|
ARTICLE
II. PLANNING COMMISSION
Sec.
26-31. Created.
A village planning commission is hereby created.
(Ord. No. 75, § 1, 1-25-1952; Code 1992, § 13-1)
State law references: Authority to create a planning commission, MCL
125.32.
Sec.
26-32. Members; number; qualifications; appointment; compensation;
term; removal; vacancies.
(a) The planning commission shall consist of nine members who shall
represent, insofar as possible, different professions or occupations.
Six of such members shall be appointed by the village president, and
confirmed by a majority vote of the members elect of the village council.
The other three members, who shall serve ex officio, shall be the village
president, one member of the council to be selected by it, and one of
the administrative officials of the village selected by the village
president.
(b) All members of the planning commission shall serve without
compensation, and all six appointed members shall hold no other municipal
office, except that one of the appointed members may also be a member
of the zoning board of adjustment or appeals.
(c) The terms of ex officio members shall correspond to their respective
official tenures, except that the term of the administrative official
selected by the village president shall terminate with the term of the
village president selecting him. The term of each appointed member shall
be three years, except that two members of the first planning commission
to be appointed shall serve for a term of one year; two members for
a term of two years; and two members for a term of three years. All
members shall hold office until their successors are appointed and have
qualified.
(d) Members, other than the member selected by the council, after a
public hearing, may be removed by the village president for inefficiency,
neglect of duty or malfeasance in office. The council may for like cause
remove the member selected by it. Vacancies occurring other than through
the expiration of term shall be filled for the unexpired term by the
village president in the case of members selected or appointed by him,
and by the council in the case of the member selected by it.
(Ord. No. 75, § 2, 1-25-1952; Code 1992, § 13-2)
State law references: Similar provisions, MCL 125.33.
Sec.
26-33. Chairperson; meetings; rules; records.
(a) The planning commission shall elect its own chairperson from
the members of the planning commission and create and fill such other
of its offices as it may determine.
(b) The term of the chairperson shall be one year, with eligibility
for reelection.
(c) The planning commission shall hold at least one regular meeting
in each month at the municipal building in the village.
(d) The planning commission shall adopt rules for the transaction
of business and shall keep a record of its resolutions, transactions,
findings and determinations, which record shall be open to public examination.
(e) A majority of the planning commission shall constitute a quorum
for the transaction of business.
(Ord. No. 75, § 3, 1-25-1952; Code 1992, § 13-3)
State law references: Similar provisions, MCL 125.34; open meetings
act, MCL 15.261 et seq.; freedom of information act, MCL 15.231 et seq.
Sec.
26-34. Employees; contracts for special services; source and limit
on expenditures.
(a) The planning commission may appoint such employees as it may
deem necessary for its work, whose appointment, promotion, demotion
and removal shall be under the direction of the planning commission.
(b) The planning commission may also contract with planners, engineers,
architects and other consultants for such services as it may require.
(c) The expenditures of the planning commission, exclusive of gifts,
shall be within the amounts appropriated for that purpose by the village
council, which shall provide the funds, equipment and accommodations
necessary for the planning commission's work. No expenditure of any
kind shall be made without an appropriation having been first made by
the council.
(Ord. No. 75, § 4, 1-25-1952; Code 1992, § 13-4)
State law references: Similar provisions, MCL 125.35.
Sec.
26-35. Duty to make and adopt master plan; contents; publication;
alterations.
(a) It shall be the function and duty of the planning commission
to make and adopt a master plan for the physical development of the
village, including any areas outside of its boundaries which, in the
planning commission's judgment, bear some relation to the planning of
the village.
(b) The master plan, with the accompanying maps, plats, charts
and other descriptive matter, shall show the planning commission's recommendation
for the development of such territory, including, among other things,
the general location, character and extent of streets, viaducts, subways,
bridges, waterways, floodplains and waterfronts, boulevards, parkways,
playgrounds and open spaces, the general location of public buildings
and other public property, the general location and extent of public
utilities and terminals, whether publicly or privately owned or operated,
for water, light, sanitation, transportation, communication, power and
other purposes. The plan and accompanying materials shall also provide
for the removal, relocation, widening, narrowing, vacating, abandonment,
change of use or extension of any of the ways, grounds, open spaces,
buildings, property, utilities or terminals as set forth in this subsection;
the general location, character, layout and extent of community centers
and neighborhood units; and the general character, extent and layout
of the replanning and redevelopment of blighted districts and slum areas;
as well as a zoning plan for the control of the height, area, bulk,
location and use of buildings and premises.
(c) As the work of making the whole master plan progresses, the
planning commission may, from time to time, adopt and publish a part
of such plan, which part shall cover one or more major sections or divisions
of the village or one or more of the recommendations as set forth in
subsection (b) of this section or other functional matters to be included
in the plan.
