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HomeMy WebLinkAboutAdministrative Permit CDP2007006 - Project Implementation Code RequirementsCity of Huntington Beach Phone Fax 2000 MAIN STREET CALI FORNIA 92648 DEPARTMENT OF PLANNING 536-5271 374-1540 August 23, 2007 Suzan Beck 2921 Carob Street Newport Beach, CA 92660 SUBJECT: COASTAL DEVELOPMENT PERMIT NO. 2007-006/ ADMINISTRATIVE PERMIT NO. 2007-010 (22042 SURFRIDER LANE) PROJECT IMPLEMENTATION CODE REQUIREMENTS Dear Applicant, In order to assist you with your development proposal, staff has reviewed the project and identified applicable city policies, standard plans, and development and use requirements, excerpted from the City of Huntington Beach Zoning & Subdivision Ordinance and Municipal Codes. This list is intended to help you through the permitting process and various stages of project implementation. Please be advised that pending the status on your application, it should be noted that this requirement list is in addition to any "conditions of approval" adopted by the Zoning Administrator. Please note that if the design of your project or site conditions change, the list may also change. The attached project implementation code requirements may be appealed to the Planning Commission as a matter separate from the associated entitlement(s) within ten calendar days of the Zoning Administrator's determination of the project pursuant to the Huntington Beach Zoning and Subdivision Ordinance Section 248.24. The appeal fee is $494.00. If you would like a clarification of any of these requirements, an explanation of the Huntington Beach Zoning & Subdivision Ordinance and Municipal Codes, or believe some of the items listed do not apply to your project, and/or you would like to discuss them in further detail, please contact me at 714-374-1547 or at a onzales surfci - hb.org and/or the respective source department (contact person below). Andrew Gonzales Assistant Planner G:\Gonzales\CDP\AP 07-010; CDP 07-007 (22042 Surfrider Lane)\Code Requirements Cover Letter (22042 Surfrider).doc Enclosures: Planning Department requirements dated August 23, 2007 Public Works Department requirements dated August 1, 2007 Building & Safety Department requirements dated July 24, 2007 Fire Department requirements dated July 18, 2007 Cc: Edward S. Lee, Building and Safety Department - 714-374-1538 Lee Caldwell, Fire Department-714-536-5531 Steve Bogart, Public Works - 714-536-1692 Herb Fauland, Acting Planning Manager Jason Kelley, Planning Department Project File G:\Gonzales\CDP\AP 07-010; CDP 07-007 (22042 Surfrider Lane)\Code Requirements Cover Letter (22042 Surfrider).doc 0 0 • Jj G CITY OF HUNTINGTON BEACH PLANNING DEPARTMENT HUNTINGTON BEACH DATE: PROJECT NAME: ENTITLEMENTS: PROJECT IMPLEMENTATION CODE REQUIREMENTS PROJECT LOCATION: PLAN REVIEWER: TELEPHONE/E-MAIL: PROJECT DESCRIPTION: AUGUST 23, 2007 ANDERSON RESIDENCE & SECONDARY DWELLING UNIT COASTAL DEVELOPMENT PERMIT NO. 2007-006/ ADMINISTRATIVE PERMIT NO. 2007-010 22042 SURFRIDER LANE, HUNTINGTON BEACH ANDREW GONZALES, ASSISTANT PLANNER (714) 536-5271/ AGONZALES@SURFCITY-HB.ORG TO PERMIT THE CONSTRUCTION OF A NEW 3,676 S.F. SINGLE FAMILY RESIDENCE AND A SECONDARY DWELLING UNIT. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated June 25, 2007. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Zoning Administrator in conjunction with the requested entitlement(s), if any, will also be provided should the project be approved. If you have any questions regarding these requirements, please contact the Plan Reviewer. COASTAL DEVELOPMENT PERMIT NO. 2007-0061 ADMINISTRATIVE PERMIT NO. 2007-010: 1. The site plan, floor plans, and elevations approved by the Zoning Administrator shall be the conceptually approved design. 2. Prior to submi ttal for building permits, the Zoning entitlement conditions of approval, code requirements identified herein and code requirements identified in separately transmitted memorandum from the Departments of Building & Safety, Fire, and Public Works shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. 3. Prior to issuance of building permits the property owner shall, sign, notarize, and record with the County Recorder a covenant assuring that the use of the single-family residence or the secondary dwelling will be owner-occupied. 4. The final building permit(s) cannot be approved until the following has been completed: a. All improvements must be completed in accordance with approved plans, except as provided for by conditions of approval. b. Compliance with all conditions of approval specified herein shall be verified by the Planning Department. Page 2 of 2 5. The Planning Director ensures that all requirements herein are complied with. The Planning Director shall be notified in writing if any changes to the site plan, elevations and floor plans are proposed as a result of the plan check process. Building permits shall not be issued until the Planning Director has reviewed and approved the proposed changes for conformance with the intent of the Zoning Administrator's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement reviewed by the Zoning Administrator may be required pursuant to the Huntington Beach Zoning and Subdivision Ordinance. 