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HomeMy WebLinkAbout10-82 - Approving Planning Application PA-10-10, Property at 1500 Mesa Verde Drive EastRESOLUTION NO. 10-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING PLANNING - APPLICATION PA -10-10 FOR PROPERTY LOCATED AT 1500 MESA VERDE DRIVE EAST. THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Jeffrey Reese on behalf of, owner of real properties located at 2699 and 2701 Harbor Boulevard, 1545 and 1555 Adams Avenue and 1500 Mesa Verde Drive East, requesting approval of the following: Initial Study/Mitigated Negative Declaration (IS/MND) • Rezone R-10-01 to rezone the properties located at 2699 and 2701 Harbor Boulevard, 1545 and 1555 Adams Avenue, and 1500 Mesa Verde Dr. E from CI -S and C2 Zone to PDC zone; • Planning Application PA -10-10 for development of a 224- unit senior housing project on 7.55 -acre parcel located at 1500 Mesa Verde Drive E., including a variance from the exterior noise requirements for balconies along Mesa Verde Drive East; WHEREAS, on November 15, 2010, the Planning Commission held a public hearing with all persons provided an opportunity to speak for and against the proposed project and recommended that City Council adopt the IS/MND prepared for the project, approve R-10-01, and PA -10-10 by adoption of Resolutions PC -10-44 and PC -10-45; WHEREAS, a duly noticed public hearing was held by the City Council on December '7, 2010, with all persons provided an opportunity to speak for and against the proposed project; WHEREAS, the environmental review for the proposed project was processed in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines, and the IS/MND was available for public review from October 14, 2010 to November 12, 2010; WHEREAS, based upon the comments received, the studies conducted and that evidence received at the public hearing and with the exercise of independent judgment the Costa Mesa City Council finds that the proposed project would* not have a significant effect on the environment with the incorporation of the mitigation identified in the IS/MND; WHEREAS, based upon the comments received, the studies conducted and the evidence received at the public hearing and with the exercise of independent judgment the Costa Mesa City Council finds that the project will not individually or cumulatively have an adverse effect on wildlife resources or habitat; and BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit "A", the City Council hereby APPROVES Planning Application PA - 10 -10 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for R-10-01 and PA -10-10 and upon applicant's compliance with each and all of the conditions contained in Exhibit "B" and mitigation measures contained in Exhibit "C" as well as with compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval. PASSED AND ADOPTED this 7t" day of December, 2010. ATTEST: Juli olcik, City Clerk Gary Mon an, M yor APPROVED AS TO FORM: Ki berly all Barlow, City Attorney 0 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 10-82 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 7th day of December, 2010, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: MONAHAN, BEVER, FOLEY, LEECE NOES: COUNCIL MEMBERS: NONE ABSENT: COUNCIL MEMBERS: NONE ABSTAIN: COUNCIL MEMBERS: RIGHEIMER IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 8t" day of December, 2010. (SEAL). JCLZ'�� V-e6o ULI OLCIK, CITY CLERK EXHIBIT "A" FINDINGS —APPROVAL (PA -10-10) A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: 1. The proposed use is compatible and harmonious with uses on surrounding . properties. 2Safety and compatibility of the design of the parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. 3. The project, as conditioned, is consistent with the General Plan. 4. The planning application is for a project -specific case and does not establish a precedent for future development. B. The information presented substantially complies with Costa Mesa Municipal Code Section 13-29(g)(5) in that the proposed development of the 224 -unit senior housing project meets the broader goals of the General Plan, and the Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. The project also meets the maximum density standards allowed pursuant to General Plan and density bonus provisions of the Zoning Code Chapter IX. Section 13-152 to provide housing to seniors. This design review includes site planning, building . design landscaping, appearance, mass and scale of structures, roof forms and any other applicable design features. The buildings are designed with a consistent design integrating elements of the Spanish Colonial design and articulation on all four sides of the buildings especially facing Harbor Blvd. and Mesa Verde Drive E. The project provides substantial landscaping and accent trees to enhance landscaping along public rights-of-way. C. The proposed variance to identify private outdoor patios/balconies as exempt from the City's Noise Ordinance from the exterior noise standards will not allow a use, density, or intensity which is not in accordance with the. general plan designation and the zoning code. The requested deviation will be subject to such conditions as will assure that the deviation authorized shall not constitute a grant of special privileges inconsistent with the limitation upon other properties in the vicinity and zone in which the property is located. Specifically, the patio walls and balconies will be designed