENGINEER SHALL PROVIDE A LETTER OF INSPECTION AND TESTING CERTIFYING THE COMPACTION, FOUNDATION RECOMMENDATIONS, SLOPE STABILITY, AND SATISFACTORY COMPLETION OF THE GRADING OPERATION AND MEETING THE REQUIREMENTS OF THE CITY OF ENCINITAS ENGINEERING DEPARTMENT. BY. [Signatures of all owners on tide? DATE: [Printed name of si ng atWj 3.605 GRADING PLAN. The number of copies of the grading plan and any associated improvement plan and /or map required on the submittal checklist shall be submitted to the Engineering Department. The grading plan shall include structural, landscape and irrigation, construction dewatering, and other specialty plans as required by the City Engineer or other City Departments. Specialty plans shall be attached to the back of the grading plan set, be in the standard City format with the City title block across the bottom, and be continuously numbered with the grading sheets; a separate numbering scheme for the specialty plan is not allowed. If a professional other than the civil engineer of work is responsible for the preparation of the specialty drawing and will accept professional responsibility for the work shown thereon, a separate Engineer's Statement of CHAPTER 3 PAGE 3 -43 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 Responsibility shall be included on the first sheet of the specialty plan and signed by the responsible professional. 3.606 STORMWATER POLLUTION PREVENTION PLAN (SWPPP). A SWPPP shall be provided consistent with the requirements of the Regional Water Quality Control Board (RWQCB) and the California Stormwater Quality Association (CSQA) for the mitigation of impacts of land disturbance on stormwater quality. The SWPPP shall be prepared in accordance with the checklist given in Appendix 3.13 of this manual and shall be reviewed and approved by the City prior to approval of the grading permit. A Notice of Intent shall be filed with the RWQCB and a copy of the letter with the WDID number provided to the City prior to approval of the grading plan. The WDID number shall be referenced on the title sheet of the grading plan. 3.607 WASTEWATER DISCHARGE PERMIT. Projects proposing groundwater dewatering shall obtain the required wastewater discharge permits from the Regional Water Quality Control Board (RWQCB) prior to approval of the grading plan. A copy of the discharge permits shall be provided to the City. Projects encountering unexpected groundwater during construction may be issued a stop -work notice at the discretion of the City Engineer in order to allow time for the appropriate discharge permits to be obtained. If a groundwater discharge and treatment plan was required by the City, groundwater testing reports shall be submitted to the City during construction at frequencies specified by the City Engineer and in conformance with the requirements of the Regional Water Quality Control Board. 3.608 TITLE REPORT AND EVIDENCE OF AUTHORITY TO SIGN. The applicant must provide evidence that all the parties having any record title interest in the property sign the owner's statement on the grading plan title sheet. The owners, trustees, and beneficiaries listed in the owner's PAGE 3 -44 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 statement must match those listed in the title report. The title report shall be a maximum of six months old unless otherwise approved by the City Engineer. Grant deeds alone cannot be accepted since they do not contain information about easements and encumbrances on the property that could affect the proposed development. Evidence of the authority to sign on behalf of a company or corporation shall be provided for each signatory. A recorded copy of all partnership agreements and /or joint venture agreements together with the Articles of Incorporation are to be provided at the time of first submittal to the Engineering Department so that all title interest can be accounted for correctly. All corporation signatures shall be executed by two authorized officers of the corporation, unless a copy of the resolution passed by its board of directors authorizing a designated officer to sign on behalf of the corporation is furnished to the Engineering Department (refer to Corporations Code Section 313). 3.609 RECORDED DOCUMENTS. Copies of all recorded documents shown in the title report shall be provided with the grading plan submittal. If these documents reference other recorded documents, copies of those items will be required as well, at the discretion of the City Engineer. 3.610 ENGINEER'S COST ESTIMATES. The engineer of work shall prepare and provide signed, stamped cost estimates for the work shown on the grading plan. The unit costs shall be those from the City approved unit cost list, included as Appendix 3.14 of this manual. At the discretion of the City Engineer, the planchecker may request two separate cost estimates, one to be used for determining the amount of surety required for the project and the other to be used for determining the fees required as a part of the project. If so, the planchecker will indicate which items may be removed from the full cost estimate in order to produce the reduced cost estimate for purposes of surety determination. CHAPTER 3 PAGE 3 -45 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.611 LETTER OF PERMISSION TO GRADE. Letters of permission to grade shall be required for the performance of work which may take place upon a neighboring private property or which may, in the opinion of the City Engineer, jeopardize existing structures and /or improvements on a neighboring private property. Such letter of permission to grade shall be a maximum of one year old at the time of plan approval; updated letters may be requested if the plan is not approved and the permit issued within one year from the date of the permission to grade letter. The language to be included with a permission to grade letter is included as Appendix 3.15. The signatures on the letter of permission to grade letter shall be notarized. Letters of permission may also be required by the City Engineer for work proposed within an easement granted to a public utility company or to another private property. Such letters shall be provided prior to approval of the grading plan. If the easement holder is a public utility company, the letter of permission may be in the standard format of that utility company provided that it is on company letterhead and references the grading plan number, project address, and a general description of the work proposed within the easement. 3.612 STRUCTURAL CALCULATIONS. The applicant shall supply structural calculations for any proposed non - standard structures such as shoring and specially designed walls. The structural calculations shall be prepared by a licensed structural engineer, signed, and stamped. The calculations and structural sheets of the grading plan shall be reviewed and approved by the City third -party structural consultant, at an additional cost to the applicant, prior to approval of the grading plan. If a computer program is utilized in the structural calculations, the program data including program name, version, required inputs, input values, and explanation of variables shall be provided to supplement the calculations. PAGE 3 -46 CHAPTER 3 CITY OF ENCINITAS ENGINEERING DESIGN MANUAL - 2009 3.613 COVENANTS AND EXHIBITS. Any required covenants and/ or easements shall recorded against the property prior to approval of the grading plan. Most City- required documents will be provided by the City department concerned. If property legal descriptions, attachments, and exhibits are required, these shall be prepared by the engineer of work and provided to the City during the plancheck process. When the required documents and all attachments have been approved, the document shall be signed by the property owner(s) and returned to the City with the next plancheck submittal for recordation. An explanation of requirements for the recordation of documents is included in Appendix 3.1. 3.614 APPROVED SEPTIC LAYOUT. If the property under development is being allowed to remain on a septic system for sewage disposal, then the approved septic layout signed and stamped by the County shall be provided prior to approval of the grading plan. The facilities as shown on the grading plan shall match those shown on the approved septic layout from the County, or a revised layout approval will be required by the City. 3.615 OTHER MATERIALS AS REQUESTED BY CITY ENGINEER. The list of typically required materials presented in this manual is not intended to be a complete listing of all required documents. Other materials as requested by the City Engineer shall be provided prior to approval of the grading plan. CHAPTER 3 PAGE 3 -47 Chapter 4: sewer design requirements ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 4 – SEWER DESIGN REQUIREMENTS Subject SectionPage GENERAL INFORMATION 4.100 4-1 Definitions, Abbreviations, and Terminology 4.101 4-1 Statutes and Requirements 4.102 4-3 SEWER STUDY AND SEWER FLOWS 4.200 4-5 General Sewer Flow Considerations 4.201 4-5 Tributary Area 4.201.1 4-6 Estimation of Ultimate Population 4.201.2 4-6 Ultimate Land Use 4.201.3 4-6 Flow Types 4.201.4 4-7 Major Point Source Discharges 4.201.5 4-7 Inflow and Ground Water Infiltration 4.201.6 4-7 Sewer Flow Calculations 4.202 4-7 Peaking Factor 4.202.1 4-8 Flow Contributions from Residential Populations 4.202.2 4-8 Flow Contributions from Non-Residential Uses 4.202.3 4-8 Sewer Flow Table 4.202.4 4-9 SEWER SIZING AND MINIMUM REQUIREMENTS 4.300 4-10 Sewer Depth of Flow Requirements 4.301 4-10 General Sewer Design Criteria 4.302 4-10 Sewer Main Extensions and Connections to the Sewer 4.303 4-13 Requirement for Connection to Sanitary Sewer 4.303.1 4-13 Requirement for Separate Sewer Laterals 4.303.2 4-14 Pumped Sewer Laterals 4.303.3 4-15 Permits for Construction of a Sewer Lateral 4.303.4 4-15 Construction Requirements for Sewer Laterals 4.303.5 4-16 Grease/Oil/Sand Interceptors 4.303.6 4-17 i Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 4 – CONTINUED Subject SectionPage SEWER AND ACCESS EASEMENTS 4.400 4-19 Unauthorized Sewer Connection and Unauthorized 4.303.7 4-17 Sewer Discharge Sewer Easement Required 4.401 4-19 Sewer Access Easement Required 4.402 4-19 Requirements for Access Road 4.402.1 4-19 Considerations for Sewer Easement Location and Width 4.403 4-20 Shared Sewer Easements 4.403.1 4-20 Sewer Within Private Street 4.403.2 4-21 Granting of Sewer Easements 4.403.3 4-21 SEWER IMPROVEMENT PLANS AND PERMITS 4.500 4-22 SEWER REIMBURSEMENT DISTRICTS 4.600 4-23 General Information 4.601 4-23 Administration of Reimbursement Agreements 4.602 4-23 Properties Included in the Reimbursement District 4.603 4-25 Calculation of the Reimbursement Fee 4.604 4-26 ii Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 4 SEWER DESIGN REQUIREMENTS. 