6. The applicant and/or applicant's representative shall be responsible for ensuring the accuracy of all plans and information submitted to the City for review and approval. 7. CDP No. 2007-006 and AP No. 2007-010 shall not become effective until the ten calendar day appeal period from the Zoning Administrator approval of the entitlements has elapsed. For projects in the appealable area of the coastal zone, there is an additional ten working day appeal period that commences when the California Coastal Commission receives the City's notification of final action. 8. CDP No. 2007-006 and AP No. 2007-010 shall become null and void unless exercised within one year of the date of final approval or such extension of time as may be granted by the Director pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. 9. The Zoning Administrator reserves the right to revoke CDP No. 2007-006 and AP No. 2007-010 pursuant to a public hearing for revocation, if any violation of the conditions of approval, Huntington Beach Zoning and Subdivision Ordinance or Municipal Code occurs. 10. The project shall comply with all applicable requirements of the Municipal Code, Building & Safety Department and Fire Department, as well as applicable local, State and Federal Fire Codes, Ordinances, and standards, except as noted herein. 11. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 12. The applicant shall submit a check in the amount of $50.00 for the posting of the Notice of Exemption at the County of Orange Clerk's Office. The check shall be made out to the Count of Oran e and submitted to the Planning Department within two (2) days of the Zoning Administrator's action. 13. All landscaping shall be maintained in a neat and clean manner, and in conformance with the HBZSO. Prior to removing or replacing any landscaped areas, check with the Departments of Planning and Public Works for Code requirements. Substantial changes may require approval by the Zoning Administrator. • 0 HUNTINGTON BEACH DATE: PROJECT NAME: ENTITLEMENTS: HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE OF PLANS: PROJECT LOCATION: PLANNER PLAN REVIEWER: TELEPHONE/E-MAIL: PROJECT DESCRIPTION: AUGUST 1, 2007 ANDERSON RESIDENCE & ACCESSORY STURCTURE ADMINISTRATIVE PERMIT NO. 07-010; COASTAL DEVELOPMENT PERMIT NO. 07-006 PLANNING APPLICATION NO. 2007-0137 JUNE 25, 2007 22042 SURFRIDER LANE, HUNTINGTON BEACH ANDREW GONZALES, ASSISTANT PLANNER STEVE BOGART, SENIOR CIVIL ENGINEER N 714-374-1692 / SBOGART SURFCITY-HB.ORG TO PERMIT THE CONSTRUCTION OF A NEW 3,676 S.F. SINGLE- FAMILY RESIDENCE AND AN ACCESSORY DWELLING UNIT. The following is a list of code requirements deemed applicable to the proposed project based on plans as stated above. The items below are to meet the City of Huntington Beach's Municipal Code (HBMC), Zoning and Subdivision Ordinance (ZSO), Department of Public Works Standard Plans (Civil, Water and Landscaping) and the American Public Works Association (APWA) Standards Specifications for Public Works Construction (Green Book), the Orange County Drainage Area management Plan (DAMP), and the City Arboricultural and Landscape Standards and Specifications. The list is intended to assist the applicant by identifying requirements which shall be satisfied during the various stages of project permitting, implementation and construction. If you have any questions regarding these requirements, please contact the Plan Reviewer. THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A GRADING PERMIT: 1 A Precise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the Public Works Department for review and approval. (MC 17.05/ZSO 230.84) The plans shall comply with Public Works plan preparation guidelines and include the following improvements on the plan: a. A new sewer lateral shall be installed connecting to the main in Surfrider Lane. If the new sewer lateral is not constructed at the same location as the existing lateral, then the existing lateral shall be severed and capped at the main or chimney. (Z}SO„230.84),,,_, AUG - 2 2001 Page 2 of 3 b. The existing domestic water service currently serving the existing development may potentially be utilized if it is of adequate size, conforms to current standards, and is in working condition as determined by the Utilities Division. If the property owner elects to utilize the existing water service, the existing domestic water meter assembly (including meter box and lid) shall be replaced with a touch-read meter assembly. The new domestic water meter assembly shall be installed per Water Division Standards, and sized to meet the minimum requirements set by the California Plumbing Code (CPC). (ZSO 230.84) 2. General Tree Requirements shall apply per the Zoning and Subdivision Ordinance, Chapter 232. 