(d) The planning commission may, from time to time, amend, extend
or add to the plan.
(Ord. No. 75, § 5, 1-25-1952; Code 1992, § 13-5)
State law references: Similar provisions, MCL 125.36.
Sec.
26-36. Surveys and studies.
(a) In the preparation of the master plan, the planning commission
shall make careful and comprehensive surveys and studies of present
conditions and future growth of the village and with due regard to its
relation to the neighboring territory.
(b) The plans shall be made with the general purpose of guiding
and accomplishing a coordinated, adjusted and harmonious development
of the village and its environs, which will, in accordance with present
and future needs, best promote health, safety, morals, order, convenience,
prosperity and general welfare, as well as efficiency and economy in
the process of development. The plans shall provide, among other things,
adequate provisions for traffic, promotion of safety from fire and other
dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the promotion of
good civic design and arrangement, wise and efficient expenditure of
public funds and the adequate provision of public utilities and other
public requirements, including the architectural, structural and aesthetic
appearance of business structures and public buildings.
(Ord. No. 75, § 6, 1-25-1952; Code 1992, § 13-6)
State law references: Similar provisions, MCL 125.37.
Sec.
26-37. Adoption of master plan by resolution; hearing; notice;
approval by village council; attested copies to village council and
register of deeds.
(a) After approval of the master plan by the village council, the
planning commission may adopt the plan as a whole by a single resolution
or may, by successive resolutions, adopt successive parts of the plan,
such parts corresponding with major geographical sections or divisions
of the village or with functional subdivisions of the subject matter
of the plan, and it may adopt any amendment or extension thereof, or
addition thereto.
(b) Before the adoption of the plan or any such part, amendment,
extension or addition, and before seeking approval thereof by the village
council, the planning commission shall hold at least one public hearing
thereon. Notice of the time and place of such hearing shall be given
not less than 15 days prior to such hearing, by one publication in a
newspaper of general circulation in the village and in the official
newspaper, if any, of the village, and by registered United States mail
to each public utility company and to each railroad company owning or
operating any public utility or any railroad within the geographical
sections or divisions of the village.
(c) The adoption of the plan or any such part, amendment, extension
or addition shall be by resolution of the planning commission, to be
carried by the affirmative votes of not less than six members. The resolution
shall refer expressly to the maps and descriptive and other matter intended
by the planning commission to form the whole or part of the plan. The
action taken shall be recorded on the map, plan and descriptive matter
by the identifying signature of the chairperson and/or secretary of
the planning commission.
(d) An attested copy of the plan, or part thereof, when adopted,
shall be certified to the council and the register of deeds.
(Ord. No. 75, § 7, 1-25-1952; Code 1992, § 13-7)
State law references: Similar provisions, MCL 125.38.
Sec.
26-38. Approval of public works; plans for the future.
(a) Whenever the planning commission shall have adopted the master plan
of the village, or of one or more major sections or districts thereof,
no street, square, park or other public way, ground or open space, public
building or structure shall be constructed or authorized in the village
or in such planned section and district until the location, character
and extent thereof shall have been submitted to and approved by the
planning commission.
(b) In the case of disapproval, the planning commission shall communicate
its reasons for such disapproval to the village council, which shall
have the power to overrule such disapproval by a recorded vote of not
less than two-thirds of its entire membership.
(c) If the public way, ground, space, building, structure or utility
is one, the authorization or financing of which does not, under the
law or charter provisions governing such authorization or financing,
fall within the province of the council, then the submission to the
planning commission shall be by the board, commission or body having
such jurisdiction, and the planning commission's disapproval may be
overruled by the board, commission or body by a vote of not less than
two-thirds of its membership.
(d) The failure of the planning commission to act within 60 days
from and after the date of official submission to the planning commission
shall be deemed as approval.
(e) For the purpose of furthering the desirable future development
of the village under the master plan, the planning commission, after
having adopted the master plan, shall prepare coordinated and comprehensive
programs of public structures and improvements. The planning commission
shall annually prepare such a program for the ensuing six years, which
program shall show the public structures and improvements, in the general
order of their priority, which, in the planning commission's judgment,
will be needed or desirable and can be undertaken within the six-year
period.
(f) The comprehensive coordinated programs set forth in subsection
(e) of this section shall be based upon the requirements of the village
for all types of public improvements, and, to that end, each agency
or department of such village concerned with such improvements shall,
upon request, furnish the planning commission with lists, plans and
estimates of time and cost of public structures and improvements within
the purview of such department.
(Ord. No. 75, § 8, 1-25-1952; Code 1992, § 13-8)
State law references: Similar provisions, MCL 125.39.
Sec.
26-39. Rescission of resolutions.