4.100 GENERAL INFORMATION. The City Engineering Department reviews and approves designs for sewer improvements. The intent of this chapter is to describe City of Encinitas sanitary sewer design criteria and permitting. Sanitary sewer modeling and design requirements are discussed in Sections 4.200 and 4.300 below. Information on sewer easements, permits, and sewer reimbursement districts is presented in Sections 4.400, 4.500, and 4.600 respectively. The City of Encinitas is served by three sewer agencies: Cardiff Sanitation District (CSD), Encinitas Sanitary District (ESD), and Leucadia Wastewater District (LWD). The Cardiff Sanitation and Encinitas Sanitary Districts are now administered by the City, but billing and fees remain different for the two districts. Leucadia Wastewater District is a separate agency from the City and must be contacted separately for that district’s requirements. The requirements discussed herein pertain only to the districts administered by the City, CSD and ESD. A map of the areas included in each of the three sewer districts is included as Appendix 4.8 of this manual. Because of the unique nature of each sewer project, the information presented here is intended as a guideline for the minimum requirements of the City of Encinitas; more stringent requirements may be applied. Deviations from the criteria herein will be allowed with advance written approval by the City Engineer. 4.101DEFINITIONS, ABBREVIATIONS, AND TERMINOLOGY. Certain words and phrases used in this manual are defined as set forth below. All definitions provided in the City of Encinitas Municipal Code shall also be applicable to this Ý¸¿°¬»® ì °¿¹» ìóï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç manual, and said definitions are hereby incorporated by this reference. A.ADWF: shall be used as an abbreviation for “Average Dry Weather Flows”. B.CFS: shall be used as an abbreviation for “Cubic Feet per Second”. C.CSD: shall be used as an abbreviation for “Cardiff Sanitation District”. D.EDU: is used as an abbreviation for “Equivalent Dwelling Unit”. EDUs are used as a method for converting various kinds of sewer usages to an equivalent multiple of residential dwelling unit usage. E.ESD: shall be used as an abbreviation for “Encinitas Sanitary District”. F. Infiltration: shall mean the total extraneous flow entering a sewer system, excluding sanitary sewage, because of poor construction, corrosion of the pipe, ground movement or structural failure through joints, porous walls or breaks. G.Inflow: shall mean the extraneous flow which enters a sanitary sewer from sources other than infiltration, such as roof drains, basement drains, land drains or manhole covers. H. Interceptor Sewer: shall be used to mean a publicly maintained sewer ranging from 10 to 30 inches in diameter and which collects the sewage from public sewer mains and conducts such sewage to a sewer trunk or point of treatment. I. LWD: shall be used as an abbreviation for “Leucadia Wastewater District”. J. PDWF: shall be used as an abbreviation for “Peak Dry Weather Flows”. Ð¿¹» ìóî ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç K. Private Sewer: shall mean any sewer serving more than one property, not lying within any public sewer easement or right-of-way, and not maintained by the City. L. Public Sewer: shall be used to mean any sewer, other than a sewer lateral, which has been constructed in a public street, alley, or other public right-of-way, or in a public sewer easement, and is proposed to be a part of the sewer system publicly maintained by the City. M. Outfall Sewer: shall mean a major sewer that receives treated wastewater from a treatment plant and carries flows to a point of disposal. N. Sewer Lateral: shall mean a sewer pipe conveying wastewater from the private connection point to the public sewer main or private sewer. The private property owner is entirely responsible for the repair and maintenance of the entire sewer lateral serving his or her property. Permits are required for any work within public rights-of-way or easements. O. Sewer Main:shall be used to mean a publicly maintained sewer pipe to which sewer laterals are joined. The term “sewer main” shall be used herein to describe requirements pertaining to sewers generally; the terms “interceptor sewer” and “trunk sewer” shall be used when the requirements for larger sewer pipes differ from those for the typical 8-inch sewer main. P. SFR: shall be used as an abbreviation for “Single Family Residence”. Q. Trunk Sewer: shall be used to mean a publicly maintained sewer pipe 30 inches or more in diameter and having tributary sewer mains and interceptors. 4.102STATUTES AND REQUIREMENTS. Sewer designs and plans shall conform to all of the following: A. City of Encinitas Municipal Code. Ý¸¿°¬»® ì °¿¹» ìóí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç B. Requirements as specified in the associated Conditions of Approval, if any. C. County of San Diego Regional Standard Drawings. D. Standard Specifications for Public Works Construction (“Greenbook”) specifications. E.Requirements and guidelines as specified in this manual. F.Staff Policies. G. Generally accepted engineering principles and practices. H. State of California Department of Health Services specifications. Ð¿¹» ìóì ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.200 SEWER STUDY AND SEWER FLOWS. A sewer study may be required at the discretion of the City Engineer when a proposed development intensifies land use from the existing condition, when the project has the potential to generate additional sewer flow, when the existing sewer infrastructure is insufficient to support the project, or when the sewer infrastructure is prone to failure due to the inadequacy of a portion of the sewer system. The sewer study shall address: A. The existing condition, in order to identify existing deficiencies in the system; B. The condition with the proposed development, in order to identify additional deficiencies created by the proposed development; and C. The General Plan ultimate land use condition, in order to identify the ultimate pipe size required for the ultimate improvements and condition. The sewer study shall be submitted to the Engineering Department for review and approval. Most often, projects required by the Engineering Department to perform a study shall satisfactorily complete the study prior to the issuance of any discretionary permits for the project. The sewer study shall follow the methodology outlined in this chapter. If computer models are utilized to prepare the sewer study, the program name together with a brief description of the methodology, organization of the output data, and input parameters used in the program shall be provided to the City Engineer. 4.201GENERAL SEWER FLOW CONSIDERATIONS. Each service area will have unique characteristics which may preclude the use of a uniform approach to sewer flow calculations. However, the information presented in this manual shall be used for the preparation of the sewer flow Ý¸¿°¬»® ì °¿¹» ìóë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç calculations unless a more detailed analysis is authorized by the City Engineer. The following criteria shall be evaluated to project wastewater flows; each is discussed in greater detail later in this section. A. Tributary Areas. B. Estimation of Ultimate Population. C. Ultimate Land Use. D. Flow Types. 1. Per-capita Flows 2. Residential Flows 3. Commercial Flows 4. Industrial flows E. Major Point Source Discharges. F. Inflow and Ground Water Infiltration. 4.201.1 Tributary Area. The tributary area of a sewer shall include all areas that will contribute to the flow in the sewer system, including flows from the ultimately developed service area and basin to basin flow routings. Tributary areas may be limited by topography as well as natural or human-made boundaries. Flows to the point of connection at the main line shall be estimated and included. The boundaries of the tributary area used in the sewer design shall be submitted to the City on a plat also showing the topography of the area, any existing sewer facilities, and existing or proposed sewer connections. 4.201.2 Estimation of Ultimate Population. The population of the tributary area is the basis for the sewer design flow calculations. The population estimate shall be based upon the proposed development and the ultimate land use for the service area. The population shall be estimated as accurately as possible using the most recent information. 4.201.3 Ultimate Land Use. The type of land use defines both the population densities and the type of contributors within the areas tributary to the sewer. Land use considerations shall be based upon the ultimate use and zoning maps. A field Ð¿¹» ìóê ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç review shall be utilized to verify the reasonableness of the projections. 4.201.4 Flow Types. The type of contributor, residential, commercial, or industrial, determines the level of flow that may be anticipated from each contributor. The flow rates may be determined from the ultimate land use according to the table presented in Appendix 4.1 of this manual. Industrial flow may vary significantly with industry type, size, and method of wastewater discharge. The design engineer shall identify any industrial uses within the service area and shall determine the magnitude of the industries’ wastewater contributions to the sewer. The determination shall be reviewed and approved by the City Engineer. 4.201.5 Major Point Source Discharges. Major point source discharges include flows from institutional, industrial, and commercial establishments. Existing major point source discharges within the tributary area shall be identified, and the engineer shall confirm the exact discharge location of the major point source. Potential major discharges from future point sources shall also be incorporated into the design flows. 4.201.6 Inflow and Ground Water Infiltration. The sewer design capacity shall include an allowance for extraneous flows which inevitably become a part of total flow. These flows include ground water infiltration through defective pipes, joints, manholes, and cleanouts as well as inflow from cross connections. 4.202SEWER FLOW CALCULATIONS. All new or replacement sanitary sewers shall be designed with size and flow capacity as needed to accommodate the ultimate conditions of the areas they serve. In certain cases in which the flow in an existing sewer main is increased by proposed developments or improvements, the project may be required to upgrade the existing system. Ý¸¿°¬»® ì °¿¹» ìóé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.202.1 Peaking Factor. The sewer design flows may be calculated based upon peak dry weather flows. Use of the following equation shows the relationship between average dry weather flows (ADWF) and peak dry weather flows (PDWF) expressed in cubic feet per second (CFS): 0.905 = 2.64 ( Q ) Q PDWFADWF 4.202.2 Flow Contributions from Residential Populations. Flows from residential populations shall be based upon the ultimate density with the number of people per household determined as follows: Residential Dwelling Unit = 3.5 people per unit Accessory Unit = 70% of a dwelling unit = (0 .70) x (3.5 people per unit) = 2.45 people per unit Daily per capita residential sewer flow contributions shall be based upon 80 gallons per capita, per day (gpcd). The City of Encinitas bases sewer flow calculations on the concept of Equivalent Dwelling Units (EDUs) which converts various kinds of sewer usages to an equivalent multiple of residential dwelling unit usage. 