3. All landscape planting, irrigation and maintenance shall comply with the City Arboricultural and Landscape Standards and Specifications. (ZSO 232.04B) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLIED WITH DURING GRADING OPERATIONS: 1. An Encroachment Permit is required for all work within the City's right-of-way. (MC 12.38.010/MC 14.36.030) 2. Existing street trees to be inspected by the City Inspector during removal of concrete and prior to replacement thereof. Tree replacement or root/tree protection, will be specified upon the inspection of the root system. (Resolution 4545) 3. The developer shall coordinate the development of a truck haul route with the Department of Public Works if the import or export of material in excess of 5000 cubic yards is required. This plan shall include the approximate number of truck trips and the proposed truck haul routes. It shall specify the hours in which transport activities can occur and methods to mitigate construction-related impacts to adjacent residents. These plans must be submitted for approval to the Department of Public Works. (MC 17.05.210) 4. Water trucks will be utilized on the site and shall be available to be used throughout the day during site grading to keep the soil damp enough to prevent dust being raised by the operations. (California Stormwater BMP Handbook, Construction Wind Erosion WE-1) 5. All haul trucks shall arrive at the site no earlier than 8:00 a.m. or leave the site no later than 5:00 p.m., and shall be limited to Monday through Friday only. (MC 17.05) 6. Wet down the areas that are to be graded or that is being graded, in the late morning and after work is completed for the day. (WE-1/MC 17.05) 7. The construction disturbance area shall be kept as small as possible. (California Stormwater BMP Handbook, Construction Erosion Control EC-1) (DAMP) 8. All haul trucks shall be covered or have water applied to the exposed surface prior to leaving the site to prevent dust from impacting the surrounding areas. (DAMP) 9. Prior to leaving the site, all haul trucks shall be washed off on-site on a gravel surface to prevent dirt and dust from leaving the site and impacting public streets. (DAMP) 10. Comply with appropriate sections of AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. (AQMD Rule 403) 11. Wind barriers shall be installed along the perimeter of the site. (DAMP) 12. All construction materials, wastes, grading or demolition debris and stockpiles of soils, aggregates, soil amendments, etc. shall be properly covered, stored and secured to prevent 11 G:\Engineering Division\ELLIOTI\Conditions 2007\CDP 07-06 PA 2007-0137 (22042 Surfrider) Dev Req 8-1-07.doc Page 3 of 3 transport into surface or ground waters by wind, rain, tracking, tidal erosion or dispersion. (DAMP) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO ISSUANCE OF A BUILDING PERMIT: 1. A Precise Grading Permit shall be issued. (MC 17.05) THE FOLLOWING DEVELOPMENT REQUIREMENTS SHALL BE COMPLETED PRIOR TO FINAL INSPECTION OR OCCUPANCY: 1. Complete all improvements as shown on the approved grading plan. (MC 17.05) 2. All new utilities shall be undergrounded. (MC 17.64) 3. All applicable Public Works fees shall be paid at the current rate unless otherwise stated, per the Public Works Fee Schedule adopted by the City Council Resolution 2006-47. (ZSO 240.06/ZSO 250.16) G:\Engineering Division\ELLIOTFConditions 2007\CDP 07-06 PA 2007 -0137 (22042 Surfrider) Dev Req 8-1-07.doc 041 G HUNTINGTON BEACH DATE: PROJECT NAME: ENTITLEMENTS: DATE OF PLANS: PROJECT LOCATION: PLANNER PLAN REVIEWER: TELEPHONE/E-MAIL: PROJECT DESCRIPTION: HUNTINGTON BEACH PUBLIC WORKS DEPARTMENT SUGGESTED CONDITIONS OF APPROVAL AUGUST 1, 2007 ANDERSON RESIDENCE & ACCESSORY STURCTURE ADMINISTRATIVE PERMIT NO. 07-010; COASTAL DEVELOPMENT PERMIT NO. 07-006 PLANNING APPLICATION NO. 2007-0137 JUNE 25, 2007 22042 SURFRIDER LANE, HUNTINGTON BEACH ANDREW GONZALES, ASSISTANT PLANNER STEVE BOGART, SENIOR CIVIL ENGINEERI, 714-374-1692 / SBOGART SURFCITY-HB.ORG TO PERMIT THE CONSTRUCTION OF A NEW 3,676 S.F. SINGLE-FAMILY RESIDENCE AND AN ACCESSORY DWELLING UNIT. The site plan received and dated June 5, 2007 shall be the conditionally approved layout except for: 1. The following improvements shall be shown on the Precise Grading Plan for the project: a. Damaged curb, gutter and sidewalk along the Surfrider Lane and Playa Drive frontages shall be removed and replaced per Public Works Standard Plan Nos. 202 and 207. (ZSO 230.84) b. The existing noncompliant driveway approach on Playa Drive shall be removed and replaced with a driveway approach per Public Works Standard Plan No. 209. (ZSO 230.84) G:\Engineering Division\ELLIOTI\Conditions 2007\CDP 07-06 PA 2007-0137 (22042 Surfrider) Conditions 8-1-07.doc • J1 G HUNTINGTON BEACH DATE: PROJECT NAME: ENTITLEMENTS: CITY OF HUNTINGTON BEACH BUILDING DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS PROJECT LOCATION: PROJECT PLANNER: PLAN REVIEWER: TELEPHONE/E-MAIL: PROJECT DESCRIPTION: July 24, 2007 ANDERSON RESIDENCE & SECONDARY DWELLING UNIT COASTAL DEVELOPMENT PERMIT NO. 07-006/ ADMINISTRATIVE PERMIT NO. 07-010; 22042 SURFRIDER, HUNTINGTON BEACH ANDREW GONZALES, ASSISTANT PLANNER EDWARD S. LEE, PLAN CHECKER II (714) 374-1538 / ELEE@SURFCITY-HB.ORG TO PERMIT THE CONSTRUCTION OF A NEW 3,676 S. F. SINGLE FAMILY RESIDENCE AND AN SECONDARY DWELLING UNIT The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated June 25, 2007. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. Compliance is required prior to building permit issuance and all applicable items must meet the Huntington Beach Municipal Code (HBMC) and the California Code of Regulations (CCR or Title 24). 1. SPECIAL CONDITIONS: 1. None II. CODE ISSUES: GENERAL: 1. Plan submittal documents must include "Conditions of Approval". (If applicable) 2. Project to comply with the 2001 CBC, CMC, CPC, 2004 CEC and the HBMC. 3. Fire sprinkler will be required when the total area exceeds 5000 SF. 4. Contact Fire Department for possible Methane Barrier requirements. 5. Plans must be prepared and stamped and wet signed by a California licensed Architect and /or Engineer. 6. All new areas must meet the Energy Standards of the State of California Building Code 2005 edition. Energy forms must be provided and reproduced on the plans. See California Building Code - 2001© section 310.11 for areas requiring heating. 7. Electrical permit and inspections will be required for electrical work and generator or temporary power pole installations. 8. Provide building permit application and completed drawing(s) for architectural and structural information and required documents for plan review. 9. A copy of the approved "Grading Plan" by Panning and Public Works must be attached to the approved sets of construction plans prior to issuance of building permits. 10. Each lot for every single-family unit must be provided with a clear yard that provides both egress and rescue door or window from the sleeping room(s) to the building front yard. INFORMATION ON PLANS: 11. Site plans must show final surface drainage elevations and finish floor elevation, building address, distance to property lines, distance between building on the same property, easements, all required disabled access features and signage, etc. 12. Ventilation must be provided to all portions of the building. See California Building Code © Chapter 12 for requirements. ARCHITECTURAL (GENERAL): 13. Identify all rescue type windows or doors from rooms used as sleeping rooms. 14. Roof covering must meet a listed class "C" or better fire retardant assembly. 15. Building must not be located over utility easements. STRUCTURAL(GENERAL): 16. Structural calculations shall be prepared to comply with the California Building Code ©, 2001 edition. a. Assume Na = 1.3 and Nv = 1.6 or compute lower value for distance from fault. 17. Submitted documents must be complete and deferred submittals are not acceptable. To avoid delay in plan check, submit calculations and drawings at first submittal. a. "Roof Truss" drawings and calculations when used must be submitted with plan check documents and must not be a deferred item. Page 2 of 3 b. Stair and landing structural framing and design of railings and handrails must be included in the design drawings of the plans and must not be a deferred item. SOILS REPORT REQUIREMENTS: 18. Soils report required for this site and must include: a. Liquefaction analysis and recommendations b. Show distance to fault(s) and classify fault type and soil type used by the California Building Code © for seismic design c. Report for protection of buried pipe due to corrosion. Recommendations must provide specific method to install protective materials or devices Page 3 of 3 • IG HUNTINGTON BEACH DATE: PROJECT NAME: ENTITLEMENTS: CITY OF HUNTINGTON BEACH FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS PROJECT LOCATION: PLANNER: TELEPHONE/E-MAIL: PLAN REVIEWER-FIRE: TELEPHONE/E-MAIL: PROJECT DESCRIPTION: JULY 18, 2007 ANDERSON RESIDENCE & SECONDARY DWELLING UNIT ADMINISTRATIVE PERMIT NO. 07-010; COASTAL DEVELOPMENT PERMIT NO. 07-006 22042 SURFRIDER LANE, HUNTINGTON BEACH, CA ANDREW GONZALES, ASSISTANT PLANNER (714) 374-1547/ AGONZALES@surfcity-hb.org LEE CALDWELL, FIRE DEVELOPMENT SPECIALIST (714) 536-5531/ LCALDWELL@SURFCITY-HB.ORG TO PERMIT THE CONSTRUCTION OF A NEW 3,676 S.F. SINGLE FAMILY RESIDENCE AND A SECONDARY DWELLING UNIT. The following is a list of code requirements deemed applicable to the proposed project based on plans received and dated January 12, 2007. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. If you have any questions regarding these requirements, please contact the Plan Reviewer- Fire: LEE CALDWELL, FIRE DEVELOPMENT SPECIALIST. PRIOR TO DEMOLITION, GRADING, SITE DEVELOPMENT, AND/OR CONSTRUCTION, THE FOLLOWING SHALL BE REQUIRED: a. Methane Mitigation District Requirements. The proposed construction is within the City of Huntington Beach Methane Mitigation District. Due to known elevated levels of methane or other soil gases in this area, a sub-slab methane barrier and vent system is required for this project. The following City Specification is applicable and the grading, building, and methane plans must reference that a sub-slab methane barrier and vent system will be installed per City Specification # 429, Methane District Building Permit Requirements prior to plan approval. Methane safety measures per City Specification # 429, Methane District Building Permit Requirements shall be detailed on a separate sheet titled "METHANE PLAN" and three copies submitted to the Fire Department for approval. (FD) Page 2 of 2 THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS: a. Address Numbers shall be installed to comply with City Specification #428, Premise Identification. Number sets are required on front of the structure and shall be a minimum of four inches (4") high with one and one half inch (%2") brush stroke. For Fire Department approval, reference compliance with City Specification #428, Premise Identification in the plan notes and portray the address location on the building. (FD) THE STRUCTURE(S) CANNOT BE OCCUPIED, THE FINAL BUILDING PERMIT(S) CANNOT BE APPROVED, AND UTILITIES CANNOT BE RELEASED UNTIL THE FOLLOWING HAS BEEN COMPLETED: a. Sub-slab Methane Barrier and Vent System installed per City Specification # 429, Methane District Building Permit Requirements. (FD) b. Address Numbers installed to comply with City Specification #428, Premise Identification. (FD) THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION: a. Fire/Emergency Access and Site Safety shall be maintained during project construction phases in compliance with City Specification #426, Fire Safety Requirements for Construction Sites. (FD) OTHER: a. Discovery of soil contamination or underground pipelines, etc., must be reported to the Fire Department immediately and the approved work plan modified accordingly in compliance with City Specification #431-92 Soil Clean-Up Standards. (FD) b. Outside City Consultants The Fire Department review of this project and subsequent plans may require the use of City consultants. The Huntington Beach City Council approved fee schedule allows the Fire Department to recover consultant fees from the applicant, developer or other responsible party. (FD) Fire Department City Specifications may be obtained at: Huntington Beach Fire Department Administrative Office City Hall 2000 Main Street, 5th floor Huntington Beach, CA 92648 Or through the City's website at www.surfcity-hb.org If you have any questions, please contact the Fire Prevention Division at (714) 536-5411. S:\Prevention\1-Development\CUP's\2007 CUP's\Surfrider 22042 New SFD Ad Permit # 07-010.doc; CDP # 07-006Rev1.1.doc City Specification Reference to HBMC Section 17.04.085 No .429 Huntington Beach Fire Department 11 The City of Huntington Beach strongly recommends NOT building structures over or near abandoned oil wells or hydrocarbon contaminated soil. If abandoned wells can be proven SAFE and/or hydrocarbon contaminated soils conform to Huntington Beach Soil Cleanup Standard 431-92, construction may be allowed at the discretion of the Fire Chief. The presence of abandoned wells and approved non- remediated soils shall be disclosed to future property owners. REQUIREMENTS 1. TESTING AND MITIGATION MEASURES FOR OIL AND HYDROCARBON IMPACTED DEVELOPMENT 1.1 Plan Required All proposed oil or hydrocarbon impacted divisions of land, subdivisions and/or property developments shall be reviewed by the Fire Department. The Fire Chief may require a site-soil testing plan to determine the presence of methane gas and/or soil contamination. Such a plan shall be subject to Fire Department approval and may include, but is not limited to, hammer probe, pneumatically driven probe and core hole sampling with monitoring for the presence of methane gas and/or soil contamination. The Fire Chief may require other actions as deemed necessary to ensure development and/or building site safety. 1.2 Testing Required Testing for the presence of methane gas or soil contamination may be required to be carried out in accordance with the approved plan. Test results shall be submitted to the Fire Department for review and analysis. 1.3 Grading Permit Required Prior to soil testing and/or remediation, the applicant must submit a grading/remediation plan to the Fire Department and the Public Works Department. All grading associated with soil testing and/or remediation shall be performed in accordance with City grading and excavation codes. A grading permit fee may be required. 2. HYDROCARBON IMPACTED SOIL MITIGATION 2.1 Methane Gas High levels of subsurface methane gas may require mitigation before any grading, development or building construction is allowed. Such mitigation may include, but is not limited to, venting of abandoned oil wells, underground gas gathering and collection systems, vent systems and flared vent systems, down-hole vent systems, methane barriers, methane detection systems, and hydrogen sulfide detection systems. In order to ensure development and building safety, other systems, devices or components may be required as deemed necessary by the Fire Chief. JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 1 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429. DOC CITY SPECIFICATION NO. 429 . -0 •11 2.2 Soil Contamination Known or suspected hydrocarbon or other chemical contaminated sites may require one or more of the following evaluations prior to development. For cleanup standards refer to City Specification 431-92. 