Whenever the village council shall have ordered the opening, widening
or extension of any street, avenue or boulevard, or that proceedings
be instituted for the acquisition or enlargement of any park, playground,
playfield or other public open space, such resolution shall not be rescinded
until after the matter has been referred back to the planning commission
for a report and after a public hearing shall have been held. The council
shall have power to overrule the recommendation of the planning commission
by a vote of not less than two-thirds of its entire membership.
(Ord. No. 75, § 9, 1-25-1952; Code 1992, § 13-9)
State law references: Similar provisions, MCL 125.40.
Sec.
26-40. Publicity and education; attendance at conferences and
meetings; recommendations; gifts; cooperation from public officials;
authority to enter upon land; powers in general.
(a) The planning commission shall have the power to promote public
interest in and understanding of the master plan and, to that end, may
publish and distribute copies of the plan or any report, and may employ
such other means of publicity and education as it may determine.
(b) Members of the planning commission, when duly authorized by the
planning commission, may attend municipal planning conferences or meetings
of municipal planning institutes, or hearings upon pending municipal
planning legislation, and the planning commission may, by resolution
spread upon its minutes, pay the reasonable traveling expenses incident
to such attendance.
(c) The planning commission shall, from time to time, recommend
to the appropriate public officials programs for public structures and
improvements and for the financing thereof. It shall be part of the
duties of the planning commission to consult and advise with public
officials and agencies, public utility companies, civic, educational,
professional and other organizations and citizens with relation to protecting
or carrying out the plan.
(d) The planning commission shall have the right to accept and
use gifts for the exercise of its functions.
(e) All public officials shall, upon request, furnish to the planning
commission, within a reasonable time, such available information as
it may require for its work.
(f) The planning commission, its members, officers and employees,
in the performance of their functions, may enter upon any land and make
examinations and surveys and place and maintain necessary monuments
and marks on such plan.
(g) In general, the planning commission shall have such powers
as may be necessary to enable it to fulfill its functions, promote municipal
planning or carry out the purposes of this article.
(Ord. No. 75, § 10, 1-25-1952; Code 1992, § 13-10)
State law references: Similar provisions, MCL 125.41.
Sec.
26-41. Approval of plats required before filing or recording.
Whenever the planning commission shall have adopted the type of master
plan relating to the major street system of the territory within its
subdivision or jurisdiction, or part thereof, and shall have filed a
certified copy of such plan in the office of the register of deeds of
the county in which such territory or part is located, then no plat
of a subdivision of land within such territory or part shall be filed
or recorded until it shall have been approved by the planning commission
and such approval entered, in writing, on the plat by the chairperson
or secretary of the planning commission.
(Ord. No. 75, § 11, 1-25-1952; Code 1992, § 13-11)
State law references: Similar provisions, MCL 125.43.
Sec.
26-42. Regulations governing subdivision of land.
(a) Before exercising the powers referred to in section 26-41,
the planning commission shall adopt regulations governing the subdivision
of land within its jurisdiction. Such regulations may provide for the
proper arrangement of streets in relation to other existing or planned
streets and to the master plan, adequate and convenient open spaces
for traffic, utilities, access of firefighting apparatus, recreation,
light and air, and the avoidance of congestion of population, including
minimum width and area of lots.
(b) Such regulations may include provisions as to the extent to
which streets and other ways shall be graded and improved and to which
water and sewer and other utility mains, piping or other facilities
shall be installed as a condition precedent to the approval of the plat.
The regulations or practice of the planning commission may provide for
a tentative approval of the plat previous to such installation; however,
any such tentative approval shall be revocable and shall not be entered
on the plat.
(c) In lieu of the completion of such improvements and utilities
prior to the final approval of the plat, the planning commission may
accept bond with surety to secure to the village the actual construction
and installation of such improvements or utilities at a time and according
to specifications fixed by or in accordance with the regulations of
the planning commission. The village is hereby granted the power to
enforce such bond by all appropriate legal and equitable remedies.
(d) Prior to adoption, all such regulations shall be approved by
the village council and, after such approval, shall be published as
provided by law for the publication of ordinances, and before adoption,
a public hearing shall be held thereon. A copy of such regulations shall
be certified by the planning commission to the recorders of the counties
in which the village and territory are located.
(Ord. No. 75, § 12, 1-25-1952; Code 1992, § 13-12)
State law references: Similar provisions, MCL 125.44.
Sec.
26-43. Approval, modification or disapproval of plats.
(a) The planning commission shall approve, modify or disapprove
a plat within 60 days after the submission of the plat to the planning
commission; otherwise, such plat shall be deemed to have been approved
and a certificate to such effect shall be issued by the planning commission,
upon demand. The applicant for the planning commission's approval may
waive such requirement and consent to an extension of such period. The
grounds of disapproval of any plat shall be stated upon the records
of the planning commission.