1 EDU = (3.5 people/ residential dwelling unit) x 80 gpcd Wastewater discharge fees are assessed as a predetermined sum per EDU multiplied by the number of EDUs of the proposed usage. Reference Municipal Code CHAPTER 18.08 for information on EDUs and Appendix 4.4 for information on the wastewater discharge fee. 4.202.3 Flow Contributions from Non-Residential Uses. Flow contributions from non-residential uses shall be determined consistent with the average daily sewer flow projections listed in Appendix 4.6. Ð¿¹» ìóè ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.202.4 Sewer Flow Table. The table included as 4.4 of this manual may be utilized for sewer flow calculations if, at the discretion of the City Engineer, the complexity and scope of the sewer study do not necessitate computer modeling. Ý¸¿°¬»® ì °¿¹» ìóç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.300 SEWER SIZING AND MINIMUM REQUIREMENTS. 4.301SEWER DEPTH OF FLOW REQUIREMENTS. Sewer pipes shall not be designed to flow at full capacity in order to allow for the flowage of sewer gases. The gases flow in the space between the wastewater surface and the top of pipe. A sewer pipe full with wastewater inhibits the free flow of air and sewer gases, creating a pressure which pushes these gases through openings such as maintenance holes. The sewer gases may be combustible or toxic and have a strong undesirable odor. To avoid the odor problems associated with the sewer gases, sanitary sewers shall allow for the transport of the air and gases by designing the sewer to run less than full. Sewer mains and interceptors less than 16 inches in diameter shall be designed to flow a maximum of half (50%) full, and interceptor and trunk sewers of 16 inches or more in diameter shall be designed to flow a maximum of three- quarters (75%) full. At the discretion of the City Engineer, improvement to or upgrading of an existing sewer system may be required if the proposed development or improvements result in the sewer main flowing more than 50% full (75% for interceptor and trunk sewers 16 inches in diameter and larger). 4.302GENERAL SEWER DESIGN CRITERIA. The following general criteria apply to the design of sewer systems in the City. A. Alignment. The preferred location of the sewer main is on the centerline. In cases in which a raised center median exists, the sewer shall be constructed outside of the median, unless otherwise approved by the City Engineer. Where the sewer is located along the street or alley centerline and the centerline is a curve, the sewer shall be constructed as a series of straight segments connected by manholes. Alternately, the sewer may be constructed along the centerline with a minimum radius of 200 feet and in accordance with the manufacturer’s recommendations. Vertical curves and horizontal curves less than 200 feet are discouraged Ð¿¹» ìóïð ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç and shall be approved in writing in advance by the City Engineer. B. Depth. The sewer main shall be buried a minimum of 5 feet below grade to the top of the pipe and a maximum of 20 feet below grade. Deeper sewer mains may be constructed if allowed by the City Engineer in writing. An increase in depth will result in one or more of the following requirements: a stronger pipe material, special beddings, concrete encasement and/or additional easement width. Structural design may C. Structural Design Requirements. be required by the City Engineer if the clearance between the sewer and another utility is 18 inches or less. When a sewer pipe crosses another pipe or utility trench, the sewer pipe section shall be designed to span the utility trench and must be continuous for a minimum of 10 feet on either side of the trench or pipe centerline. A detail to be used in the case in which pipes must cross is included in Appendix 4.3. D. Location. Mainline sewers shall be located along street or alley centerline whenever possible. Sewers mains shall be located beneath the street pavement, not within the parkway. The sewer trench shall not be allowed to extend underneath the sidewalk or curb and gutter areas. E. Manhole Construction. Manholes shall be designed and installed as per the current San Diego Regional Standard Drawing specification. The diameter of the base ring of manholes shall be 60 inches. The minimum diameter of the upper manhole rings shall be 36”. The inside of the sewer manholes shall be coated with epoxy in order to prevent the deterioration caused by the sewer gases. In cases in which existing manholes must be raised, such as for a street pavement overlay, plastic riser rings shall not be allowed. Drop manholes shall not be allowed for public sewers; an alternative manhole design is included in Appendix 3.10 of this manual. Ý¸¿°¬»® ì °¿¹» ìóïï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç F. Manhole Locations. Manholes shall be provided at intersections of mains, at changes in slope, size, and horizontal or vertical alignment, and at a maximum of 350 feet on center. The use of horizontal and vertical curves is discouraged; the utilization of both a horizontal and a vertical curve or a reverse curve between manholes shall not be allowed. A manhole with a 5’ stub or a cleanout, based on the City Engineer’s discretion, shall be installed at the end of all sewers. Manholes shall be installed at the location of intersection of a proposed main with an existing one. Sewers shall be constructed of Polyvinyl G. Material. Chloride (PVC) with a minimum rating of SDR 35. Alternate materials may be utilized with prior written approval from the City Engineer. All pipes shall be designed to withstand H-20 highway loading. H. Private Sewer. Private sewer mains are not allowed unless approved in advance by the City Council. In the case in which a private sewer is accepted, the sewer shall be privately maintained and a private sewer easement shall be granted over the private sewer. I. Radius. The minimum radius for a curved section of 8- inch pipe shall be 200 feet. Larger pipes may require a larger radius. The manufacturer’s specifications showing that the sewer pipe joints can allow the deflection necessary to achieve the radius shall be provided to the City. J. Separation From Water and Reclaimed Water Lines. For special designs and restrictions for locations in which a sewer must cross a water or reclaimed water main, please refer to Appendix 4.3. K. Size. The sewer main shall be sized according to the provisions of this chapter. The minimum sewer main pipe size shall be an 8” inside diameter. L. Slope. Sewer pipes shall be designed with a minimum slope of 1%, when possible. Where a 1% slope is not feasible, the City Engineer may allow a minimum of 0.4% slope. Ð¿¹» ìóïî ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç M. Velocity. The minimum design velocity shall be 2 feet per second. The roughness coefficient used in calculations shall be n=0.013. Because PVC sewer mains suffer roughening of the inside pipe surface, the roughness coefficient used for PVC sewers shall also be n=0.013. 4.303SEWER MAIN EXTENSIONS AND CONNECTIONS TO THE SEWER. . Proposed 4.303.1 Requirement for Connection to Sanitary Sewer development projects that trigger public improvement requirements per Municipal Code Section 23.36 shall be required to extend the sewer main and connect to the sanitary sewer unless the project qualifies for one or more of the exceptions described below: A. Single family residence (SFR) additions of less than 500 SF of habitable and less than 750 SF of combined habitable and non-habitable additions are exempt from sanitary sewer connection provided that the proposed addition does not create a new residential or commercial unit and the septic system has adequate capacity to accommodate the additional flow. B. SFR additions between 500 SF and 2000 SF of habitable area or 750 SF and 2500 SF of combined habitable and non habitable areas shall connect to sanitary sewer if a sewer main is available adjacent or within the property, at the discretion of the City Engineer. If the sewer main is not extended to the property the City Engineer may require extension of a private sewer lateral to the main. C. New SFRs on existing legal lots (not in connection with a subdivision), SFR additions greater than 2000 SF of habitable area or greater than 2500 SF of combined habitable and non-habitable area, and commercial additions between 500 SF and 2000 SF which could create additional sewer flow shall extend the sewer main if required and connect to the sanitary sewer system. The main extension is normally equal to the Ý¸¿°¬»® ì °¿¹» ìóïí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç property frontage contiguous to the sewer main or the length necessary to bring the sanitary sewer to the nearest boundary of the subject property, whichever is greater. The City Engineer may allow other acceptable sewer disposal/ improvements if the sewer main extension required to service the property exceeds the length of the property frontage contiguous to the sewer main. D. In addition to the requirement to extend the sewer main along the property frontage and/ or the length of the property frontage and to connect to the sanitary sewer, multifamily residential, commercial, and subdivision projects may be required to provide an offsite (beyond the property) sewer main extension. In cases in which the proposed residential parcels are one acre or greater in size, sewer is not available for a main extension, and the proposed lots meet all County Department of Environmental Health requirements, an alternate method of sewage disposal may be approved by the City Engineer. E. The City Engineer may require a project with a failing septic system to connect to sanitary sewer regardless of the project scope. The County Department of Environmental Health shall review and approve projects proposing the expanded use of an existing septic system or the construction of a new septic system. The approval shall be obtained prior to issuance of a grading or building permit, whichever is issued first. As per General Plan Policy 1.12, development within unsewered areas shall only be allowed after testing proves that septic systems would not create potential pollution, and all development within unsewered areas shall be limited to parcels of at least one acre in size. 4.303.2 Requirement for Separate Sewer Laterals. Separate sewer laterals are required for each lot, but a separate sewer lateral is not required for an approved accessory unit to a single family dwelling located on the same property. Projects proposing a condominium form of ownership for an existing or proposed development shall provide Ð¿¹» ìóïì ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç separate lateral connections for each condominium. A shared lateral may be allowed by the City Engineer for commercial or multi-family residential projects when a homeowner’s association or other acceptable legal entity is established to ensure the maintenance of the sewer lateral and assessment of costs into perpetuity. Private sewer pumps shall be 4.303.3 Pumped Sewer Laterals. allowed only when the City Engineer determines than no other alternatives exist or that an unnecessary hardship would be created by the requirement to provide a gravity sewer lateral. In the case in which a sewer pump is proposed, the applicant shall provide a design submittal to the City for review and approval. The submittal shall be prepared by a registered Civil Engineer and shall include the proposed pump specifications and details. The City shall review and approve the application prior to issuance of a sewer discharge permit and/ or prior to issuance of a grading or building permit, if applicable. The design for a pumped system shall include a private manhole located within the private property. The sewer lateral shall be pumped to the private manhole and allowed to gravity flow from the manhole to the sewer main. The connection of a pressure lateral directly to the sewer main will not be allowed. A detail for the design of the required private manhole is included in Appendix 3.10 of this manual. 