A. 
Scope and intent. This chapter provides requirements for the development and maintenance of building and building sites to minimize negative impacts to the environment and improvements to protect restore and enhance features and environmental quality of the site, including off-site improvements.
B. 
Referenced codes and standards. The codes and standards referenced in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. To the extent any differences exist between the provisions of this code and the referenced standards, the most restrictive shall apply as determined by the Director of Planning and Development Services, or their designees.
(Ord. 28089 Ex. A, 2012-09-25; Ord. 28797 Ex. A, 2021-12-14)
A. 
The Director of Planning and Development Services shall have the authority to develop rules, policies, and administrative procedures for, but not limited to, the following items:
1. 
Public notifications. Notices may be required for any permits issued under this chapter. When required, the notices shall be completed prior to the start of construction.
2. 
Project meetings. Permittees, contractors, and others associated with a permit may be required to attend Project Meetings related to permit requirements, to address neighborhood impacts such as dust and construction noise or other neighborly issues that arise from the contractor’s activities.
3. 
Construction nuisances. Additional requirements may be imposed on project construction activities that impact the surrounding neighborhood, such as public safety, dust and construction noises. Identification of these issues may be by a complaint, City and/or other regulatory inspection. A project meeting may be called to address the impacts.
4. 
Adjacent properties. No person engaged in work regulated by this chapter may utilize the neighboring properties for parking, materials storage, staging, access, or any other activity without the consent of the owner.
B. 
Violations of TMC Chapter 2.19 or any provision as required by the Director of Planning and Development Services under TMC § 2.19.015 shall be administered as outlined in TMC Chapter 1.82 - Uniform Enforcement Code, and/or Chapter 2.02.130 of this code.
C. 
As authorized by RCW 36.70B.140 permits issued under this section are exempt from the timeline provisions of RCW 36.70B.060 through RCW 36.70B.090 and 36.70B.110 through 36.70B.130.
(Ord. 28701 Ex. A, 2020-11-17; Ord. 28797 Ex. A, 2021-12-14; Ord. 28957 Ex. A, 2024-03-05; Ord. 28980 Ex. A, 2024-09-24)
For the purposes of this Chapter the following definitions shall apply:
A. 
2.19.020.A.
"As-graded"
is the extent of surface conditions on completion of grading.
B. 
2.19.020.B.
"Bench"
is a relatively level step excavated into earth material on which fill is to be placed.
"Building site (also site)"
shall be a platted or unplatted parcel of land unified as a single property for the purpose of constructing a single building or a group of buildings being constructed as a unified project.
C. 
2.19.020.C.
"Civil engineer"
is a professional engineer licensed in the State of Washington and specialized in the design, analysis and supervision of the construction of public and private works, especially roads, excavations, grading, filling, drainage, and erosion control.
"Clearing"
means the removal of vegetative material and includes, but is not limited to the removal of logs, cutting of scrub-shrubs, trees or any vegetative material in a manner that does not disturb or expose the surface of the native soil. Clearing does not include normal property maintenance, such as pruning of trees and shrubbery, lawn mowing, and removal of noxious or nuisance vegetation.
"Compaction"
is the densification of a fill by mechanical means.
"COTSWMM"
is the most current version of the City of Tacoma Stormwater Management Manual.
"Critical areas"
as defined in TMC Chapter 13.11, include the following ecosystems: areas with a critical recharging effect on aquifers used for drinking water, fish and wildlife habitat conservation areas, frequently flooded areas, geologically hazardous areas, wetlands, and streams.
D. 
2.19.020.D.
"Drainage system"
is a system, which includes natural or artificial means of conveyance or control of surface waters prior to delivery to a legal point of disposal and may include one or more of the following components:
1. 
Drainage course - a natural open depression, which carries away surface water.
2. 
Drainage facility – a structure used for the purpose of conveyance or control of surface water.
3. 
Drainage channel - an artificial open depression, which carries away surface water.
E. 
2.19.020.E.
"Earthwork"
is the set of operations connected with the construction of embankments of earth or excavation of earth (cut) or placement of earth (fill).
"Embankment"
is a raised structure of earth or gravel designed to retain water or to carry a roadway.
"Erosion"
is the wearing away of the ground surface as a result of the movement of wind, water, ice, or any other means.
"Erosion control"
is any approved method of preventing the migration of soil by water, wind, ice, tracking by mechanical equipment, or any other means.