(b) Any plat submitted to the planning commission shall contain
the name and address of a person to whom notice of a hearing shall be
sent, and no plat shall be acted on by the planning commission without
affording a hearing on such plat. Five days before the date fixed for
such hearing, notice shall be sent to the same address, by registered
mail, of the time and place of such hearing. Similar notice shall be
mailed to the owners of land immediately adjoining the platted land,
as their names appear upon the plats in the county auditor's office
and their addresses appear in the directory of the village or on the
tax records of the village or county.
(c) Every plat approved by the planning commission shall, by virtue
of such approval, be deemed to be an amendment of, an addition to or
a detail of the municipal plan and a part thereof. Approval of a plat
shall not be deemed to constitute or effect an acceptance by the public
of any street or other open space shown upon the plat.
(d) The planning commission may recommend to the council, from
time to time, amendments to chapter 40 of this Code, or map or additions
thereto, to conform to the planning commission's recommendations for
the zoning regulation of the territory comprised within approved subdivisions.
The planning commission shall have the power to agree with the applicant
upon use, height, area or bulk requirements or restrictions governing
buildings and premises within the subdivision, provided, such requirements
or restrictions do not authorize the violation of the zoning regulations
in chapter 40 in effect at such time.
(e) Such requirements or restrictions shall be stated
upon the plat prior to the approval and recording thereof, and shall
have the same force of law and be enforceable in the same manner and
with the same sanctions and penalties and subject to the same power
of amendment or repeal as though set out as a part of chapter 40 of
this Code or the map of the village.
(Ord. No. 75, § 13, 1-25-1952; Code 1992, § 13-13)
State law references: Similar provisions, MCL 125.45.
Sec.
26-44. Modifications or interpretations of chapter 40 of this
Code.
All matters affecting modifications or interpretations of chapter 40
of this Code may first be submitted by the council or the zoning board
of appeals to the planning commission for investigation and recommendation.
The planning commission shall make the required investigation and submit
its recommendations to the council or the board in writing within the
time, if any, specified by the council or board.
(Ord. No. 75, § 14, 1-25-1952; Code 1992, § 13-14)
Secs. 26-45--26-80. Reserved.
|
|
ARTICLE
III. DEVELOPMENT DESIGN STANDARDS
DIVISION
1. GENERALLY
Sec.
26-81. Intent; short title.
This article is intended to provide detailed specifications for the
design and construction of subdivisions and other projects and improvements
in the village, and shall be known and may be cited as the "Village
of Grosse Pointe Shores Development Design Standards Ordinance."
(Ord. No. 178, art. I, § 1, 7-24-1990; Code 1992, § 13-31)
Sec.
26-82. Minimum requirements; conflicts.
The provisions of this article shall be held to be the minimum requirements
adopted for the promotion and preservation of the public health, safety
and general welfare of the village. The regulations set forth in this
article are not intended to repeal, abrogate, annul, conflict or in
any manner interfere with existing regulations or laws, except that
such regulations shall prevail in cases where they impose a greater
restriction than that which is provided by other regulations or law.
(Ord. No. 178, art. I, § 2, 7-24-1990; Code 1992, § 13-32)
Sec.
26-83. Applicability.
This article shall apply to all improvements where site plan review
is otherwise required, and in all cases of subdivision development.
(Ord. No. 178, art. I, § 3, 7-24-1990; Code 1992, § 13-33)
Secs. 26-84--26-100. Reserved.
DIVISION
2. PLAN FORMAT
Sec.
26-101. General requirements.
(a) Plans submitted shall be on 24-inch by 36-inch or 22-inch by
36-inch white prints having blue or black lines, and shall be neatly
and accurately prepared.
(b) For projects or subdivisions having more than one sheet of
plans, a general plan having a scale of one inch equals 100 feet shall
be provided showing the overall project or subdivision and indicating
the location of all improvements shown in the detailed plans. Superimposed
on such general plan shall be two-foot contours of the area, including
the area at least 100 feet outside of the proposed development. Street
names, lot lines and lot numbers shall be shown in all plans.
(c) All sewers shall be shown in the plan and profile. Profiles
of sewers shall indicate the size, invert and slope of the sewer and
shall indicate the existing ground along the route of the sewer and
the proposed or existing top of the curb or edge of the pavement grade.
The profile shall also show the location of compacted sand backfill
when the sewer lines are within the one-foot horizontal, or one-foot
vertical, zone of influence from the edge of the pavement or the back
of the curb and gutter section, whichever is greater.
(d) Elevations shall be on USGS datum. A minimum of two benchmarks
for the work shall be indicated on the plans.
(e) Finished grades of all structures shall be indicated on the
plan or profile.
(f) A copy of the completed plat or site shall be submitted.
(g) All plans submitted shall bear the seal of the appropriate
professional responsible for the design, who shall be licensed in the
state.