4.303.4 Permits for Construction of a Sewer Lateral. A project proposing to connect to the sanitary sewer system is required to obtain permits and pay required fees. The permits required for a connection within the public right- of-way or a private street to an existing main include the wastewater discharge and sewer construction permits issued by the Engineering Department and the plumbing permit issued by the Building Department. A sewer construction permit is not required for a connection to a sewer lateral which has been stubbed out from the main to the property line, provided that no work within the public Ý¸¿°¬»® ì °¿¹» ìóïë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç right-of-way or a public easement is necessary. Projects with an existing connection to the sewer main proposing to augment usage may be required to obtain wastewater discharge and plumbing permits; the Engineering and Building departments should be consulted to determine which permits are required. The permits and fees associated with the sewer connection or augmentation of sewer usage are discussed below. A wastewater discharge permit and the associated fees are required when a connection to the public sewer is being added, when a connection to a lateral stubbed out from the main to the property line is being made, and when additional sewer discharge is proposed. The sewer fees for Cardiff and Encinitas Sanitary districts are assessed as indicated in Appendix 4.4. In the case of sewer lateral installation in a new subdivision or connections to a public sewer main extension under construction, the issuance of wastewater discharge permits may be deferred until prior to issuance of any building permits. Properties serviced by Leucadia Wastewater District shall obtain a permit from LWD and shall pay the applicable fees assessed by that district. A sewer construction permit shall be obtained for a connection to a public or private sewer. Connection to the sewer within the Leucadia Wastewater District requires a permit from LWD and a construction permit from the City if the work is proposed in the right-of-way, City easements, or City-owned properties. In addition to the above fees, a sewer connection proposed within an area designated as a sewer reimbursement district, reimbursement fees in accordance with Section 4.600 below shall be paid. 4.303.5 Construction Requirements for Sewer Laterals. Sewer laterals shall be a minimum of five feet deep at the project property line in order to ensure adequate depth within the public right-of-way. Laterals shall comply with San Diego Regional Standard Drawing SS-01 through SS-04 and shall be a minimum of four inches in diameter for single family homes and units and six inches in diameter for other uses. Ð¿¹» ìóïê ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Laterals shall not discharge directly into a manhole and shall have a minimum slope of 2%. Deviation from these requirements shall be approved by the City Engineer in writing. The private property owner is responsible for the maintenance and repair of the lateral serving his or her property from its connection with the public sewer main to its termination on the private property. Permits are required for any work within public rights-of-way or easements. Sanitary sewer laterals are intended for the purpose of providing a connection of sewer service from one private property to the sewer main. Sewer laterals generally extend across public rights-of-way or public sewer easements. The extension of sewer laterals longitudinally along the street or public easement in order to avoid the construction of a sewer main extension shall not be allowed. Fats, greases, and waxes 4.303.6 Grease/ Oil/ Sand Interceptors. can adhere to sewer structures and appurtenances, obstructing flows, causing system back-ups and potentially storm water pollution. Flows containing such materials shall be pre-treated prior to discharge into the public sewer system by a process or device to remove the materials from the flows. Grease and oil interceptors shall be constructed of impervious materials capable of withstanding abrupt and extreme changes in temperature and shall be watertight with easily removable covers that are both watertight and gastight when secured in place. All grease, oil, and sand interceptors are required to be maintained by the owner at owner’s expense. Failure to provide or adequately maintain a grease, oil, and sand interceptor when required by the City may result in a citation and an order to comply with the applicable regulations in conformance with Section 18.04.120 of the Municipal Code. All new restaurants and food preparation facilities with the potential of releasing greases into the sewer shall provide grease traps to the satisfaction of the City Engineer. Existing restaurant and food preparation facilities without a grease trap and which propose an addition in excess of 500 square feet shall also provide grease traps. Ý¸¿°¬»® ì °¿¹» ìóïé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.303.7 Unauthorized Sewer Connection and Unauthorized Sewer Discharge. No connections shall be made to the public sewer system without prior submittal of an application for sewer connection/ capacity, payment of applicable fees and reimbursement district costs, if any, and approval of the City Engineer authorizing the connection. No materials, solid or liquid, may be disposed or discharged into the public sewer system without a permit issued by the City. No discharge of storm water, surface water, groundwater, unpolluted industrial process water, roof runoff, subsurface drainage, or any waters from a cooling system, swimming pool, decorative fountain, or pond shall be allowed. Prior written permission from the City Engineer in conformance with adopted regulations is required for any variations from the prohibitions listed above. Enforcement measures shall include any steps authorized by law to collect any fees or charges due and possible disconnection of the lateral from the public sewer system. Restrictions regarding the use of public sewers and enforcement measures are discussed in Sections 18.04.080 through 18.04.110 of the Municipal Code. Ð¿¹» ìóïè ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.400 SEWER AND ACCESS EASEMENTS. 4.401SEWER EASEMENT REQUIRED. A minimum 20 foot wide sewer easement shall be granted to the City if the sewer is not proposed within the right-of- way. The sewer easement must be designed to allow truck access over the entire proposed sewer and shall be centered on the sewer main. In special circumstances where a 20 foot wide easement is infeasible, an easement of 15 feet in width may be allowed, at the discretion of the City Engineer. No grading, trees, walls, fences, structures, or gates are allowed in the sewer easements. Landscape and irrigation that impair truck accessibility will also not be allowed within the sewer easements. Enhanced paving may be allowed within the sewer easement with an encroachment permit provided that the paving is designed to withstand truck loading. In some cases, a sanitary sewer main may not be available to service a certain area. The City Engineer may require as a condition of sewer connection the dedication of a public sewer easement to facilitate future expansion of sewer infrastructure. 4.402SEWER ACCESS EASEMENT REQUIRED. If the entire sewer easement is not accessible by trucks due to natural topography, the City Engineer may require an access road to provide maintenance truck access to manholes and certain portions of the sewer system. A public sewer easement a minimum of 20 feet wide shall be granted over the entire access. 4.402.1 Requirements for Access Road. Minimally, sewer easements and access easements must be paved with granular base material to withstand truck loading, allow all-weather access, and provide erosion control. The minimum pavement section shall be six inches of class II base material topped with two inches of ¾” crushed rock for erosion control purposes. Ý¸¿°¬»® ì °¿¹» ìóïç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Sewer easements and access easements shall be designed to include a 25’ near-level area in front of access holes, and a hammerhead turnaround graded at no more than 5% shall be provided for easements exceeding 250 feet in length. Overhangs such as wires, tree branches, and building eaves shall allow a minimum 15-foot clearance from the road. The minimum centerline radius shall be 36 feet. 4.403CONSIDERATIONS FOR SEWER EASEMENT LOCATION AND WIDTH. The minimum easement width is 20 feet. In circumstances in which a 20 foot wide easement is infeasible, an easement 15 feet wide may be allowed at the discretion of the City Engineer. Additional width is necessary if a sewer is constructed at a depth greater than nine feet or if the ground longitudinal or cross-slope exceeds 10%, or based upon the special circumstances of the property or the proposed sewer. Sewer easements should be as far as practical from buildings. Footings and roof overhangs shall not be allowed within an easement. The vertical distance between the sewer and the footing must be such that excavating for sewer construction or repair does not endanger the building; the City may require additional easement width if existing or proposed buildings or structures are located relatively close to the proposed sewer easement. Whenever possible, sewer easements parallel to lot lines shall not straddle the lot line but shall be located entirely on one parcel. 