"Excavation"
is the mechanical removal of soil.
F. 
2.19.020.F.
"Fill"
is dumping or placing, by artificial means, any material on any soil or sediment surface, including temporary stockpiling of material and is also the material placed in such a manner.
G. 
2.19.020.G.
"Geologically hazardous area"
means an area that is susceptible to erosion, landslides, severe risk of earthquake damage, or other geological events. Geologically hazardous areas are regulated and defined in TMC Chapter 13.11. They include, but are not limited to, erosion hazard areas, landslide hazard areas, moderate and steep slopes, and seismic hazard areas.
"Geologist"
is a professional geologist licensed in the State of Washington that is experienced and knowledgeable in the practice of geology, including the investigation of the earth’s constituent rocks, minerals, solids, fluids, including surface and underground waters, gases, and other materials; and the study of the natural agents, forces, and processes that cause changes in the earth.
"Geotechnical engineer"
is a civil engineer experienced and knowledgeable in the practice of subsurface soil investigation and analysis, settlement analysis, hydro-geological investigation, and earthwork, retaining wall, and foundation design.
"Grade"
is the vertical elevation of the ground surface.
1. 
Existing grade is the grade prior to grading.
2. 
Rough grade is the stage at which the grade approximately conforms to the approved plan.
3. 
Finish grade is the final grade of the site, which conforms to the approved plan.
"Grading"
is any excavating or filling or combination thereof.
1. 
Regular Grading is the grading involving the relocation of soil on any lot, parcel or group of lot or parcels being simultaneously developed.
2. 
Engineered Grading is the grading, as designed by a civil engineer, involving the relocation of soil on any lot, parcel or group of lots or parcels being simultaneously developed.
"Grubbing"
is removal of roots or stumps in a manner that clears or breaks and exposes the surface of the native soil.
H. 
2.19.020.H.
I. 
2.19.020.I.
J. 
2.19.020.J.
K. 
2.19.020.K.
"Key"
is a designed excavation in the soil beneath a fill slope to hold the fill in place.
L. 
2.19.020.L.
M. 
2.19.020.M.
N. 
2.19.020.N.
O. 
2.19.020.O.
P. 
2.19.020.P.
Q. 
2.19.020.Q.
R. 
2.19.020.R.
"Recognized engineering practices"
are the most current effective practices, science, and methods which are used to manage surface water, erosion, and soil/slope stability and which may include, but not be limited to, the most current version of the COTSWMM.
S. 
2.19.020.S.
"Slope"
is an inclined ground surface, the inclination of which is expressed as a percent ratio of the vertical distance to the horizontal distance and is categorized as follows:
1. 
Level to shallow slope – a slope less than 25 percent.
2. 
Moderate slope - a slope greater than or equal to 25 percent and less than 40 percent.
3. 
Steep slope - a slope greater than or equal to 40 percent.
"Soil"
is any unconsolidated material composed of naturally occurring discrete solid particles with void spaces between.
"Special inspection"
is the inspection required by this chapter to be performed by, or under the supervision of a civil engineer, and shall include, but not be limited to compaction testing, inspection of retaining wall construction, excavations, fills and other grading activities, and inspection for soil/slope stability. Inspections shall be either continuous or periodic as defined as follows:
1. 
Continuous – the full-time observation of work requiring special inspection by an approved special inspector who is present in the area where the work is being performed.
2. 
Periodic – the part-time or intermittent observation of work requiring special inspection by an approved special inspector who is present in the area where the work has been or is being performed and at the completion of the work.
T. 
2.19.020.T.
"Terrace"
is a relatively level step constructed in the face of a graded slope surface for drainage control, maintenance, or aesthetic purposes.
U. 
2.19.020.U.
V. 
2.19.020.V.
W. 
2.19.020.W.
X. 
2.19.020.X.
Y. 
2.19.020.Y.
Z. 
2.19.020.Z.
(Ord. 28089 Ex. A, 2012-09-25; Ord. 28701 Ex. A, 2020-11-17; Ord. 28797 Ex. A, 2021-12-14; Ord. 28957 Ex. A, 2024-03-05)
A. 
Standards. The standards for testing listed below are adopted standards in addition to the standards in IBC Chapter 35, which was adopted by reference at TMC § 2.02.010.
1. 
ASTM D 1556, In-Place Density of Soils by the Sand-Cone Method
2. 