(h) One mylar copy of as-built plans of water, sanitary sewer,
roads and storm sewer systems, and certification from an appropriate
licensed professional that all surface grades, roads and structures
are in conformance with the approved plan shall be provided prior to
acceptance of a subdivision and/or other improvement regulated by this
article.
(i) Complete plans shall be submitted prior to review and approval
of any portion of the plans, unless the village superintendent determines
that a phased review would be appropriate in terms of providing plans
for a phase which is capable of standing alone as an independent development,
coupled with other phases previously constructed.
(j) All utility easements shall be shown on the plans as having
a minimum width of 12 feet unless a wider easement is specified.
(Ord. No. 178, art. II, § 1, 7-24-1990; Code 1992, § 13-51)
Secs. 26-102--26-130. Reserved.
DIVISION
3. GRADING,
SOIL EROSION AND SEDIMENT CONTROL*
*Cross references: Soil erosion and sedimentation control, § 10-131
et seq.
State law references: Soil erosion and sedimentation control, MCL 324.9101
et seq.; soil conservation districts, MCL 324.9301 et seq.
Sec.
26-131. Submittal procedure.
Submission for approval of the grading plan and erosion and sediment
control measures shall be made to the village manager, and shall include
a detailed estimate of the costs and three sets of the subdivision and/or
site grading plans. The village engineers shall review the estimate
and plans for conformity with this article and all other applicable
requirements, after which the village engineers shall return one of
the three sets of plans with appropriate comments. After making any
changes required, the applicant shall then submit four sets of revised
plans to the village for final approval. The village engineers shall
then review the plans for conformity, and if such plans are consistent
with this article and all applicable requirements, the village engineers
shall transmit six additional copies to the county department of public
services for review and for forwarding to the state department of natural
resources for a construction permit.
(Ord. No. 178, art. VII, § 1, 7-24-1990; Code 1992, § 13-66)
Sec.
26-132. Design standards.
In order to provide effective erosion and sediment control, practical
combinations of the following technical principles shall be applied
to the erosion control aspects of the grading plan:
(1) The smallest practical area of land shall be exposed at any
one time during development.
(2) When land is exposed during development, the exposure shall
be kept to the shortest period of time.
(3) Temporary vegetation and/or mulching shall be used to protect
critical areas exposed during development. The plans submitted to the
village shall specify such treatment.
(4) Sediment basins, debris basins or silt traps shall be installed
and maintained to remove sediment from runoff waters from land undergoing
development. The plans submitted to the village shall specify such treatment.
(5) Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. The plans submitted to the village shall specify such treatment.
(6) The permanent final vegetation and structures shall be installed
as soon as practical in the development. The plans submitted to the
village shall specify such treatment.
(7) The development plan should be fitted to the topography and
soil so as to create the least soil erosion potential.
(8) Wherever feasible, natural vegetation should be retained and
protected.
(Ord. No. 178, art. VII, § 2, 7-24-1990; Code 1992, § 13-67)
Sec.
26-133. Retaining walls and landscape walls.
(a) When it is determined by the applicant or required by the village
engineers, based upon reasonable standards and principles, that retaining
walls will be necessary to provide proper grading for development of
a subdivision or other improvement, the applicant shall furnish design
drawings for such walls as part of the submittal procedure specified
in section 26-131. The drawings shall be sealed and prepared by the
applicant's consulting engineer and shall be complete drawings, showing
the wall construction in the plan and elevation views. Sectional views
and details shall be provided to indicate typical and atypical conditions
of the wall construction.
(b) The following limits and technical principles shall be applied
to the design of retaining walls:
(1) Foundation. The foundation shall bear on soil unaffected by
previous or proposed frost penetration of 42 inches in depth. The bearing
capacity of the supporting soil and underlying strata shall be determined
by soil analysis. In lieu of soil analysis, if the grade difference
measured at each face of wall does not exceed six feet in height, the
maximum allowable pressure on supporting soils can be taken as one-half
the presumptive values given in the building code.
(2) Stability. Retaining walls shall be designed to resist the
pressure of the retained material, including both dead and live surcharges
to which they may be subjected, and to ensure stability against overturning,
sliding, excessive foundation pressure and water uplift. The minimum
factor of safety against overturning shall be 1.75. The minimum safety
against sliding shall be 1.5, and shall not be based upon any passive
earth pressure at the toe.
(3) Load. Retaining walls shall be designed to resist the pressure
of the retained material in accordance with accepted engineering practice.
Walls retaining drained earth may be designed for pressure equivalent
to that exerted by a fluid weighing not less than 36 pounds per cubic
foot and having a depth equal to that of the retained earth. Any surcharge
shall be in addition to the equivalent fluid pressure.
(4) Material; strength. Walls shall be designed and constructed
of approved masonry, reinforced concrete, steel sheet piling or other
approved materials within the allowable stresses specified in the building
code.