with solid stucco walls and wrought iron accents providing privacy and partial sound attenuation without the maintenance and aesthetic impacts of a - glass railing. In addition, installation of five-foot glass balcony railings will take away from the openness and usability of the balconies. D. An Initial Study/Mitigated Negative Declaration was prepared and circulated for public review in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, the Council on Environmental Quality Regulations implementing the National Environmental Policy Act, and the City of Costa Mesa Environmental Guidelines. E. The project is exempt from Chapter IX, Article 11, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. EXHIBIT "B" CONDITIONS OF APPROVAL (PA -10-10 for 1500 Mesa Verde Drive E.) Ping. 1. Applicant shall, comply with all conditions of approval as provided herein and mitigation measures as contained in Exhibit "C" Mitigation Monitoring Program. 2. Approval of Planning Application PA -10-10 shall not become final until the effective date-of-the-ordinance-adopting-Rezone-R=1-0.;O I 3. Landscaping on the westerly property line shall incorporate the existing trees screening the residential properties from the project to the greatest extent feasible. 4. Design of the perimeter wall shall incorporate landscape elements to soften the appearance of the block wall and incorporate materials, color, and texture that will be compatible with the surrounding community. A wall treatment plan shall be prepared that includes wall locations, heights, landscape treatments, and materials and submitted for review and approval by the Development Services Director. 5. Prior to the issuance of building permits, the applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department, The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on light standards shall not exceed 18 feet in any location on the project site unless approved by the Development Services Director; • The intensity and location of lights on buildings shall be limited to minimize nighttime light and glare to residents and shall be subject to the Development Services Director's approval; • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency; and • Lighting design and layout shall limit spill light to no. more than 0.5 foot-candle at the property line of the surrounding neighbors, consistent with the level of lighting that is determined necessary for safety and security purposes on site. 6. Prior to issuance of building permits, the building plans shall demonstrate that all residences are equipped with a mechanical ventilation system that will properly filter the indoor air. The ventilation system can be a component of the air conditioning system with the distinctionbeing that clean, ventilated air flow does not necessarily need coolant. The _ ventilation system shall be effective with all doors and windows closed. It shall be required to have a filtration efficiency of at least 90 percent and the ability to remove particulate matter with diameters equal to or greater than 0.5 micron. 7. A lot line adjustment application to reconfigure the lot lines for the overall project site to reflect the property line boundaries of the proposed senior housing project shall be submitted and approved by the City of Costa Mesa Planning Division .prior to issuance of building permits for the senior housing project. A conformed copy of the lot line adjustment filed with the County of Orange shall be required prior to issuance of a building permit. 8. A "Notice to Tenants" shall disclose the existing commercial uses at the Mesa Verde Center, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, noise, and odor generation. This disclosure also includes the current loading dock operations for major tenants such as Vons and CVS Pharmacy. The Tenant Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to issuance of building permits and shall be included as a reference document in the Tenants' Lease Agreement. The Tenant's Notice shall serve as written notice of the existing noise environment and any odor -generating uses within the mixed-use development.. 9. A land use restriction executed by and between the applicant and the City of Costa Mesa shall be recorded prior to the issuance of building permits to ensure that the project remains an age restricted senior housing project. Applicant shall submit to the Planning Division a copy of the legal description for the property, and either a lot book report or current title report identifying the current legal property owner so that the document may be prepared. 10. The conditions of approval for PA -10-10 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 11. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional fill dirt is needed to provide acceptable on-site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 12. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 13. Prior to commencement of construction activities, the applicant shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related . to dust generation from grading/paving activities. Bldg. 14. All grading operations and construction on the project site shall be conducted in conformance with the recommendations included in the geotechnical report entitled Geotechnical Investigation (Southern California-Geotechnical,—March-2002).