ASTM D 2167, In-Place Density of Soils by the Rubber-Balloon Method
3. 
ASTM D 2922, In-Place Moisture Content of Soils by Nuclear Methods
4. 
ASTM D 2937, In-Place Density of Soils by the Drive-Cylinder Method
5. 
ASTM D 3017, In-Place Density of Soils by Nuclear Methods
B. 
Permit requirements.
1. 
Permit requirements. Except as specified below, no person shall grade clear, pave, level, alter, construct, repair, remove or excavate, soils, pavement, walkways, vaults, private side sewers, private storm drainage facilities, or other site improvements in the City of Tacoma without first having obtained a Site Development Permit. The Director of Planning and Development Services, or designee, shall have the authority to determine if a permit is required for all other activities.
C. 
Permit expiration. At any time during the permitting process: application, plan review, or construction; a permit will expire if no applicant activity within the specific process occurs within 180 days. The City will notify the applicant of its intent to cancel the permit at the end of 180 days. Upon notification, the applicant may request an extension of their permit in writing.
D. 
Application. Application for a Site Development Permit shall be accompanied by plans and, as applicable, specifications, and shall conform to the provisions of IBC Section 107. In addition, the application shall state the estimated quantities of excavations, fills, grubbing, and relocation of soil in cubic yards and the area to be graded or cleared in square feet. Prior to plan submittal the applicant shall determine whether the proposed project is located in a Critical Area as governed by TMC Chapter 13.11 and so state on the permit application.
E. 
Bonds. The City may require bonds in such form and amounts as may be deemed necessary to assure that the work, if not completed in accordance with the approved plans and specifications, will be corrected to eliminate hazardous or noncompliant conditions and that any unpaid permit fees are paid.
In lieu of a surety bond, the applicant may file a cash bond or assignment of funds with the City in an amount equal to that which would be required in the surety bond.
F. 
Exempted work. A Site Development Permit is not required for the following unless such work is in a Critical Area governed by TMC Chapter 13.11; however, all such work is subject to application of the Recognized Engineering Practices to mitigate the anticipated conditions:
1. 
Grading, to include grubbing, less than 50 cubic yards or an area not to exceed 7,000 square feet, whichever is less, performed in a two-year period that is not part of a building project or new impervious surface that requires a permit.
2. 
Clearing less than 7,000 square feet in area meeting at least one of the following:
a. 
Activities in preparation for site surveying, or other associated work. This does not permit grubbing or activities that cause soil disturbance.
b. 
Clearing within ten feet of the perimeter of buildings.
c. 
General property and utility maintenance, landscaping, or gardening in pre-existing developed land.
3. 
An excavation below finished grade for basements and footings of a building, retaining wall, or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation, or exempt any excavation having an unsupported height greater than five feet after the completion of such structure, or exempt any grading over 50 cubic yards.
4. 
Refuse disposal sites controlled by other regulations.
5. 
Hazardous waste remediation under the jurisdiction of other agencies.
6. 
Excavation on private property for wells or tunnels. Backfill is also exempt, provided it is not transported off site, or the backfill is not imported from off-site. Other filling with the material from such excavation requires a permit. This does not exempt the Contractor from being required to follow Recognized Engineering Practices.
7. 
Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay where local regulation is pre-empted by state or federal law. Such operations shall follow Recognized Engineering Practices and be in compliance with the COTSWMM.
8. 
Exploratory excavations under the direction of a civil engineer or geologist. This shall not exempt any fill made with the material from such excavation. Clearing or grading to construct an access road to an exploratory site shall require a permit if construction requires more than 50 cubic yards of grading or disturbs an area more than 7,000 square feet, whichever is less.
9. 
Clearing associated with routine maintenance by utility agencies or companies. This does not exempt the utility agencies or companies from being required to follow Recognized Engineering Practices.
10. 
Clearing or grading in the right-of-way associated with street, alley, or sewer work approved by the Public Works Department or road maintenance conducted in accordance with the Regional Road Maintenance Program.
11. 
Removal of trees or other vegetation, which cause sight distance obstructions at intersections so determined by the City of Tacoma Traffic Engineer.
12. 
Removal of hazardous trees on private property provided no more than 50 cubic yards of grading is required and no more than 7,000 square feet of area is disturbed, whichever is less.
13. 
Forest practices under the jurisdiction of other agencies.