(5) Backfill material. The space for a distance of at least 18
inches from the back of retaining walls and from the top of the footing
to an elevation of two feet below proposed earth grade shall be backfilled
with granular material in a manner so as to provide drainage. The granular
material shall meet the requirements of the state department of transportation's
(MDOT) specification for granular material class II.
(6) Drainage. Provisions shall be made to prevent accumulation
of water behind the wall. As a minimum, weep holes for drainage shall
be provided.
(7) Top of wall. Where there is a grade difference on either side
of a wall in excess of four feet, and a walk is located two feet or
less from the back of the wall, a guard shall be constructed in accordance
with the building code or other approved protective measure. All masonry
retaining walls, other than reinforced concrete walls, shall be protected
with an approved coping.
(Ord. No. 178, art. VII, § 3, 7-24-1990; Code 1992, § 13-68)
Secs. 26-134--26-150. Reserved.
DIVISION
4. SANITARY SEWERS*
*Cross references: Utilities, ch. 36.
State law references: Sewerage systems, MCL 324.4101 et seq.; wastewater
disposal, MCL 324.5101 et seq.
Sec.
26-151. Submittal procedure.
Submission for approval of sanitary sewer systems shall be made to the
village manager, and shall include a detailed estimate of costs. Three
sets of sanitary sewer plans and specifications, including the general
plan for the system on which the applicant desires approval, shall be
submitted to the village manager. The village engineers shall review
the estimate and plans, and determine whether the plans are consistent
with this article and all other applicable requirements, after which
the village engineers shall return one of the three sets, with appropriate
comments. After making any changes required, the applicant shall then
resubmit three sets of revised plans to the village manager. The village
engineers shall then review the revised plans for conformity, and, if
such revised plans are consistent with this article and all applicable
requirements, the village engineers shall return one approved copy to
the applicant. The applicant shall obtain approval of the South County
Water and Sewer Authority.
(Ord. No. 178, art. III, § 1, 7-24-1990; Code 1992, § 13-86)
Sec.
26-152. Design standards.
(a) The following notes and requirements pertaining to the sanitary
sewers shall appear on the plans, together with notes currently required
by the county drain commission for construction approval:
(1) At
all connections to the sanitary sewer interceptor system, the following
note shall be inserted: "Obtain Wayne or Macomb County Department
of Public Works construction permit prior to starting construction."
(2) Downspouts, weep tiles, footing drains or any conduit that
carries stormwater or groundwater shall not be allowed to discharge
into the sewer.
(3) No sewer installation or portion thereof shall have an infiltration
exceeding 250 gallons per inch in diameter per mile of pipe, per 24-hour
period.
(4) Concrete pipe wye openings shall contain factory installed
premium joint material of a type suitable and approved for use with
the sanitary lead joint specified.
(5) The village standard details and specifications, as adopted,
are incorporated as part of this section.
(6) All building leads and risers shall be six inches in diameter.
Minimum slope of one percent is required on sanitary leads. Sewer
pipe wye or tee openings shall contain factory installed premium joint
material of the type identical to that of the building lead pipe used.
Building leads shall be furnished with removable airtight and watertight
stoppers, and shall be marked with a two-inch ¥ two-inch
at six feet long or within one foot of the ground's surface six-foot
stake, witnessed to permanent objects adjacent to the construction.
(7) All new manholes shall have flexible, watertight seals where
pipes pass through walls. Manholes shall be of precast sections, with
modified groove tongue and rubber gasket type joints. Precast manhole
cone sections shall be village approved, modified eccentric cone type.
(8) Wherever existing manholes or sewer pipes are to be tapped, drill
holes at four inches center to center around the periphery of the
opening shall be made to create a plane of weakness joint before breaking
the section out.
(9) All connections to manholes on village sewers, or extensions
thereto, which result in a difference in invert elevations exceeding
18 inches, will require a drop connection. Only outside drop connections
will be approved, unless ground conditions result in an interior drop
being authorized by the county department of public services.
(10) For the purpose of testing infiltration, a temporary 12-inch
deep sump shall be provided in the first manhole above the connection
which will be filled in, where possible, before completion of the
infiltration test, up to the standard fillet provided for the flow
channel. At all connections to the sanitary system, or extensions
thereto, a watertight bulkhead, with a one-inch diameter pipe through
the bulkhead for measuring infiltration immediately upstream, shall
be provided.
(11) For any new manholes constructed over an existing interceptor
or trunk extension, the county department of public services' wet
ground manhole detail, with standard county department of public services'
covers, shall be used. Details shall be obtained from the county department
of public services for such items.
(12) Sewers which are in easements shall be kept at least two
feet from side or rear lot lines. Easements shall have a minimum width
of 12 feet.
(b)
Prior to starting any sanitary sewer design, the applicant
may make use of maps and information available at the village and county
offices. It shall be the responsibility of the applicant to verify utility
locations provided by the village.
