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In addition to all other requirements of the Building and Housing Code, the Zoning Code and ordinances or statutes of the city, the county and the state, and before a building permit is issued by the County Building Inspection Department for a building, a person who owns, leases or is in possession or control of any property who desires to construct a new building or structure, or to remodel or reconstruct an existing building or structure wherein the existing grade of the lot or building is proposed to be changed, or a person seeking to change the grade of any property by more than three inches, shall, in addition to obtaining all other permits required by the city, county and state, submit to the City Clerk an application for a permit, the required deposit and three copies of the plot plan of the property, prepared by a registered civil engineer or a registered surveyor, showing where such proposed construction or reconstruction is or shall be situated and showing, as applicable, the following:
(a) The existing elevation of the centerline of the street;
(b) The existing elevation of the top of the nearest street curb, if any;
(c) The existing elevation of the top of the nearest portion of the sidewalk, if any;
(d) The existing elevation at each corner of the lot;
(e) The first or main floor elevation and the location of adjacent buildings within 105 feet;
(f) The elevations of the existing grade and proposed finished grade of the lot on a suitable contour interval;
(g) The proposed elevation of the first or main floor of the building or garage and the lawn grade at the building corners;
(h) The foundation and/or slab elevation;
(i) The bearings and lot dimensions, the lot and block number or lot and tract number, all easements of record, an arrow showing the north direction and the street name;
(j) A reference bench mark established on some permanent object in the near vicinity which shall remain undisturbed during construction and available for elevation checks. The bench mark may be assumed to be 100 feet where a city bench mark is not available;
(k) The location, elevation and size of all existing and proposed on-site sanitary systems, sanitary sewers, water lines and storm sewers in or adjacent to the lot;
(l) Building dimensions, setback and side yard dimensions;
(m) Size and invert elevations of driveway culverts;
(n) The existing elevations of the road ditch, if any, in front of the property at 25-foot intervals;
(o) A certification by the registered surveyor that the property has been surveyed and iron pins set at all lot corners; and
(p) Any other information that may be required by the City Engineer to ensure that the proposed building elevations and site gradings are compatible with adjacent property and that positive drainage is achieved.
(Ord. 86-O-20, passed 5-5-1986)
(a) Upon receipt of the application and plot plan, as described in § 1452.02, the City Clerk shall, if all other aspects of the application for the permit are in order, submit a copy of the application and plot plan to the City Engineer. The Engineer shall examine such plot plan for conformity to the proper relation with existing or proposed sanitary sewers, water lines, storm drainage and existing grades of adjacent lands and buildings, following the guidelines of subsection (b) hereof. If the plan does not so conform, the Engineer shall call the applicant's attention to the lack of conformity and require that the plan be changed in that respect. When the Engineer finds that the plan so conforms, he or she shall approve the same. Such approved plan shall be a condition of any permit which may be issued pursuant to this chapter for such construction. It shall then be the responsibility of the applicant to perform all work in conformity with the various grades and elevations of the final approved plot plan and to set witness markers clearly designating the lot corners.
(b) The finished ground grade of a building shall be established in proper relation to the surrounding grade, driveway and street. The parcel of land or lot shall be graded so that water drains away from each building at a minimum grade of two percent. Surface drainage swales shall have a minimum grade of five percent designed so that surface water will drain onto a swale, street gutter, storm sewer, drain inlet or natural drainageway. The grades of driveways shall be a minimum of .4 percent and a maximum of 15 percent. Grading shall be adjusted so there will be no abrupt grades in the front yards and along side lot lines. The grades of earth terraces shall not exceed three to one. If a masonry retaining wall exceeds three feet in height, a hedge, fence or railing shall be provided.
(c) At such time as the permit holder has constructed the foundation or slab referred to in § 1452.02(h), he or she shall request that the City Engineer check the grade. No further construction shall be permitted until the Engineer has checked the elevation of such foundation and found it to be in accordance with the plot plan approved pursuant to subsection (a) hereof.
(d) At appropriate times, the City Engineer may inspect the progress of the site work. The permit holder shall be notified of any deficiencies discovered during such inspection, and he or she shall repair such deficiency within the time frame acceptable to the City Engineer.
(e) Upon completion of construction and before a certificate of occupancy is issued for a building by the County Building Inspection Department, the permit holder shall schedule, with the City Engineer, a pre-final inspection of the site work completed at that time. As soon as weather conditions allow for an adequate inspection, the City Engineer shall inspect the site work. Any deficiency observed during such inspection shall be brought to the attention of the permit holder who shall correct such deficiency within a time frame acceptable to the City Engineer. The City Engineer shall bring to the permit holder's attention any change or addition to the site work which is to be incorporated into the final plot plan.
(Ord. 89-O-36, passed 9-5-1989)
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