—Design,—grading, and -construction --- shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading, appropriate local grading regulations, and the recommendations of the project geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Building official prior to issuance of grading permits. 15. Prior to approval of building permits, the project applicant shall ensure that the plans minimize Reactive Organic Gas (ROG) emissions. Building permits for the project shall specify and require the use of precoated building materials, use of all high pressure -low volume (HPLV) paint applicators with 50 percent efficiency, and use of lower volatility paint not exceeding 100 grams of ROG per liter. 16. During construction, the contractor shall comply with the following rules for construction and operation to minimize the air quality impacts from the proposed project, as well as any applicable measures as set forth in the Storm Water Pollution Prevention Plan (SWPPP) to ensure that airborne dust is kept to a minimum. The following measures are required and shall reduce or minimize air pollutants generated by construction vehicles and equipment and fugitive dust emissions associated with earthmoving or excavation operations, or other soil disturbances, as identified in SCAQMD Rules 402 and 403. These Rules require that fugitive dust be controlled with the best available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. This requirement shall be included as notes on the Contractor's specifications. During earthmoving or excavation operations, fugitive dust emissions shall be controlled by regular watering or other dust -preventive measures using the following procedures: • All material excavated shall be sufficiently watered to prevent excessive amounts of dust. Watering, with complete coverage, shall occur at least twice daily, preferably in the late morning and after work is done for the day. • All earthmoving or excavation activities shall cease during periods of high winds (i.e., winds greater than 20 mph averaged over 1 hour). • All material transported off site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. • The area disturbed by earthmoving or excavation operations shall be minimized at all times. After earthmoving or excavation operations, fugitive dust emissions shall be controlled using the following measures: • Portions of the construction area to remain inactive longer than a period of 6 months shall be revegetated and watered until cover is grown. • All active portions of the construction site shall be watered to prevent excessive amounts of dust. At all times, fugitive dust emissions shall be controlled using the following procedures: • On-site vehicle speed shall be limited to 15 mph. • Road improvements shall be paved as soon as feasible, watered periodically, or chemically stabilized. At all times during the construction phase, ozone precursor emissions from mobile equipment shall be controlled using the following procedures: • Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. • On-site mobile equipment shall not be left idling for a period longer than 60 seconds Outdoor storage piles of construction materials shall occur away from the westerly property line consistent with construction phasing plan and be kept covered, watered, or otherwise chemically stabilized with a chemical wetting agent to minimize fugitive dust emissions and wind erosion. 17. Prior to the issuance of the first demolition and/or grading permit, the Applicant shall provide, for review and approval by the Development Services Director, final plans indicating that pile foundations or other appropriate designs as noted in the Geotechnical Report approved by City staff has been incorporated into the project design to mitigate potential settlement hazards and liquefaction beneath the proposed structures. 18. Prior to the issuance of preliminary or precise grading permits, the project applicant shall provide the. City Engineer with evidence that an NOI has been filed with the Storm Water Resources Control Board (SWRCB). Such evidence shall consist of a copy of the NOI stamped by the SWRCB or Regional Water Quality Control Board (RWQCB), or a letter from either agency stating that the NOI has been filed. 19. Prior to the issuance of grading permits, the applicant shall prepare a SWPPP that complies with the Construction General Permit and that will: F. Require implementation of BMPs designed with a goal of preventing a net increase in sediment load in storm water discharges relative to preconstruction levels; G. Prohibit discharges of storm water or non -storm water at levels that would cause or contribute to an exceedance of applicable water quality standards contained in the Basin Plan during the construction period; H. Discuss in detail the BMPs planned for the project related to control of sediment and erosion, nonsediment pollutants, and potential pollutants in non -storm water discharges; I. Describe postconstruction BMPs for the project; J. Explain the maintenance program for the project's BMPs; K. Require reporting of violations to the RWQCB during construction; and List the parties responsible for SWPPP implementation and BMP maintenance during .and after grading. The project applicant shall implement the SWPPP and modify the SWPPP as directed by the Construction General Permit. 