(c)
The requirements set forth in the following table of minimum
slopes for sanitary sewers shall be adhered to:
Size and Minimum Slope
10" at 0.28 percent
12" at 0.22 percent
15" at 0.15 percent
18" at 0.12 percent
21" at 0.10 percent
24" at 0.08 percent
Note: In the village, the minimum allowable size of a sanitary lateral
is ten inches in diameter.
(d) A note
or detail shall show the type of bedding upon the sewer pipe which shall
be installed. The bedding shall be approved by the village engineer,
based upon the application of reasonable standards.
(e) Sanitary
service leads are to be extended a minimum of ten feet beyond the property
line.
(f) Sanitary
sewer manholes shall meet the following maximum spacing requirements:
(1) Ten
inches . . . 300 feet.
(2) Twelve inches--21 inches . . . 350 feet.
(3) Twenty-four inches and larger . . . 400 feet.
Manholes shall be placed in the street rights-of-way. In general,
sanitary sewers will not be approved in a rear lot easement.
(g) The
sewer profile shall indicate the length of run between each manhole,
the size and slope of sewer between each manhole and the class of bedding
if concrete bedding is required. Top elevations of all manholes shall
be indicated.
(h) A
minimum depth from the top of curb or road centerline to the top of
any sanitary sewer of 8 1/2 feet at local control points, or a minimum
of nine feet at locations where the sewer grade is parallel to the road
grade, shall be provided. In all cases, the sewer shall be deep enough
to serve, by gravity, a standard depth basement.
(i) Each
wye or end of house connection shall have a plug with the same type
of joint as the main sewer.
(j) Allowable
types of sewer pipe and joints shall be current village standards and
shall be covered on the plans by notes, where applicable.
(k) When
the plans are submitted for review, a basis of design for the sanitary
sewer shall accompany the plans. The basis of design must show that
the proposed sanitary sewer has the capacity to carry the peak design
flow.
(l) Sewer
connections must be made at manholes. Blind taps shall not be permitted
unless approved by the village engineer, based upon a showing that such
a tap is compelled.
(m) In
special instances where a sewage lift station is required, the village
engineer will provide complete pump station standards for use by the
developer's engineer in preparing the plans.
(Ord. No. 178, art. III, § 2, 7-24-1990; Code 1992, § 13-87)
Secs. 26-153--26-170. Reserved.
DIVISION
5. STORM SEWERS*
*Cross references: Utilities, ch. 36.
Sec.
26-171. Submittal procedure.
Submission for approval of storm systems shall be made to the village
manager and shall include a detailed estimate of costs and three sets
of storm sewer plans and specifications. Detailed storm sewer design
computations and the drainage area map indicating the various areas
going into the points of inlet shall be provided. The village engineers
shall review the estimate and plans and determine whether they are consistent
with this article and all other applicable requirements, after which,
the village engineers shall return one of the three sets, with appropriate
comments. After making any changes required, the applicant shall then
submit three sets of revised plans to the village for final approval.
The village engineers shall then review the revised plans for conformity,
and if such plans are consistent with this article and all applicable
requirements, the village engineers shall retain two copies for the
village's records, and return one approved copy to the applicant. The
applicant shall obtain approval of the county road commission and county
department of public services, where applicable.
(Ord. No. 178, art. IV, § 1, 7-24-1990; Code 1992, § 13-106)
Sec.
26-172. Design standards.
(a) Storm drainage systems shall be designed for a ten-year storm.
The rational method for arriving at stormwater runoff shall be used
and shall be computed using the following formula:
I = 175/T + 25
in which T is the time of concentration. The consulting engineer shall
use judgment in arriving at proper impervious factors. The consulting
engineer shall submit a map outlining the various areas, including off-site
upstream areas, which drain to the points of inlet used for design,
together with the storm sewer design computations. In general, sufficient
capacity shall be provided in the storm sewer system to take fully developed
(fully paved and sewered) upstream drainage into the system.
(b) Where the hydraulic gradient is above the top of the sewer
pipe, the design evaluation of the hydraulic gradient shall be indicated
(i.e., hydraulic gradient shall be shown in profile).
(c) Manhole spacing for storm sewers shall be as follows:
TABLE
INSET:
| Diameter
of Sewer (in inches) |
Maximum Manhole Spacing (in feet) |
| 12--15 |
330 |
| 18--30 |
350 |
| 36--42 |
400 |
| 48 |
450 |
| 54--60 |
500 |
| 66
and larger |
600 |
Note: The height of elliptical pipe shall be used as a criterion for
manhole spacing.
Catchbasins shall not be constructed over a sewer line to replace manholes.
(d) The
following information shall be indicated on the storm sewer profile:
(1) Length
of run between the manholes.
(2) Size and slope of the sewer between manholes.