14. 
Graves in legally established cemeteries.
Exemption from the permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of the City of Tacoma.
G. 
Emergency work and hazards.
1. 
Emergency grading. Emergency Clearing and Grading activities, which if not performed immediately would substantially endanger life or property, are exempt from permits prior to beginning work only to the extent necessary to meet the emergency. Permits authorizing the emergency work will be required as soon as practical after starting work.
2. 
Slope stability hazards. The owner of the property upon which a landslide or other slope stability hazard has occurred shall be required to repair the slope for the following conditions:
a. 
The landslide or slope stability hazard has occurred within 50 feet of a building structure.
b. 
Where determined by the City to be a hazard to life, limb, property or the public welfare.
c. 
Where determined by the City to adversely affect the safety, use, or stability of a public way or drainage channel.
The owner of the property, upon which the landslide or slope stability hazard is located, or other person or agent in control of said property, upon receipt of notice in writing from the City, shall, within the period specified therein, repair or eliminate the hazard and be in conformance with the requirements of this code. Repair measures must be in conformance with a plan designed by a civil engineer.
H. 
Definitions. For the purposes of this chapter, the definitions listed herein shall be construed as specified in TMC § 2.19.020.
(Ord. 28089 Ex. A, 2012-09-25; Ord. 28502 Ex. B, 2018-04-10; Ord. 28561 Ex. A, 2018-11-27; Ord. 28701 Ex. A, 2020-11-17; Ord. 28957 Ex. A, 2024-03-05; Ord. 29101, 2026-04-14)
(Off-site improvements. Ord. 28089 Ex. A, 2012-09-25; Ord. 28327 Ex. A, 2015-11-03; repealed by Ord. 28701 Ex. A, 2020-11-17)
A. 
Application requirements.
1. 
General. The plans shall contain the location of the work, limiting dimensions of the proposed clearing, including any setbacks, and the location of any existing improvements or structures where work is to be performed, and the location of any existing improvements or structures within 50 feet of the proposed clearing area. The plans shall also contain provisions for the preservation of natural land and water features, vegetation, drainage, and other indigenous features of the site. Clearing associated with Engineered Grading work or within geohazard areas, or as determined by the Director of Planning and Development Services, or designee, shall require a plan prepared by a civil engineer and/or approved hydrologist or forest management expert.
2. 
Clearing. Clearing shall be accomplished in a manner that will not create, or contribute to, flooding, erosion, or increased turbidity, siltation, or other forms of pollution. Clearing shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time, consistent with the construction schedule. Provisions shall be made for interim erosion control measures. Clearing shall be accomplished in a manner that will not create, or contribute to, landslides, accelerated soil creep, settlement, and subsidence on the subject property and/or adjoining properties.
3. 
Site cleanup. Vegetative material from the cleared site shall be removed or chipped in an approved manner, within 60 days from the completion of the operation. Chipped material deposited on an interim basis shall be protected from becoming a fire hazard.
4. 
Grading. The grading plan shall show the existing grade and finished grade in contour intervals of sufficient clarity to indicate the nature and extent of the work and show in detail that it complies with the requirements of this code. The plans shall show the existing grade on adjoining properties, including public rights-of-way, for a distance as required by the City from the proposed grading area, but not less than is necessary to provide sufficient detail to identify how grade changes will conform to the requirements of this code. The plan shall also identify all drainage courses and surface water flow to and from the site, both existing and proposed.
B. 
Earthwork.
1. 
Excavations. Unless otherwise recommended in an approved soils engineering report, excavations shall conform to the provisions of this section. The slope of excavated surfaces shall be no steeper than is safe for the intended use, and shall be no steeper than two horizontal to one vertical (50 percent). Steeper slopes, if specifically addressed in the soils engineering report, may be authorized by the City.
EXCEPTIONS: An excavated surface may be at a slope of 1.5 horizontal to 1 vertical (67 percent), provided that all of the following are met:
a. 
It does not support structures or surcharges.
b. 
It is protected against erosion.
c. 
It is no more than 8 feet in height.
d. 
It is approved by the Building Official.
2. 
Fills.
a. 
General. Unless otherwise recommended in an approved soils engineering report, fills shall conform to the provisions of this section.
EXCEPTION: These provisions may be waived by the Building Official for minor fills not intended to support structures, sanitary or storm sewers, sidewalks, and private or public roads.
b. 