4.403.1 Shared Sewer Easements. Typically, a sewer easement is reserved for the exclusive purpose of a single utility pipe. Within a standard easement, a single sewer shall be constructed at easement centerline to provide room for access and future maintenance. If multiple pipes will occupy an easement, the City may require additional easement width in order to allow adequate space for maintenance. Ð¿¹» ìóîð ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Public sewer easements are for the exclusive use of public sewers. The City Engineer shall approve in writing construction of any other utility or use with a public sewer easement. A conflicting use or placement of a utility which impedes maintenance access shall not be allowed. When a public sewer is 4.403.2 Sewer Within Private Street. proposed within a private street, a sewer easement at least 20 feet wide shall be granted over the sewer main in the street. If the private street is not accessible from the public right-of-way without crossing over private property, an access easement to allow City access to maintain the sewer facilities may be required. Sewer access easements are discussed in Section 4.402 above. 4.403.3 Granting of Sewer Easements. Sewer easements shall be dedicated to the public on a map/ parcel map or dedicated by a separate easement document. For information on easements granted on a map, refer to Map Manual Section 1.506. When an easement is to be granted by a separate document, the City will prepare the easement document language for processing by the developer. The developer shall retain a qualified, licensed civil engineer or land surveyor to prepare the legal description and plat of the sewer easement. Title reports or grant deeds showing the current property ownership shall be provided to the City to assist in the preparation of the easement document. Lenders shall execute a City-approved subordination agreement subordinating their interest in the property to the public sewer easement. The proposed easement shall be surveyed and the traverse tapes submitted to the City for review and approval prior to recordation of the easement. The easement document shall be recorded with the County Recorder prior to issuance of any permit for the sewer construction. Ý¸¿°¬»® ì °¿¹» ìóîï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.500 SEWER IMPROVEMENT PLANS AND PERMITS. Proposed sewer main improvements must be permitted by a City improvement permit. The applicant shall process with the City a sewer improvement plan. Standard notes for sewer improvement plans are included as Appendix 2.32 of this manual. When all City comments on the plans have been resolved through plancheck, the final drawings will be approved. At that time, a letter will be issued to the applicant detailing the final bond and fee requirements for issuing the permit. Following completion of those requirements, including payment of fees and posting of sureties, the permit will be issued. Information on the improvement permit application, plancheck, approval, bonding, and permitting process can be found in Chapter 2 of this manual. Ð¿¹» ìóîî ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 4.600 SEWER REIMBURSEMENT DISTRICTS 4.601GENERAL INFORMATION. Pursuant to Health and Safety Code Section 4742.3 and Encinitas Municipal Code Chapter 18.12, when public sewers are installed, and the City Council determines that the sewer is necessary and can serve properties other than the property belonging to the person making the installation, the City Council may approve a sewer reimbursement district. The purpose of the sewer reimbursement district is to allow the developer to recoup a pro-rated portion of the sewer construction costs at such time as one or more of the properties identified in the reimbursement district connect to that sewer system. The option of a sewer reimbursement district is available only for public sewers within public sewer easements or street rights-of-way. Upon the City Council approval of a sewer reimbursement district, the City will collect a reimbursement fee from the property owners connecting to the sewer. The amount of the total reimbursement fee is established based on the original installation costs plus interest and is approved by the City Council. 4.602ADMINISTRATION OF REIMBURSEMENT AGREEMENTS. The decision to establish a sewer reimbursement district shall be agreed upon by both the City and the developer, and the developer shall agree to the stipulated terms of the reimbursement agreement. The establishment of a sewer reimbursement district may be denied by the City if the developer fails to agree to the terms and policies governing the establishment of a district. The developer shall be responsible for all of the costs associated with the construction of the sewer main including, but not limited to, construction, easement acquisition, permitting, and administrative costs, and the owner shall pay a fee to the City as compensation for City’s costs to administer the agreement. A deposit account shall be established with the City, and an initial deposit in compliance with City requirements shall be made in order to compensate the City for initial time and Ý¸¿°¬»® ì °¿¹» ìóîí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç expenses until such time as the reimbursement district agreement is finalized. During construction of the sewer main, the developer shall retain invoices for all items to be included in the reimbursement agreement and evidence of payment of those invoices. The copies of invoices and proof of payment shall be submitted to the City for consideration not longer than 90 days following acceptance of the sewer by the City. Reimbursable costs shall ultimately be approved by the City Engineer and may include payments made by the developer for engineering, surveying, right- of-way or easement acquisition, permits, material testing, construction, inspection, and installation related to the sewer main. The proposed sewer main shall be designed in accordance with public standards and City requirements and to the satisfaction of the City Engineer. Reimbursement payments for the sewer reimbursement district shall be collected by the City for connections to the sewer made within the term of the agreement. There are no assurances that the developer will recoup the maximum reimbursement amount or any portion thereof. The number of possible connections used to determine the reimbursement fee is an estimate, and there is no guarantee that all or any of the connections will be made. Parcels will not be responsible for the reimbursement fee if a connection is made after the expiration of the reimbursement district. Likewise, parcels will only be responsible for the reimbursement fee if the parcel connects a lateral directly to the sewer main as identified in the reimbursement district or if the parcel connects to a future extension of that sewer main. If the City collects any reimbursement fees, payment shall be sent to the developer within ninety days of collection of the fee, until the developer has recouped the maximum reimbursement amount or until the agreement expires. Information on sewer reimbursement districts can be found in Chapter 18.12 of the Municipal Code. Particulars on the establishment of a district and an overview of the process are included in the City administrative manual, Ð¿¹» ìóîì ½¸¿°¬»® ì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç number G042, which is included in this manual as Appendix 4.5. 4.603PROPERTIES INCLUDED IN THE REIMBURSEMENT DISTRICT. The developer shall engage the services of a registered civil engineer licensed to perform such work in order to prepare for the City information on which properties could potentially benefit from the construction of the sewer main, including the developer’s property or properties. Those properties shall be determined based upon topography, availability of necessary easements, and other factors which would allow or impede the connection of a private sewer lateral to the sewer from each property. Properties which would be required to obtain an easement over private property that has not been guaranteed by the terms of the agreement shall not be included in the district. Properties which may connect only by use of a pumped sewer lateral are not eligible for inclusion in the district. The selection of parcels for inclusion into the reimbursement district is subject to review and approval by the City Engineer. A preliminary sewer improvement plan shall be submitted to the Engineering Department for review and comment prior to submittal of the sewer improvement plans. The plan shall clearly delineate all properties that will be included in the proposed sewer reimbursement district upon adoption of a Code change by the City Council, the preliminary conceptual plan for the sewer reimbursement district shall be approved by the City Council prior to preparation of the sewer improvement plans and issuance of the improvement permit. Engineering approval of the preliminary or final sewer plans shall not be construed as the City Council approval of the sewer reimbursement district, nor shall it be interpreted as any guarantee whatsoever by City staff relative to the Council action on the proposed sewer reimbursement district. The number of parcels to be included shall be determined based upon the existing zoning at the time the sewer main is constructed, and shall assume that vacant properties will be developed to the mid-range density allowed by the zoning. If a single lot is assessed for more than a Ý¸¿°¬»® ì °¿¹» ìóîë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç residential or a commercial unit, the fees will be collected at the time that each individual unit is developed. In some situations, a parcel may have been included in an existing sewer reimbursement district, but an extension of the main constructed as a part of the reimbursement district may be necessary to facilitate the desired improvement of that parcel. In such cases, the parcel is not exempt from the terms of the reimbursement agreement as originally established and shall make payment of the reimbursement fee prior to establishing a connection to the sewer. 4.604CALCULATION OF THE REIMBURSEMENT FEE. Once the parcels to be included in the reimbursement district have been agreed upon by both the developer and the City, the per-parcel reimbursement fee may be calculated. The fee shall be calculated by dividing the total sum of costs determined by the City Engineer to be eligible for reimbursement by the total number of potential connections to service unconnected parcels. For example, if the reimbursable costs of the sewer main are $100,000.00 and there are ten potential connections, the reimbursement fee would be $10,000.00 per connection. At the time that a new connection to the sewer main is sought, a property identified in the district shall make payment for the reimbursement fee together with any other applicable sewer or permit fees prior to issuance of a permit for the connection. The total amount due prior to connection shall be the original pro-rata share for the connection, plus 6% annual simple interest accumulated from the date the reimbursement district is approved by the City Council to the date the City receives payment for the reimbursement fee from each benefited party. The total reimbursement to the developer shall not exceed the maximum reimbursement amount. The developer’s property or properties will be included in the determination of the total number of possible connections. The developer’s pro-rata share of the total reimbursement amount shall be deducted from the total reimbursable costs instead of collected at a later time. Ð¿¹» ìóîê ½¸¿°¬»® ì Chapter 5: water design requirements ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER 5– WATER DESIGN REQUIREMENTS Subject SectionPage GENERAL INFORMATION5.100 5-1 Purpose 5.101 5-1 Fire Demands 5.102 5-1 Pressure Criteria 5.103 5-1 Static Pressure 5.103.1 5-2 Dynamic (Operating) Pressures 5.103.2 5-2 Pressure Requirements During Fires 5.103.3 5-2 Velocity Criteria 5.104 5-3 i Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç CHAPTER 5 WATER DESIGN REQUIREMENTS 5.100 GENERAL INFORMATION. The City of Encinitas in served by two water districts: San Dieguito Water District and Olivenhain Municipal Water District. The City Engineering Department reviews engineering improvements within the City, but is not the approving agency for water improvements. These districts are separate from the City and must be contacted separately for that district’s requirements. 