Lot and Landscaping Inspection

Inspection Services - Skip Lot Sampling and Inspection Procedures on Sample Quality Levels

Skip lot sampling and lot inspection are special procedures, applicable for inspecting stationary lots. Under these procedures, only one-half or one-fourth of the lots offered for lot inspection are formally inspected. However, these procedures may be instituted only when the following conditions are met:

• when authorized by the Administrator and acceptable to both the user and producer
• when inspection is origin inspection
• when all lots are of essentially the same quality, so inspecting just one-half or one-fourth would render similar results as if all of them were inspected
• when lots from the producer are currently on, or eligible to be on, either normal or reduced inspection

If all of the above conditions are met, one may proceed to conducting the following sampling and inspection procedures for lot inspection:

• After obtaining skip lot procedure authorization, inspect every lot consecutively offered for inspection, using normal lot inspection procedures. When 10 consecutive lots are acceptable, one may inspect just one-half of the lots offered for inspection, using normal lot inspection procedures. While on the one-half lot inspection rate, when 10 consecutive lots are acceptable, one may inspect only one-fourth of the lots offered for inspection, using normal lot inspection procedures. However, if while one the one-half or one-fourth of the lot inspection rate any formally inspected lot does not meet acceptance quality standards, revert immediately to lot-by-lot inspection using normal lot inspection procedures and recommence the above procedure.

There are, as well, two exceptions to the procedures in the paragraph above, as follows:

1. the skip lot sampling and lot inspection rate of one-half can be instituted immediately if the lots from the producer are currently on - or eligible to be on - reduced inspection, and all other conditions are met. Keep in mind though that once skip lot sampling and lot inspection begins, only normal inspection is permitted.
2. while inspecting every lot consecutively as offered for lot inspection, i.e. while not one the one-half or one-fourth sampling and lot inspection rate, if requirements for shifting from normal to tightened lot inspection are met then skip lot procedures terminate, tightened lot inspection is commenced and stationary lot sampling and lot inspection procedures are instituted. Skip lot procedures may be instituted again only when all conditions are met.

• All lot selections for the one-half and one-fourth inspection rates must be absolutely random, for instance not every other lot or every fourth lot.
• preliminary scanning procedures are to be used on all lots scheduled for formal lot inspection but also on lots not scheduled for inspection (skipped lots) whenever the inspector considers such action is prudent in order to further ensure the acceptability of such lots.

The Position of the City with Regards to Site Grade Inspections of Residential Homes - Inspection Services, ISO Standards

This section refers to the position of the City when it comes to site grade inspections of residential homes which require engineered plot plans for inspection prepared by a licensed professional engineer/registered land surveyor. The review of that plot plan and inspections of lots constructed in accordance with that plan are the responsibility of the Engineering Services Division of thePlanning and Development Services Department.

The engineering services inspector will not be responsible for redesigning areas of the yard which do not drain properly or are unattractive. The inspector’s task is to ensure that the grading of the yard is in conformance with the approved plot plan for that lot and check adjacent property to ensure that the approved plan is still workable. If it is not still a workable plan, site grading will not be approved. In addition, any change to the approved plot plan must be designed and sealed by a licensed professional engineer/ registered land surveyor. If a change affects adjacent lots, however, the owners of those lots must approve the change.

Site grading inspections are requested through the Planning and Development Services Inspection line. Inspections are scheduled to be completed by the end of the next business day following the request. The results will be posted at the building site and will be entered into the inspection system within 24 hours following the inspection.

If an inspection at a building site determines that the builder does not have the site in an acceptable condition to inspect, an unsatisfactory inspection report will be posted. After two inspections, the inspector may charge a reinspection fee for any subsequent inspection.

The role of the Engineering Services in a site grading inspection, previously known as a PUB, is to:

• ensure that the site is graded in accordance with the approved plot plan for that lot
• ensure the piped and above-ground storm drainage system which carries the water through a subdivision is constructed in accordance with the approved As-Built grading plan submitted by the developer’s engineer
• ensure that the site grading required by the approved plot plan will not have a negative impact on any other lots which do not require site grading inspection by Engineering Services

The role of the builder in site grading inspections is to:

• ensure the entire site is graded as per approved plot plan and is ready for sod placement; the site should be free of large clods and ruts when the site inspection is requested
• clearly stake property corners if feasible; if the property corners are marked by “curb chips”, ensure these marks are clearly visible
• set at least three survey grade stakes, or “blue tops” for the flowline elevations along the center line of each swale present
• ensure that previously constructed and inspected berms, if any, are still in conformance with the development’s approved As-Built grading plan
• ensure that area inlets, if any, are clean and the area surrounding them is graded so that when sod is laid it will match the top of the structure and edge of the concrete flume
• ensure that storm or sanitary manholes, if any, are exposed and the ring and lid are clean; the area surrounding them should be graded so that when sod is laid it will match the edge of the manhole ring

The role of the Inspector in site grading is to:

• inspect the overall drainage of the lot
• check that no graded lope which is to receive sod exceeds 3:1 (3 ft horizontal to 1 ft vertical); the minimum slope allowed is 2% in the direction of the drainage
• check that elevations of foundation walls, low openings, window wells, garage floors or walkouts are not lower than those minimum allowable elevations specified on the approved plot plan
• if a lot slopes both to the front and to the back, it must have a high point location and elevation specified in the approved plot plan; the horizontal location must be within 5 ft and the evaluation must be within 0.2 ft of the approved location
• inspect a swale, of present; each flowline elevation specified on the approved plot plan will be verified; elevations must be within 0.2  ft for swales with slopes of less than 3% and within 0.3 ft for swales with sloes greater than 3%; the cross sectional shape must be carefully checked for compliance with the information specified on the approved plot plan; the bottom width must be at least as wide as specified, the side slopes cannot be steeper than specified; generally, rounding or softening of the shape of the swale is acceptable, as long as the swale’s cross-sectional area is increased by the rounding, not decreased
• inspect berms, if present; check that previously constructed and inspected berms, if any, are still in conformance with the development’s approved As-Built grading plan
• inspect structures, if present - retaining walls must be constructed as specified on the approved plot plan; the elevation must be compatible with the swale, if any, and must be within the elevation tolerances for a swale (0.2 ft - 0.3 ft); any manholes which protrude in this situation must be adjusted or the plot plan revised; the grading surrounding the manholes not associated with a swale will be inspected to ensure it is according to plan.

Usage of acceptance sampling systems for lot inspection must be done according to strict standards, following procedures for lot inspection by attributes or inspection by variables. Nonconforming items should be revised immediately so that they meet acceptance quality and ISO standards, following lot inspection and sanitation inspection.