20. Prior to the issuance of grading permits, the applicant shall submit, and the City Engineer shall have approved, a WQMP. The WQMP shall identify the BMPs that will be used on to control predictable pollutant runoff. More specifically, the WQMP shall, in accordance with the Drainage Area Management Plan (DAMP) and Local Implementation Plan'(LIP), do the following: • Describe the Site Design, Source Control, and Treatment BMPs to be used at the proposed development site (including both structural and nonstructural measures); • Describe .responsibility for the initialimplementation and long-term maintenance of the BMPs; • Provide narrative with the graphic materials as necessary to. specify the locations of the structural BMPs; and Certify that the project proponent will seek to have the WQMP carried out by all future successors to the property. 21. Prior to issuance of grading or building permits, the applicant shall obtain approval of a hydrology and drainage study showing the method of disposal of storm water. 22. Demolition permits for existing structures shall be obtained and all work and inspections completed prior to final building inspections. Applicant is notified that written notice to the Air Quality Management District may be required ten (10) days prior to demolition. 23. No modification(s) of the approved building elevations including, but not limited to, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process. 24. Any amendment to the conditions of approval shall be subject to the City's standard public notice procedures and be reviewed and approved by the Planning Commission. 25. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts are permitted. 26. Transformers, backflow preventers, and any other approved above- ground utility improvement shall be located outside of the required street setback area and shall be screened upon view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. Trans. 27. The applicant shall prepare a truck route plan for review and approval by the Development Services Director and Transportation Manager. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director. 28. Prior to issuance of occupancy permit, the project applicant shall provide proof to the Development Services Director that a sign has been placed at Driveway H (the easternmost project driveway) indicating that left turns out are prohibited during the a.m. peak hours. The right -turn only restriction shall be applied to the a.m. time period as determined by the City's Traffic Engineer. 29. At the time of development submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Cross lot drainage shall not occur. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13-29(2)(b) of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 30. A Construction Access Permit and deposit of $1730 will be required by City of Costa Mesa, Engineering Division prior to start of any on-site work, necessary during construction for street sweeping and to guarantee replacement costs in case of damage to existing public i improvements. 31. Maintain the public Right; -of -Way in a "wet -down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 32. Haul routes must be approved by the City of Costa Mesa, Transportation & Engineering Division. 33. Submit required cash deposit or surety bond to guarantee construction of off-sitestreet improvements at time of permit per Section 15-a2, C.C.M.M.C. and as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 34. Submit subdivision application and comply with conditions of approval and code requirements. 35. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then reconstruct damaged P.C.C. Residential sidewalk per City of Costa Mesa Standards as shown on the Offsite Plan,. including four (4) feet clear around obstructions in the sidewalk. 36. Applicant/Developer is hereby advised that no removal of trees from the public right-of-way will be permitted without specific approval from the Parks and Recreation Commission and compliance with mitigation measures as determined by the Commission to relocate the trees and/or to compensate the City for the loss of trees from the public right-of-way. Conditions of the Commission must be incorporated onto the plans prior to plan approval. The approval process may take up to three months, therefore, the applicant/developer is advised to identify all tree affected by the proposed project and make timely application to the Parks and Recreation Commission to avoid possible delays. 37. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approach per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the .approval of the Transportation Services Manager. ADA compliance required for all new driveway approaches. 38. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb 'depressions that will not be used and replace with full height curb and sidewalk. 39. Fulfill Drainage Ordinance Fee requirements prior to approval of Final ' Map and/or plans. 40. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of Final Map and/or plans. _ Fire 41. The final Master Plan for development in the project area shall provide sufficient capacity for fire flows required by the City of Costa Mesa Fire Department. 42. Vehicular access must be provided and maintained serviceably throughout construction to all required fire hydrants. 