2.3 Site Audits Required • Phase I Audit - The purpose of this audit is to collect and evaluate data to determine if chemical contamination at the site has occurred. Also, it is designed to review the site history, physical setting and uses that took place on the site, and any other site investigations. Additional items to be researched are climate, topography, geology, groundwater, ecological features and other environmental issues. • Phase II Audit - Consists of developing and implementing a testing and sampling plan to investigate concerns raised in the Phase I Audit. The Phase II Audit may be required to contain a site safety work plan and/or a risk analysis, or other safety reviews as deemed necessary. By agreement, these additional plans may be deferred until the Phase III Audit. • Phase III Audit - Incorporating and analyzing the information from the Phase I and Phase II Audits, the Phase III Audit is developed which outlines an appropriate action plan. Results from this analysis help characterize and identify site contamination levels. Additionally, this audit provides information to help assess the nature and magnitude of the risk reduction required, the establishment of cleanup levels, and the selection of appropriate remediation alternatives complying with federal, state and local requirements. The Phase III Audit is concluded with a site closure report. Third party review fees may be required. 3. AREA WELL DOCUMENTATION AND REVIEW 3.1 Project Site Review An approved California Department of Conservation Division of Oil, Gas and Geothermal Resources (DOGGR) construction project Site Plan Review shall be on file with the Fire Department PetroChem section. All wells within or potentially within property boundaries must meet current DOGGR abandonment requirements and be reviewed by the Fire Department. A DOGGR Site Plan Review application may be obtained from the Fire Department or: Department of Conservation Division of Oil, Gas and Geothermal Resources (DOGGR) 5816 Corporate Avenue, Suite 200 Cypress, CA 90630-4731 (714) 816-6847 http:l/www.consrv.ca.gov/ 3.2 Oil Well Histo ry (third party) Abandoned/Re-abandoned Well Disposition Report A California licensed third party petroleum engineer or petroleum geologist shall review all wells located within the project boundaries. For City consultant review, the property owner/developer shall submit third party abandoned oil well reviews to the Fire Department. Minimum requirements for third party reviews are: JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 2 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 11 • Well History - list when drilled; when abandoned. Note special shooting or re- completion work. Note production oil and gas details (or last reported) prior to abandonment. • Casing and Liner - indicate types, depths and pipe grades. Submit copies of the DOGGR well history form, electric log, core data, ditch or sidewall sample description, and driller's log. • Cement - location and amounts; completion and abandonment. Submit copies of DOGGR abandonment form and pertinent well cementing data. • Zonal Depths - list all oil and/or gas zones; show depths. • Well Diagram - show casing, cement and zones roughly to scale. • Gas - Leaking at Beginning, During or After Well Work - report changes. Include gas analysis (C1, C2, etc.) and approximate flow (heavy-medium-light). • Final Statements 1. Does the well abandonment meet current DOGGR standards or not. 2. A recommendation for safety measures such as passive venting, barriers, detection systems, and 3. Determine the level of safety for structures built over or near the well. 3.3 Oil Well History (City) The City consultant shall review all wells located within the project boundaries. Additionally, those wells within 100 feet of the project boundary may require reviewing. The City consultant reviews documents on all abandoned or re-abandoned wells to evaluate well integrity to back up third party reviews and to establish safety measures. The applicant will pay a fee based on the current fee schedule. 3.4 Soil Test Results Based on site characteristics, suspected soil contamination or proximity to a well, soil testing and remediation may be required per City Specification 431-92. All sampling plans must be approved by the Fire Department, and a Public Works grading permit is required. Upon remediation work plan approval, a rough grading permit may be issued. 4. SAFETY MEASURES 4.1 Methane Control System Requirements As a redundant safety measure additional to soil remediation, fugitive (methane, etc.) gas collection systems, isolation (methane, etc.) barriers and classified electrical installations serve as a unit to provide a METHANE CONTROL SYSTEM. 4.1.1 All structures within 100 feet of an oil well, active or abandoned, shall have an approved methane control system. 4.1.2 All on-site abandoned oil wells shall be provided with an approved vent cone and have a vent system directed to atmosphere. All structures over or within 10 feet of an abandoned oil well shall protect the vent riser in the exterior wall. Abandoned wells greater than 10 feet from a structure shall be remotely vented or placed as directed by the City consultant and the Fire Chief. JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 3 OF 8 G:\GONZALES\CDP AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 1-1 0 4.1.3 All structures adjacent to, in or near hardscaped areas over or adjacent to active or abandoned oil wells shall have their safety measures determined on a case-by- case basis by the Fire Chief and the City consultant. 