Surface preparation. The ground surface shall be prepared to receive fill by removing vegetation, topsoil, and other unsuitable materials, and scarifying the ground to provide a bond with the fill material.
c. 
Benches and keys. Where existing grade is at a slope steeper than 5 horizontal to 1 vertical (20 percent) and the depth of the fill exceeds 5 feet, benching and keying shall be provided. Benches shall be essentially level and a minimum of 5 feet in width. Keys shall be at the toe of the fill slope in undisturbed native soil and be placed beneath the fill. They shall be at least 10 feet in width and 2 feet in depth. (See Figure 2.19.1)
d. 
Fill material. Fill material shall not include organic, frozen, or other deleterious materials. Except as approved by the Building Official, no rock, broken concrete, or similar irreducible material greater than 12 inches in any dimension shall be included in fills.
Figure 2.19.1
e. 
Compaction. All fills supporting buildings and other structures shall be compacted to a minimum of 90 percent Modified Proctor in accordance with ASTM D1557, or as specified by the civil engineer of record. Lifts shall not exceed 12 inches in depth. Special inspection to verify compaction is required for fills supporting buildings or other structures. The number and frequency of field tests shall be specified by the civil engineer of record. Compaction in existing or future City rights of way shall be in accordance with the requirements of the City of Tacoma Public Works Department Standards and the most current City of Tacoma Design Manual.
f. 
Maximum slope. The slope of fills shall be no steeper than is safe for the intended use. Fill slopes shall not be steeper than two horizontal to one vertical, unless justified by a soils engineering report.
3. 
Setbacks.
a. 
General. Cut and fill slopes shall be set back from site boundaries in accordance with this section. Setback dimensions shall be horizontal distances measured perpendicular to the site boundary. Setback dimensions shall be as shown in Figure 2.19.2, unless alternate setbacks are approved by the Building Official and/or a soils engineering report. The Building Official may require greater setbacks to protect public property.
b. 
Slope setbacks. The top of slopes shall not be graded closer to the face of the footing than one-third of the vertical height of the slope with a maximum of 40 feet (Figure 2.19.2). The setback may need to be increased for any required interceptor drains. The toe of slopes shall be graded not closer to the face of the structure than one-half the height of the slope, with a maximum of 15 feet.
c. 
Special provisions. Where a graded slope is to be located near the site boundary and the adjacent off-site property is developed, special precautions shall be incorporated into the work as the Building Official and/or soil engineering report deem necessary to protect the adjoining property from damage as a result of such grading. These precautions may include, but are not limited to:
(1) 
Additional setbacks.
(2) 
Provisions for retaining walls or similar structures.
(3) 
Terracing.
(4) 
Erosion protection of slopes, and other provisions for the control of surface water.
Figure 2.19.2
Foundation Clearances from Slopes
4. 
Terracing and associated drainage.
a. 
General. Unless otherwise recommended by a civil engineer, terracing and associated drainage facilities shall conform to the provisions of this section:
EXCEPTION: Terracing and associated drainage facilities are not required where the ground slope is not steeper than 3 horizontal to 1 vertical (33 percent), and provided surface water runoff and erosion are controlled.
b. 
Terraces. Terraces at least 6 feet in width shall be established at not more than 30-foot vertical intervals on all cut or fill slopes to control surface drainage and debris, except that where only one terrace is required, it shall be at mid-height. For cut or fill slopes greater than 60 feet and up to 120 feet in vertical height, one terrace at approximately mid-height shall be 12 feet in width. Terrace widths and spacing for cut and fill slopes greater than 120 feet in height shall be designed by a civil engineer and approved by the Building Official. Terraces shall be backsloped and cross sloped to capture surface water and to direct it to swales, ditches, and/or interceptor drains. Suitable access shall be provided to permit proper cleaning and maintenance.
(Ord. 28701 Ex. A, 2020-11-17; Ord. 28797 Ex. A, 2021-12-14)
A. 
Surface water drainage.
1. 
General. All drainage facilities shall be designed per the requirements of the COTSWMM. Site drainage shall not be directed onto/across adjacent properties without first obtaining necessary easements from the property owner and approval of the Public Works Department. All existing and proposed drainage courses shall be identified on the plans. Existing drainage shall be maintained unless an alternative drainage system is provided that is approved by the Building Official. When approved by the Building Official, site drainage may be discharged into public streets, but may not drain directly over the public sidewalks and driveways. Recorded drainage facility easements across adjacent properties are required prior to issuance of the grading permit. Connections to the City storm drainage system require a separate permit.