43. Prior to issuance of building permits, the applicant shall submit project designs and specifications for review and approval by the Fire Department with respect to compliance with all standard conditions for building design regarding public safety, including but not limited to, fire flow capacity, fire hydrant location, vehicular access, and sprinkler systems. The City of Costa Mesa Fire Department shall review and approve the developer's project design features to assess compliance with the California Building Code and California Fire Code. Emergency vehicle parking areas shall be designated within proximity to buildings to the satisfaction of the Fire Marshal. Police 44. Prior to the issuance of a grading permit, the City of Costa Mesa Police Department shall review and approve the developer's project design features to ensure that adequate security measuresare incorporated into the project design. Any requirements shall be implemented to the satisfaction of the Police Chief. 45. Prior to the issuance of a grading permit, the applicant shall contract with a 24-hour/7-day-a-week construction security service. At a minimum, the service shall ensure that no unauthorized entry is occurring during construction and after hours. 46. Prior to issuance of grading permits, the project applicant shall submit the final project plans for the Traffic Engineer's review and approval indicating that project Driveways G and H have been offset to the minimum extent feasible from the existing driveways on the south side of Mesa Verde Drive East. Utility 47. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. 48. Prior to approval of the lot line adjustment, the property owner/developer shall submit a Solid Waste Management Plan with recycling capabilities to the Department of Public Services for review and approval. Refuse collection and disposal for the proposed project shall comply with Assembly Bill 939, the Orange County Integrated Waste Management Plan, and the City of Costa Mesa Source Reduction and Recycling Element. 11 EXHIBIT "C" MITIGATION MEASURES FOR PA -10-10 Mitigation Measure - Noise 4.12-1 Prior to issuance of a grading permit, the applicant shall incorporate the following measures as a note on the grading and construction plans to ensure that the greatest distance between noise sources and sensitive receptors during construction activities has been achieved. This language shall be approved by the Development Services Director.. A. During all project site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards. B. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site as shown in the Construction Phasing and Staging Plan. C. The construction contractor shall locate equipment staging in areas that will create the greatest .distance between construction -related noise sources and noise -sensitive receptors nearest the project site during all project construction. 4.12-2 Prior to the issuance of building permits, the applicant shall provide final project plans for approval by the Development Services Director, indicating that sound barriers have been incorporated into and noted on the project plans and are consistent with the recommendations contained in the Acoustical Analysis (Gordon Bricken & Associates, August 2010). The required sound barriers are identified in Figure 4.12.B. Noise mitigation includes a minimum 8 -foot high wall along the north project boundary adjacent to the loading dock of Vons, and minimum 5 -foot high patio wall and/or balcony enclosures (as applicable) along Mesa Verde Drive East. If the variance request is approved, no mitigation will be required for outdoor private patios and balconies. 4.12-3 Certification by the sound engineer shall be provided on the face of the plans as part of the plan check submittal package as well as on the approved plans. The certification shall indicate that the City's interior and exterior noise standards for residences are achievable pursuant to the plan specifications. This certification can be provided in a separate letter to the City or in the form of a stamp/notation on the construction drawings. The certification shall verify that the design, construction, and installation of the sound barrier(s) to attenuate traffic noise and loading dock noise do reduce noise levels to standards in compliance with the City's Noise Ordinance. 4.12-4 Prior to the issuance of building permits, the applicant shall show evidence, and the Development Services Director shall approve, that building facade upgrades (such as double -paned windows and entry doors), and all floor -to -ceiling assemblies, have minimum Sound Transmission Class (STC) ratings consistent with the recommendations contained in the Acoustical Analysis (Gordon Bricken & Associates, August 2010). All upgraded requirements shall be included on the construction drawings and specifications. Preliminary calculations show that the standards will be achievable with mechanical ventilation to allow windows to remain closed. Any required mechanical ventilation systems shall be required to comply with California Building Code (CBC) Title 24. Mitigation Measure — Geoloay and Soils 4.6-1 The grading permit shall be submitted for review and approval by the Department Services Director and shall include plans and specifications stipulating that the contractor shall comply with the following: • Maintain proper moisture condition of potentially expansive building pad subgrade soils to a moisture content of at least 130 percent of the Modified Proctor optimum during site grading. • Maintain the moisture content of imported fill soils at 2-4 percent above the Modified Proctor optimum. The contractor shall moisture condition these soils frequently throughout the grading process, unless grading occurs during a period of relatively wet weather. • All imported fill soils should have low expansive characteristics.