4.1.4 Structures NOT located adjacent to wells, but in areas of dense past or present oil production, areas of suspected, known or non-remediated, non-hazardous hydrocarbon contamination, naturally occurring biological methane, or other soil contaminates may require methane control systems as determined by the City consultant and the Fire Chief. 4.1.5 The electrical wiring method within a determined safety measure radius shall be Class I, Division 2, unless otherwise noted by the Chief Electrical Inspector (detail F5, 6 & 6.1). 4.1.6 Methane barrier material and application methods shall be Fire Department and Building Department approved. 4.1.7 All penetrations must be sealed, inspected and approved. Metallic penetrations must be epoxy coated and have Fire Department approval (concrete screed stakes are expressly NOT permitted to penetrate the barrier). Extreme efforts should be made to make all plumbing supports and other miscellaneous permanent penetrations non-metallic and all such penetrations must be sealed and inspected. 4.2 Methane Collection 4.2.1 Shall be installed as a unit with an approved methane barrier and located in the sub-slab area (detail F9). 4.2.2 Shall beshown superimposed on the foundation plan. 4.2.3 Shall be a minimum three (3) inch, approved, sock-wrapped, perforated pipe placed in a one (1) foot by one (1) foot sanded trench directly beneath the methane barrier (detail F4.3), or approved 12 inch sock-wrapped, flat pipe placed as determined by the City consultant. Other materials and methods to be approved on a case-by-case basis. 4.2.4 All foundation penetrations shall be sleeved (details F2.2-4). 4.2.5 Exceptions to the above shall be Building Department, Public Works Department and Fire Department approved. 4.3 Methane Barriers 4.3.1 All methane barriers shall be check & repair smoke tested prior to final inspection. 4.3.2 All systems shall be final smoke tested after check & repair smoke testing. Calls for inspection prior to initial check & repair smoke testing are subject to additional inspection fees. JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 4 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 . - a 4.4 Well Vent System Requirements 4.4.1 Design All vent systems shall be of a type and design approved by the Fire Chief. Any design not in conformance with this specification is subject to a certified engineer's review and approval. The design and installation shall be in conformance with applicable codes, such as the Uniform Building Code, Mechanical Code and Plumbing Code (detail F10). 4.4.2 Plans When a vent system is required, the developer shall call out the requirement on the plans showing the following: • Type of vent collector/cone (cross section), see detail F10 • Routing under slab/footing • Routing through the exterior wall and roof, see details F7-7.4 • Type and size of materials 4.4.3 Conduit Penetrations Underground electrical conduits penetrating the slab or foundation of the building shall comply with National Electric Code (NEC), which may require a seal off device as normally found on classified electrical installations. This device is intended to prevent the travel of gas into the occupied portion of the structure through conduit runs. Any device installed shall be approved by the City's Chief Electrical Inspector (detail F5). Additionally, vertical footing penetrations shall be protected with trowel grade liquid boot or its equivalent. 4.4.4 Installation and Inspection 4.4.4.1. Vent Collectors/Cones - Shall be inspected prior to backfilling the excavation and after the collector is placed over the well casing top plate. 4.4.4.2 Foundation (Prior to Pour) - An integrity check of the vent collector and inspection of the sub-slab vent pipe routing shall be conducted. The "first" elbow shall be left unglued for this check and shall be glued after the inspection prior to backfill. 4.4.4.3 Exterior Wall Vent Riser (Prior to Drywall) - A visual inspection of vent pipe joint integrity and routing through the exterior wall shall be conducted. The inspection is conducted after framing and prior to drywall installation. 4.4.4.4 Vents - PVC piping shall be installed with listed pipe, primers and cements. Galvanized piping shall be installed using threaded pipe with\ a listed pipe compound or UPC approved NO HUB fittings (HBMC 17.44 Section 3.10). 4.4.4.5 Test Tee - The installer shall provide an accessible test tee flush with the exterior wall surface near ground level for the purpose of testing the vent system and providing an access opening for future vent system JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 5 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 11 monitoring. The tee shall be provided with a threaded, raised hex-head plug or cap of like material. No flush plugs are allowed. Hex-head plugs and caps shall be painted red and maintained in red for the structure's duration. 