2. 
Swales and ditches. Swales or ditches, where provided, shall have a minimum gradient of 50 horizontal to 1 vertical (two percent) where paved and a minimum gradient of 20 horizontal to 1 vertical (five percent) otherwise. Paving for swales and ditches shall be with reinforced concrete not less than three inches in thickness, or other material approved by the Building Official. Unpaved swales and ditches shall be grass or rock lined. They shall have a minimum depth at the deepest point of 12 inches where paved and 24 inches where unpaved, and a minimum width of 5 feet. A single run of swale or ditch shall not collect runoff from a tributary area exceeding 13,500 square feet of horizontal projected area without discharging to a private or public storm sewer pipeline.
3. 
Interceptor drains. Interceptor drains shall be installed along the top of all slopes receiving drainage from a tributary width greater than 40 feet, measured horizontally. Interceptor drains shall be paved with a minimum of three inches of concrete or gunite, or other material approved by the Building Official. They shall have a minimum depth of 12 inches and a minimum paved width of three feet, measured horizontally across the drain. The slope of the drain shall be approved by the Building Official, but shall not be less than 50 horizontal to 1 vertical (2 percent). Discharge from the drain shall be accomplished in a manner to prevent erosion and shall be approved by the Building Official.
4. 
Subsurface drains. Cut and fill slopes shall be provided with subsurface drainage as necessary for stability. Subsurface drains shall be designed by a civil engineer.
5. 
Disposal. All drainage facilities shall be designed to carry waters to the nearest practicable drainage-way that is approved by the Building Official or other approving agency as a safe place to deposit such waters. Erosion of ground in the area of discharge shall be prevented by installation of non-erosive down drains or other devices.
B. 
Erosion control and temporary surface water control.
1. 
Erosion and sediment control. The faces of cleared or graded slopes shall be prepared and maintained to control erosion. Such control shall consist of approved erosion and sediment control best engineering practices. Permanent protection for slopes shall be installed as soon as practicable and prior to calling for final approval.
2. 
Thresholds. A Construction Stormwater Pollution Prevention Plan (SWPPP) is required for all projects proposing to:
a. 
Add or replace 2,000 square feet or more of impervious surface; and/or
b. 
Disturb 7,000 square feet or more of land.
3. 
Erosion and Sediment Control (ESC) lead. For all sites or projects requiring engineered grading in excess of 500 cubic yards, either a civil engineer or other person possessing an approved certificate for erosion and sediment control training shall be identified in the Construction SWPPP and shall be on-site or on-call at all times. Certification may be through the Washington State Department of Transportation/Associated General Contractors (WSDOT/AGC) Construction Site Erosion and Sediment Control Certification Program or any equivalent local or national certification and training program as approved by the Building Official.
4. 
Special approved discharge permit (construction dewatering). All discharges during construction to the City sewer system (storm or sanitary) require prior City approval. Discharge to the City sewer system during construction may require a separate Special Approved Discharge permit.
C. 
Soils engineering report.
1. 
Soils engineering report conditions. A soils engineering report will be required for the following conditions:
a. 
Clearing or grading in an area with moderate to steep slopes (greater than 25 percent slopes).
b. 
Grading that will require a cut or fill greater than 10 feet in height vertically.
c. 
Grading in excess of 5,000 cubic yards, except where grading consists of fills less than 2 feet in depth on level to shallow slopes.
d. 
Grading that may impact support or stability of public right-of-way, existing building foundations or adjacent property.
e. 
Grading work that will include installing retaining walls greater than 8 feet in height, or walls supported by soil nailing or tiebacks.
f. 
Grading in areas where previous grading or uncontrolled filling has been conducted without a grading permit.
g. 
Where groundwater seepage has been identified on the site.
h. 
As required by the Building Official.
2. 
Soils engineering report contents. The soils engineering report shall include, but not be limited to:
a. 
Data regarding a description of geology of the site, the nature, distribution, and strength of existing soils.
b. 
Design criteria for retaining walls or similar structures.
c. 
Conclusions and recommendations for filling and grading procedures.
d. 
Design criteria for corrective measures, including buttress fills, when necessary.
e. 