5.101PURPOSE. This section is to notify the Engineer of Work to contact each water district for design criteria, rules and regulations, fees and other charges for the development of projects. 5.102FIRE DEMANDS. Fire flow requirements and fire hydrant spacing shall comply with the requirements of the Uniform Fire Code and California Fire Code (Ord. 2007-12) and as amended by the City of Encinitas Municipal Code Title 10 - FIRE PREVENTION, Chapter 10.04 Section 508.3 Fire Flow Requirements and Section 508.5.1.1 Water Supplies and Fire Hydrants. A. The required fire flow demand shall be supplied from at least two fire hydrants (assumes ½ flow from each hydrant) within a maximum radius of 750 feet from the fire. B. Maximum fire hydrant supply, in some cases, can be obtained from the District. The supply will be based on an actual flow test if fire hydrants are in the vicinity of the desired location and a calculated flow rate at 20 psi Ý¸¿°¬»® ë °¿¹» ëóï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç will be provided. If hydrants are not available, then hydraulic modeling is required. 5.103PRESSURE CRITERIA. 5.103.1Static Pressures. A. Static Pressure is defined as the pressure in the system with no demand occurring in the distribution system. B.It is desirable to have water distribution pipelines in each pressure zone capable of supplying a minimum static pressure of 65 psi. 5.103.2Dynamic (Operating) Pressures. A. In analyzing the supply to a pressure zone, the minimum hydraulic grade line elevation available from the water source shall be used; a level that typically occurs during peak hour demand conditions. B.Operating pressures under peak hour demand conditions shall not fall more than 25 psi below the static pressure of 65 psi, equating to a residual water distribution pipeline pressure of 40 psi. Operating pressures are determined in the distribution system pipelines at the service connection or fire hydrant. 5.103.3Pressure Requirements During Fires. A. For the simulation of fire conditions, a minimum operating pressure of 20 psi is required in the distribution pipelines in the vicinity of the fire. The residual pressure is determined given the fire demand concentrated at a hydrant within a radius of 750 feet of the fire. B.For water systems, the residual pressures in the distribution system during a fire shall be maintained given the following conditions: 1. The water level in the storage facility at the time of the fire is at the minimumoperational level that Ð¿¹» ëóî ½¸¿°¬»® ë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç typically occurs during peak hour demand conditions. 2. The prescribed fire duration as determined by the governing fire department is coincident with the maximum day demand condition. 3. Areas outside of the fire circumference in the same pressure zone maintain a minimum pressure of 20 psi. 5.104VELOCITY CRITERIA. The maximum fire hydrant lateral velocity shall not exceed 15 feet per second under maximum day plus fire flow conditions. Ý¸¿°¬»® ë °¿¹» ëóí Chapter 6: drainage design requirements ENGINEERING DESIGN MANUAL October 28, 2009 This page intentionally left blank. Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER6-DRAINAGEDESIGNREQUIREMENTS Subject SectionPage GENERAL INFORMATION6.100 6-1 Purpose 6.101 6-1 Standards and References 6.102 6-1 Storm Water Quality Regulations 6.103 6-2 6.200 6-3 HYDROLOGY STUDY General Information 6.201. 6-3 Hydrologic Soil Group 6.202 6-3 Coefficient of Runoff 6.203 6-3 Area-Weighted Coefficient of Runoff 6.203.1 6-3 Greenhouses and the Coefficient of Runoff 6.203.2 6-3 Storm Frequency 6.204 6-4 Time of Concentration 6.205 6-4 Computer-Aided Studies 6.206 6-4 Drainage Areas and Drainage Area Maps 6.207 6-4 General Information 6.207.1 6-4 Offsite Tributary Areas 6.207.2 6-5 Other Calculations Required 6.208 6-5 HYDRAULICS 6.300 6-6 STORM DRAIN DESIGN6.400 6-7 Slope 6.401 6-7 Cleanouts and Access Structures 6.402 6-7 Pipe Material 6.403 6-7 Pipe Sizing 6.404 6-7 Horizontal Curves 6.405 6-8 Flow Velocity 6.406 6-8 Separation from Water and Reclaimed Water Lines 6.407 6-8 i Ì¿¾´» ±º Ý±²¬»²¬ Ð¿¹» Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Table of Contents CHAPTER6-CONTINUED Subject SectionPage STORM DRAIN DESIGN – Continued Requirement for Water-Tight Joints 6.408 6-8 Pipe Depth 6.409 6-9 Storm Drain Easements Requirements 6.410 6-9 STORM DRAIN IMPROVEMENT PLANS6.500 6-10 General Information 6.501 6-10 Plan Preparation 6.502 6-10 SPECIAL DRAINAGE SITUATIONS6.600 6-12 Cross-lot Drainage 6.601 6-12 Drainage of Bluff-top Properties 6.602 6-13 Private Landscape Drainage Systems 6.603 6-14 FLOODPLAIN AND FLOODWAY6.700 6-15 Construction within the Floodplain 6.701 6-15 Development within the Floodway 6.702 6-16 Leucadia Special Flood Area 6.703 6-16 ii Ð¿¹» ¬¿¾´» ±º ½±²¬»²¬ Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6 CHAPTER DRAINAGEDESIGNREQUIREMENTS 6.100 GENERAL INFORMATION. 6.101PURPOSE. The purpose of this chapter is to assist the engineer with the preparation of hydrology and hydraulics studies and calculations and with the design of storm drain facilities. Alternate methodologies than those described herein may be allowed at the discretion of the City Engineer. This chapter also contains requirements pertaining to development within flood-prone areas. The City of Encinitas requires drainage studies to be prepared based upon the most recent County of San Diego Hydrology and Drainage Design Manuals adopted by the City. 6.102STANDARDS AND REFERENCES. The following resources, listed in order of precedence, are to be utilized for drainage analysis and design. In case of conflict, the document of higher precedence shall be used. The most current City-adopted version of all documents shall be used. City of Encinitas Municipal Code. A. Requirements and guidelines specified in this manual. B. City and staff policies. C. The City of Encinitas Best Management Practice Manual, D. Part II. County of San Diego Hydrology Manual. E. County of San Diego Drainage Design Manual. F. San Diego Area Regional Standard Drawings. G. Ý¸¿°¬»® ê °¿¹» êóï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Standard Specifications for Public Works Construction, H. a.k.a. “The Greenbook”. Generally accepted standards for professional I. engineering and construction practices. 6.103STORMWATER QUALITY REGULATIONS. Drainage designs shall also comply with the requirements of the Regional Water Quality Control Board and the City of Encinitas Jurisdictional Urban Runoff Management Plan, the Standard Urban Stormwater Mitigation Plan (SUSMP), and stormwater quality requirements, which are discussed in Chapter 7 of this manual. 6.104HYDROMODIFICATION AND LOW IMPACT DEVELOPMENT. Project designs shall comply with current low impact development and hydromodification objectives, such as limiting graded and hardscape areas to allow greater natural infiltration and to manage increases in the volume and rate of runoff above predevelopment levels. Hydromodification and low impact development requirements are discussed in the City of Encinitas Standard Urban Stormwater Mitigation Plan (SUSMP), which is discussed in Chapter 7 of this manual. Ý¸¿°¬»® ê °¿¹» êóî Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.200 HYDROLOGY STUDY. 6.201GENERAL INFORMATION. The City of Encinitas requires drainage studies to be prepared based upon the most recent County of San Diego Hydrology and Drainage Design Manuals adopted by the City. The hydrology study shall be composed utilizing available record drawings, information in the City GIS database, other applicable records maintained by the City, and a field review. The field review is essential to ensure all existing drainage facilities are appropriately represented in the study and that the drainage areas are accurate. The most current version of the San Diego County Hydrology Manual shall be utilized for the study, with the modifications noted below.Deviations from the minimum requirements noted below shall be approved in advance by the City Engineer. 6.202HYDROLOGIC SOIL GROUP. Due to the variation in soils occurring in Encinitas, all hydrology studies shall assume soil group ‘D’ for the hydrology analysis. This approach ensures a conservative study since soils group ‘D’ allows the least infiltration of storm runoff. Other soil groups may be allowed if supporting documentation is approved in advance by the City Engineer. 6.203COEFFICIENT OF RUNOFF. The following policies pertain to the calculation of the coefficient of runoff, the ‘c’ value, for drainage calculations. 6.203.1 Area-Weighted Coefficient of Runoff. The City of Encinitas requires the calculation of an area- weighted average coefficient of runoff. Studies shall calculate the average coefficient of runoff, ‘c’, by assuming a ‘c’ value of 0.9 for all roof, pavement, and other hardscape areas and a ‘c’ value of .45 for all pervious areas. A sample calculation is provided in Appendix 6.1. More detailed studies utilizing Ý¸¿°¬»® ê °¿¹» êóí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç other values for the coefficient of runoff shall be approved in advance by the City Engineer. 6.203.2 Greenhouses and the Coefficient of Runoff. Because greenhouse facilities are not a use requiring a permit, the construction of the greenhouse facilities would not have necessitated a drainage study or the construction of storm drain facilities to handle the runoff from the development. If greenhouse facilities exist onsite and will be demolished as a part of the proposed development, the coefficient of runoff for the predevelopment condition shall assume an undeveloped condition, vacant land. 6.204STORM FREQUENCY. Drainage studies shall consider a 100-year storm frequency. For the rational method, both six-hour and 24- hour storms shall be considered in the hydrology study. 6.205TIME OF CONCENTRATION. The time of concentration is the time required for the runoff from the most remote region of the watershed to reach the point of concentration at which the flow is to be calculated. The minimum time of concentration as established by the San Diego County Hydrology Manual shall be assumed unless calculations for the time of concentration are included in the study. As an alternative, the nomograph for Time of Concentration for Initial Subarea taken from the Orange County Hydrology Manual may be utilized with prior approval from the City Engineer (see Appendix 6.3). 