4.4.4.6 Air Test - Installer shall provide an air test at five psig for a period of not less than 15 minutes. The test is only for the piping above the test tee to through the roof. After the testing is approved, the threaded plug or cap shall be installed back into the tee (HBMC 17.44 Section 712.0). 4.4.4.7 Final Inspection - A square metal brass tag identifying the tee as a methane collection system vent, stamped "MCS," and/or a round metal brass tag identifying the tee as a well vent, stamped "WV," shall be issued upon final inspection and approval of the vent system. The appropriate tag shall be affixed by the developer and attached to the test tee plug or cap with a stainless steel fastener. 4.4.5 Vent Piping Each vent cone or collector shall be provided with a path to the atmosphere by means of a vent pipe installed in accordance with this section. 4.4.5.1 Minimum Pipe Size - The minimum pipe size is two (2) inches, with a maximum total length of 120 feet. Horizontal distance cannot exceed 40 feet with two (2) inch piping. Each 90 degree elbow will equal four (4) feet of pipe length. Any distances over these totals will require the vent pipe to be increased one pipe size (HBMC 17.44 Table 7-5). 4.4.5.2 Manifolding of vents is prohibited without prior approval (HBMC 17.44 Section 301.2.2). 4.4.5.3 Materials - Exterior wall vent pipe risers shall be a minimum of two (2) inch galvanized steel. All other areas may be a minimum of two (2) inch PVC (HBMC 17.44 Section 903.1). 4.4.6 Vent Termination 4.4.6.1 The system shall allow gases to escape at a minimum of 16 feet above grade or 12 inches above the slope of the uppermost roofline where the vent pipe extends through the roof from an exterior wall (detail F7, 7.3- 4). 4.4.6.2 Each vent pipe shall extend through its flashing and shall terminate vertically not less than six (6) inches above the roof nor less than one (1) foot from any vertical surface. (HBMC 17.44 Section 906.0) 4.4.6.3 Joints at the roof around the vent pipe shall be made watertight by the use of approved flashing or flashing materials (HBMC 17.44 Section 906.0). 4.4.6.4 Each vent shall terminate not less than 10 feet from, or less than three (3) feet above any opening into the building in every direction, and JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 6 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 11 three (3) feet from any lot line, alley or street (HBMC 17.44 Section 906.0). 4.4.6.5 Each vent pipe adjacent to a sun deck must be located a minimum of 10 feet from all sides of the walking deck (HBMC 17.44 Section 906.0). 4.4.6.6 Vent pipes not incorporated into a structure shall be extended at least 16 feet above the surrounding ground surface (detail 7.4) (HBMC 17.44 Section 906.0). 4.4.7 Protection of Piping 4.4.7.1 When the vent is routed through a structure, the vertical vent piping shall be installed in an exterior wall only, minimum of five (5) feet from electrical panels, water heaters, fireplaces or other sources of heat or ignition. 4.4.7.2 Vent pipes shall be routed in such a fashion so as to provide the straightest possible path and shall avoid windows, doors, significant structural members or other obstructions. 4.4.7.3 No electrical or other outlets are to be located within the same stud bay as vent piping. 4.4.7.4 Vent pipes that run under slabs shall have a 12 inch (minimum) sand backfill surrounding the pipe, and shall be protectively wrapped through any footing or slab. Note that the barrier may not be joined to the protective wrap. Additionally, vent trenches shall be graded back towards the vent cone (HBMC 17.44 Section 313.0). 4.4.7.5 Horizontal PVC well-vent pipe runs shall be protected by a minimum of two (2) inches of concrete or placed in an approved conduit. Either must be placed in a minimum three (3) foot deep by six (6) inch wide sanded trench. Additionally, these horizontal runs shall be provided with a 14 gauge solid-strand yellow insulated utility locator wire. 4.4.7.6 Straps and clamps securing vent system piping or bracing shall adequately support the weight of the system, thereby relieving the weight on joints or elbows. Vent piping shall be secured at intervals of four (4) feet. Galvanized pipes require riser clamps at each floor, including the attic (HBMC 17.44 Section 313.0). 4.4.7.7. All vent pipes passing through rated penetrations shall be fire stopped (HBMC 17.44 Section 313.0). 4.4.7.8. As-built plans shall be submitted and approved by the Fire Department and shall indicate all horizontal well-vent pipe runs located outside structural footprints. Plans shall be to scale. 4.5 Alarm Systems JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 7 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC CITY SPECIFICATION NO. 429 11 4.5.1 An approved methane detection system (alarm system) may be required in subterranean structures built over, or near, abandoned or re-abandoned wells, or upon approved non-remediated hydrocarbon contaminated soils. APPROVED: DATE: Michael P. Dolder, Fire Chief Ray Silver, City Administrator DATE: JULY 23, 2002 REPLACES JUNE 29, 1999 PAGE 8 OF 8 G:\GONZALES\CDP\AP 07-010; CDP 07-007 (22042 SURFRIDER LANE)\DEPT. COMMENTS\FIRE DEPT. - CITY SPEC 429.DOC