Stability analysis of moderate and steep slopes.
f. 
Opinion on adequacy for the intended use of sites to be developed by the proposed grading as affected by geotechnical engineering and geologic factors.
g. 
Design parameters for and evaluation of the geologic impact of proposed retaining wall structures and soil nails and tiebacks on adjacent properties and City rights-of-way. Soil nails or tiebacks extending into public right-of-way are required to obtain a street occupancy permit from the City of Tacoma, and shall be temporary in nature. Where retaining wall structures, soil nails or tiebacks extend into private property, a recorded easement is required prior to issuing said permits. Soil nailing and tiebacks shall be required to comply with the City of Tacoma Soil Nail Policy.
3. 
Liquefaction study. For sites with mapped maximum considered spectral response accelerations at short periods (Ss) greater than 0.5g as determined by IBC Section 1613, a study of the liquefaction potential of the site shall be provided, and the recommendations incorporated in the plans.
EXCEPTION: A liquefaction study is not required where the Building Official determines from established local data that liquefaction potential is low.
(Ord. 28701 Ex. A, 2020-11-17; Ord. 28797 Ex. A, 2021-12-14)
A. 
General. Grading operations for which a permit is required shall be subject to inspection by the Director of Planning and Development Services, or designee. Special inspection of grading operations shall be provided by a civil engineer retained to provide such services where required by the Director of Planning and Development Services, or designee.
B. 
Inspections.
1. 
Civil engineer inspections. The civil engineer shall provide inspection within such engineer's area of technical specialty, which shall consist of the following:
a. 
Observation and review as to the establishment of line, grade, and surface drainage of the development area.
b. 
Observation during grading and testing for required compaction to verify required compaction called for in the specifications has been met.
c. 
Observation during the preparation of the natural ground, placement of fill, and construction of retaining walls to verify that such work is being performed in accordance with the conditions of the approved plan and the appropriate requirements of this chapter.
2. 
Erosion control inspections. Where required by the Director of Planning and Development Services, or designee, either a civil engineer or other person possessing an approved certificate for erosion and sediment control training shall provide inspection of erosion and sediment control at the site. The erosion control inspector shall report to the Director of Planning and Development Services, or designee, and be responsible for assuring that all erosion control systems are installed and maintained until the site has been permanently stabilized. It shall also be the responsibility of this inspector to supervise the proper removal of temporary erosion control systems at the end of the project.
C. 
Notification of noncompliance. If, in the course of fulfilling their respective duties under this chapter, the civil engineer finds that the work is not being done in conformance with this chapter or the approved grading plans, the discrepancies shall be reported immediately to the Director of Planning and Development Services, or designee.
D. 
Transfer of responsibility. If the civil engineer of record is changed during grading, the work shall be stopped until the replacement has agreed in writing to accept their responsibility within the area of technical competence for approval upon completion of the work. It shall be the duty of the permittee to notify the Director of Planning and Development Services, or designee, in writing of such change prior to the recommencement of such grading.
E. 
Completion of work.
1. 
Final reports. Upon completion of the rough grading work and at the final completion of the work, the Director of Planning and Development Services, or designee, may require a Completion Report which may include, but not be limited to, the following:
a. 
A record drawing prepared by the civil engineer showing original ground surface elevations, as-graded ground surface elevations, lot drainage patterns, and the locations and elevations of surface drainage facilities and the outlets of subsurface drains. The civil engineer shall also provide a signed and stamped letter certifying the private storm drainage system was constructed as designed.
b. 
A report prepared by the civil engineer including locations and elevations of field density tests, summaries of field and laboratory tests, observations and testing during retaining wall construction, as-constructed locations, elevations, and details of subsurface drains, and comments on any changes made during grading and their effect on the recommendations made in the approved soil engineering report.
c. 
Reports of erosion control inspections performed by either the civil engineer or other person possessing an approved certificate for erosion and sediment control training, details of replacement or maintenance of erosion and sediment control systems and cleanup of any spills during grading activities.
2. 
Notification of completion. The permittee shall notify the Director of Planning and Development Services, or designee, when the clearing and grading operation is ready for final inspection. Final approval shall not be given until all work, including installation of all drainage facilities and their protective devices, and all erosion control measures have been completed in accordance with the final approved clearing and grading plan, and the required reports have been submitted.
(Ord. 28701 Ex. A, 2020-11-17)