6.206COMPUTER-AIDED STUDIES. When a computer program is utilized in the preparation of the drainage study, the computer data shall be added to the study submitted to the City. This shall include the name, version, and maker of the program, an explanation of the required inputs and the values entered, and a list of the variables used by the program. Ý¸¿°¬»® ê °¿¹» êóì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.207DRAINAGE AREAS AND DRAINAGE AREA MAPS. Drainage area maps shall be prepared as discussed below. 6.207.1General Information. Separate drainage area maps shall be included for the existing and proposed conditions in order to avoid confusion when the existing drainage pattern is being modified. Existing and offsite drainage area maps shall include topography contours for the entire area of concern imposed upon an aerial photograph of the drainage area. When a grading plan is being prepared, it shall be used as the base for the proposed condition drainage area map, with the pertinent hydrology study information shown and plan features not related to the hydrology study excluded. Grades shown on the drainage area map and used in the study shall be based upon the North American Vertical Datum of 1988 (NAVD 88). Storm drain systems, inlets, culverts, natural water courses, and cross-gutters shall be included with the flow tributary to each labeled. The drainage area map shall clearly show each drainage area used in the study labeled with the number corresponding to the study, the acreage, and the Q value. The direction of flow for the longest time of 100 concentration, points of confluence, and discharge point locations shall be labeled. 6.207.2 Offsite Tributary Areas. Runoff from offsite tributary areas that discharge to or across the project site shall be considered in the hydrology study, and the proposed drainage system shall be designed to accommodate flows originating onsite and in offsite tributary areas. The calculations for onsite and offsite areas shall be presented separately in the study. When necessary for clarity, separate drainage area maps shall be presented to show the onsite and offsite areas at appropriate scales. 6.208OTHER CALCULATIONS REQUIRED. The project planchecker may require that any necessary calculations for stormwater treatment facilities be included in the hydrology study. Stormwater treatment requirements are discussed in Chapter 7 of this Manual. Similarly, the hydrology study shall include any Ý¸¿°¬»® ê °¿¹» êóë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç calculations necessary to demonstrate the impact of the proposed development on downstream properties. Pipe strength and/ or loading calculations may be required for cases in which the D-load table does not apply. If detention/ infiltration basin is required for the project, basin routing and staging calculations may be required. Ý¸¿°¬»® ê °¿¹» êóê Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.300 HYDRAULICS. Drainage systems shall be designed such that the flows from a 100-year storm will be contained within the underground storm drain systems and/or the public right- of-way. On circulation element roads and higher street classifications, a 12’ wide travel lane shall be maintained for each direction of travel during a 100-year storm, unless otherwise authorized by the City Engineer. Cross-gutters shall be constructed only at street intersections, unless otherwise allowed by the City Engineer. Storm drain inlet, drainage swale, and pipe sizing/ capacity calculations shall be provided. Where applicable, velocity calculations showing that non-erosive velocities are maintained shall be provided. At the discretion of the City Engineer, a downstream drainage study may be required to assess the capacity of the storm drain system to handle runoff from the development. If a detention/ infiltration basin is required to mitigate cross-lot drainage, calculations shall be provided showing that the impact of the proposed development on downstream properties does not exceed the predevelopment condition. Basin routing calculations shall be provided. Design requirements for detention/ infiltration systems are discussed in Section 6.601 below. Ý¸¿°¬»® ê °¿¹» êóé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.400 STORM DRAIN DESIGN. The following are the minimum design requirements for storm drain systems, and deviations shall be approved in advance by the City Engineer. More stringent design criteria may be required by the City Engineer. Requirements are for public systems unless otherwise noted. 6.401SLOPE. The minimum allowable pipe slope is 0.5%. A flatter slope may be approved in special situations by the City Engineer. 6.402CLEANOUTS AND ACCESS STRUCTURES. Cleanouts shall be provided at angle points, grade breaks, and as necessary to ensure proper access for maintenance and repair. The maximum cleanout spacing shall be 300’ for 30” or smaller storm drains and 400’, 600’, and 800’ respectively for 30”-42”, 42”-60”, and greater than 60” storm drains. All intersections, changes in direction, and changes in pipe cross-sectional dimensions shall have an access structure approved by the City Engineer. Existing substandard downstream drainage structures may be required to be replaced, at the discretion of the City Engineer. 6.403PIPE MATERIAL. Storm drains shall be constructed of reinforced concrete pipe (RCP). Drainage structures shall be cast-in-place reinforced concrete; precast concrete components may be allowed if inspected in the manufacturing plant by the City. The strength classification or gauge shall be shown on the plans; RCP shall be 1350-D minimum. HDPE pipe or other alternative pipe materials may be utilized with prior written approval by the City Engineer. Where it is installed beneath the roadway, HDPE pipe shall be encased in concrete as protection from future construction activities in the area of the pipe and to avoid accidental cuts into the pipe once it is installed. Ý¸¿°¬»® ê °¿¹» êóè Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.404PIPE SIZING. The minimum allowable pipe size shall be 18”, unless otherwise approved by the City Engineer. Calculations for the determination of the required pipe size shall be included in the drainage study. The storm drain pipe may not connect to a smaller pipe downstream. 6.405HORIZONTAL CURVES. Horizontal curves shall be as per the manufacturer’s specifications or as approved by the City Engineer. Where horizontal curves are proposed, the plan shall be labeled with the radius, length, and delta of the curve. 6.406FLOW VELOCITY. The drainage system shall be designed with a minimum flow velocity of four feet per second (fps) and with a maximum of 20 fps. Exceptions shall be approved in advance by the City Engineer. In cases in which the velocity exceeds 20 fps and excessive erosion of the pipe due to sedimentation may occur, a special wall RCP may be required. Energy dissipater systems to the satisfaction of the City Engineer shall be utilized to provide protection from erosive velocities at discharge points. 6.407SEPARATION FROM WATER AND RECLAIMED WATER LINES. Water-tight joints will be required for locations in which a storm drain must cross within five feet of a water or reclaimed water main. 6.408REQUIREMENT FOR WATER-TIGHT JOINTS. Pressure flow may be allowed at the discretion of the City Engineer for storm frequencies equal to or greater than a 10-year storm provided that the depth below surface allows adequate head to prevent potential flooding throughout the system. When such systems are allowed, they shall be designed to the satisfaction of the City Engineer, and they may require water-tight joints in the pressurized sections of pipe plus an additional safety length beyond the pipe length experiencing pressure flow. The additional safety length required shall be at the Ý¸¿°¬»® ê °¿¹» êóç Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç discretion of the City Engineer based upon the Q, pipe 100 size, and flow velocity. 6.409PIPE DEPTH. Storm drain systems shall be constructed with the top of pipe a minimum of two feet deep, unless otherwise allowed by the City Engineer. Storm drains constructed at a depth greater than fifteen feet are deep storm drains and shall be avoided whenever possible. When the City Engineer approves the construction of a deep system, oversized specially designed access holes, pipe encasements, greater pipe size, increased easement requirements for maintenance access, water-tight joints, and/or additional pipe thickness may be required. 6.410STORM DRAIN EASEMENT REQUIREMENTS. Storm drain maintenance and/ or access easements shall be required in order to ensure adequate access to any public storm drain facilities. Requirements for storm drain easements and all-weather access roads parallel those for sewer easements, which are discussed in Chapter 4, Section 4.400. Ý¸¿°¬»® ê °¿¹» êóïð Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.500 STORM DRAIN IMPROVEMENT PLANS. 6.501GENERAL INFORMATION. The construction of public storm drain improvements requires a public improvement permit from the City of Encinitas. At the discretion of the City Engineer, private storm drain improvements may be permitted with the grading permit. Grading and improvement plans are required to be prepared by a qualified civil engineer licensed within the state of California. Storm drain plans shall satisfy the requirements discussed below. 6.502PLAN PREPARATION. The storm drain improvement plan 6.502.1 Plan Requirements. shall include a plan and profile view of the proposed drainage improvements. The plan view of the storm drain shall be shown on the same sheet as any proposed grading or pavement work in order to facilitate checking of proposed grades. The plan shall show curb, gutter, and other drainage structures within the vicinity of the proposed project with flow line elevations. Proposed flowline elevations shall be labeled to show continuity of flow. Where stationing from a previous improvement plan exists in the area of the proposed work, the same stationing shall be used to prepare the plan. 6.502.2 Profile Requirements. Each segment of the profile shall be labeled with pipe invert elevations, slope, length, material, D-loading, and Q. The hydraulic and energy grade 100 lines shall be shown. Each inlet or other drainage structure shall be shown on the profile and labeled. The existing and proposed ground elevations shall be shown, and all infrastructure crossings and potential conflicts shall be indicated on the profile with the minimum clearance distance called out. 6.502.3 Cross-Section Requirements. Cross sections and construction details shall be provided through swales, detention/ infiltration basins, and non-standard drainage facilities and structures. Swale and basin sideslopes shall not exceed a 2:1 ratio without prior approval from the City Ý¸¿°¬»® ê °¿¹» êóïï Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç Engineer. Parabolic or trapezoidal cross-sections are encouraged for swales due to enhanced stormwater treatment capabilities. 6.502.4 Maintenance Responsibility. The long-term maintenance responsibility of the storm drain facilities shall be indicated for each element on the improvement plan. If a system is public, it shall be labeled as such. If a private party or a homeowner’s association will be responsible for the maintenance, the name, contact phone number, and address shall be provided on the plan. A covenant for perpetual private maintenance of the storm drain system may be required to record against the property, at the discretion of the City Engineer. If so, the recoding information for the covenant shall be entered on the improvement plan. Ý¸¿°¬»® ê °¿¹» êóïî Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.600 SPECIAL DRAINAGE SITUATIONS. 6.601CROSS-LOT DRAINAGE. New cross-lot drainage situations shall not be allowed under any circumstances, and existing cross-lot drainage shall not be allowed if an alternate solution is feasible. If the historic drainage pattern is cross-lot, alternatives shall be examined that evaluate the impact on other downstream properties of re-routing the runoff. At the discretion of the City Engineer, Private Maintenance Agreements for the drainage facilities and/ or a Hold Harmless for Drainage covenant shall be recorded against the property. Examples of these documents are included in Appendices 1.18 and 1.19. In cases in which an alternative to the historical cross-lot drainage situation is infeasible, the development shall be designed in such a way as to ensure that the impact of the drainage on the downstream property following development does not exceed the pre-development impact. This is typically achieved by minimizing new paved and hard-surface areas and by draining the impervious areas to an infiltration and/ or detention basin that is designed and sized in accordance with Engineering Department standards. Drainage systems to mitigate cross-lot drainage shall be designed for the 100-year storm. For the rational method, both six and 24 hour storm durations shall be analyzed to determine the required detention capacity.Calculations for the required and provided detention/ infiltration volumes shall be included in the project drainage study. A sample design for an infiltration basin is included as Appendix 6.2. The basin is designed to receive all site runoff discharging onto the adjacent property and is constructed underground, lined with filter fabric, and filled with 3/4” crushed rock. Surface runoff enters the crushed rock storage through a grate inlet and is dispersed via a 4” perforated pipe running laterally through the crushed rock. The designs of infiltration systems shall allow for a controlled release of the runoff and shall include an emergency overflow and/ or spillway. The discharge of any proposed system that drains cross-lot shall ensure Ý¸¿°¬»® ê °¿¹» êóïí Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç that the post-development pattern of drainage to the adjacent property mimics the pre-development pattern, typically by designing a system that allows sheet flow to the downstream property. Concentration of runoff to an adjacent property shall not be allowed. 6.602DRAINAGE OF BLUFF-TOP PROPERTIES. Discharge of stormwater and irrigation runoff over the top of a bluff shall not be allowed. Infiltration areas are discouraged on bluff-top properties because of the potential of the runoff for disturbing the stability of the bluff. Bluff-top properties shall be graded to drain away from the bluff. If surface drainage away from the bluff is not possible due to the existing/ proposed grades, a drainage system shall be constructed to intercept the runoff prior to it flowing over the bluff. The runoff shall be routed to a water-tight holding tank/ wet well designed to handle the 50-year storm event and then pumped to a discharge point from which the runoff can surface flow off the property. Bluff-top drainage requirements do not alleviate the project of the obligation to comply with stormwater treatment requirements. If an automatic irrigation system is proposed for a bluff- top property, the system shall be designed to avoid excess watering. An automatic shut-off system, moisture shut-off sensors, and other advanced controls will be required for the installation of the automatic irrigation system. The system shall be approved by the City Engineer prior to installation. In order to mitigate to the maximum extent the drainage impact of proposed development on the bluff, projects shall incorporate native, drought-tolerant plant material appropriate for the exposed coastal bluff area. All plant material shall have the ability to naturalize without supplemental irrigation after an establishment period of three years or less. A landscape plan may be required by the City in order to ensure that the irrigation impacts have been appropriately addressed. Ý¸¿°¬»® ê °¿¹» êóïì Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.603PRIVATE LANDSCAPE DRAINAGE SYSTEMS. For ease of maintenance, stormwater quality, and low impact development, engineers are encouraged to design systems that allow gravity flow from the project site to the street with minimal use of storm drain pipes that don’t allow stormwater treatment.The location of the proposed area drains and drainage facilities are required to be shown on the grading plan. Inlets and catch basins shall be located within pervious areas that provide stormwater treatment, and the use of inlets and catch basins shall be limited in order to allow the maximum time of travel of the stormwater runoff over those treatment areas/ or building permit site plan. The installation of a drainage system not shown on the grading plan and/ or building permit site plan and not approved by the City Engineer may violate the stormwater quality features approved by the City, and it therefore will require a permit from the Engineering Department unless determined otherwise by the City Engineer. Drainage systems not shown on the grading plan and/or building permit site plan are subject to a construction permit requirement and potential removal/ redesign/ relocation, at the discretion of the City Engineer. Any landscape drainage system required within the public right-of-way requires prior approval from the City Engineer and an encroachment permit. The encroachment permit shall be issued prior to issuance of the grading permit, and the recording information for the encroachment permit shall be shown on the grading plan. Ý¸¿°¬»® ê °¿¹» êóïë Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç 6.700 FLOODPLAIN AND FLOODWAY. Work within the floodplain/ floodway as shown on the most recent Flood Insurance Rate Map (FIRM) shall comply with FEMA requirements and the Chapter 23.40 of the Municipal Code. Boundaries of the 100-year and 500-year floodplain and floodway are also available at City Hall through the City GIS system. 6.701CONSTRUCTION WITHIN THE FLOODPLAIN. No grading is allowed in the floodplain unless a hydrologic and hydraulic study is prepared and approved by both the City Engineer and FEMA, and the appropriate NFIP applications such as a Conditional Letter of Map Revision (CLOMR) or a Letter of Map Revision (LOMR) are processed with FEMA. New construction and any substantial improvement of any structure shall have the lowest floor, including any basement, elevated at least two feet above the 100-year floodplain or meet the standards in Section 23.40.040(A)(3)(c) of the Municipal Code. Structures and/ or portions of structures below the 100- year base flood elevation shall be of materials not readily susceptible to water damage. Enclosed areas below the base flood elevation shall be designed to allow the free passage of floodwaters through openings. The openings shall be deigned such that the bottom is no more than one foot above grade and shall allow a total open area of one square inch for every square foot of enclosed area below the base flood elevation. The City Engineer may require that the building plans or a portion of the building plans be attached and approved with the grading plan in order to ensure that the Municipal Code and City requirements are being met. The elevation of the lowest floor shall be certified upon completion of construction by a registered professional engineer or surveyor to be constructed at an elevation as required by Municipal Code 23.40.040. Any non-habitable construction below the 100-year base flood elevation shall be certified by a registered professional engineer to be in compliance with the requirements of the Municipal Code and the City Engineer. The certifications shall be Ý¸¿°¬»® ê °¿¹» êóïê Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç submitted for review and approval by the City Engineer prior to final of the project. 6.702DEVELOPMENT WITHIN THE FLOODWAY. Encroachments including earthwork, new construction, improvements, and other development in the floodway are prohibited without a permit from the City. Floodway encroachment or improvement is allowed only if a hydrological study approved by the City and by FEMA shows that no adverse impacts, including no rise in the flood water surface elevation and if the Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) are processed with FEMA. Any proposed improvements shall meet with the federal requirements for development within the floodway. 6.703LEUCADIA SPECIAL FLOOD AREA. A study of the flooded area along North Coast Highway 101 in Leucadia was performed by Rick Engineering and is on file with the City. The study specifies the area affected by the Leucadia flood and provides sections with water surface elevation profiles along the corridor. The study is available for review from the Engineering Department, and the bounds of the flooded areas are identified in the City digital GIS database and are available to the public. Development proposed within the area of the Leucadia special flood shall be constructed such that the floor elevation of all habitable areas are at or above the 100- year water surface elevation specified in the study. Development within the Leucadia Special Flood Area shall be designed to ensure that the proposed development will provide an onsite floodwater storage capacity equal to the volume of runoff displaced by the development in a 10- year storm event. This is typically achieved by providing above- or below-ground stormwater storage. The storage area shall be designed to fill without reliance on pumps or mechanical systems and shall include a discharge system that will release flows uniformly and within six hours after the storm. The storage area shall be designed to fill automatically during a storm and to discharge the runoff slowly after the storm peak. The storage pump system Ý¸¿°¬»® ê °¿¹» êóïé Ý×ÌÇ ÑÚ ÛÒÝ×Ò×ÌßÍ ÛÒÙ×ÒÛÛÎ×ÒÙ ÜÛÍ×ÙÒ ÓßÒËßÔ ó îððç shall be designed as a part of the grading plan, and the system and pump specifications shall be approved prior to approval of the plan. The storage area shall be designed with a manhole access that is accessible by a vac-con truck or similar equipment to allow regular maintenance and emergency pumping in the event of a system failure. Ý¸¿°¬»® ê °¿¹» êóïè