(3) Class of bedding where concrete is required.
(4) Top elevation of all manholes.
(e) A note
or detail shall show the type of bedding upon which the sewer pipe shall
be installed. Bedding shall be approved by the village engineer, based
upon the application of reasonable standards.
(f) Where
possible, a minimum of three feet of cover shall be provided from the
top of the curb, or road centerline, to the top of any storm sewer.
If the depth of cover to the top of the pipe is less than two feet,
C-76-CLIV pipe shall be used. If the cover is between two feet and three
feet from the top of the curb to the top of the pipe, C-76-CLIII pipe
shall be used. All catchbasin leads within a street shall be C-76-CLIV
pipe, including the leads to the manholes.
(g) Catchbasins
shall be located as follows, subject only to deviations granted by the
village engineer, based upon a showing that an alternate location is
compelled:
(1) At
the radius return of street intersections. One hundred fifty feet
maximum distance along the street between a high point and a corner
catchbasin is allowed when drainage is required to go around the corner.
(2) At all low points in streets.
(3) At intermediate points along the street so that there is
a maximum of 600 feet of drainage draining from a high point to a
catchbasin or from a previous intercepting catchbasin to this catchbasin.
A maximum of 900 feet of drainage is allowed from two directions.
(h) Field
catchbasins shall be provided at all low points in easements. Field
catchbasins shall be located so that not more than 600 feet of drainage
runs into any one catchbasin, other than a low point of the catchbasin.
One thousand two hundred feet of drainage is allowed to run into a low
point catchbasin. Field catchbasins shall be located in a rear lot easement
swale when such swale changes direction by more than 45 degrees.
(i) Finished
easement grades shall be indicated on the plans.
(j) Improved
open drains may be permitted upon special circumstances in accordance
with requirements of the village engineer.
(1) A
permit must be obtained from the county department of public services
for all connections to county drains. Plans shall conform to all current
requirements of state law pertaining to floodplain determination,
stream crossing requirements and other statutes relating to waterways.
(2) Open drains shall have side slopes no steeper than six horizontal
to one vertical, where such slopes abut the development being proposed.
Three-to-one slopes, with four-foot chainlink fencing, may be considered
along a development boundary where the adjacent property is undeveloped,
with fencing as specified by the village engineers. A cunette or low
flow channel within a major drain easement may be constructed with
three-to-one side slopes, where approved by the village engineers.
An easement at least 30 feet wider than the widest point from top
of bank to top of bank is to be recorded as part of a subdivision
or otherwise dedicated.
(3) Adequate culverts are required at all roads crossing a drain.
The minimum length of a culvert is 40 feet. End section, curtain walls
and emergency deflectors shall not be considered as part of such minimum
length. A curtain wall and/or energy deflectors are required under
all culvert ends. Six-inch thick, nonreinforced concrete riprap is
required on all slopes at culvert crossings. Concrete filled burlap
bags may be used for riprap upon approval of the village engineers.
The riprap must be anchored by a footer a minimum of two feet deep
to prevent washing away during highwater periods.
(4) Open drains must have slope protection (riprap) at bends
with a radius of 500 feet or less and at other points designated by
the village engineers.
(5) The drain bottom and slopes to the hydraulic gradient line
must be sodded. The remainder of the easement may be seeded. The village
will not accept the work until all turf is established.
(k) Headwalls
and inlet structures shall be placed as required.
(l) Allowable
types of sewer pipe and joints shall meet current village standards,
and shall be covered on the plan by note or on the profile, where applicable.
(m) Lateral
storm sewers shall be constructed to provide an outlet for the footing
drain discharge house leads. Extensions of the storm sewer laterals
to provide for footing drain discharge only shall be a minimum of eight
inches diameter on a minimum of four-tenths of one percent grade, with
manholes spaced a maximum of 300 feet apart.
(n) A
minimum four-inch diameter storm sewer lead shall be constructed from
the lateral storm sewer to the property line to provide an outlet for
the footing drain discharge. The lead shall be constructed at a minimum
depth of 3 1/2 feet on a minimum of one percent grade. The materials
and methods of construction shall be in accordance with the current
village standards.
(Ord. No. 178, art. IV, § 2, 7-24-1990; Code 1992, § 13-107)
Secs. 26-173--26-190. Reserved.
DIVISION
6. STORMWATER RETENTION AND DETENTION*
*Cross references: Utilities, ch. 36.
Sec.
26-191. General requirements.
(a) Any new development or addition to an existing development
must retain the increased runoff on site unless otherwise directed by
the village engineer or unless the village master storm drainage plan
allows for unrestricted improved site runoff. Acceptable means of retention
can be achieved through standing water in parking areas or a separate
retention basin. Either or both of such designs may be utilized to achieve
the required retention.
(b) The Oakland County Method of Retention Basin Design, as available
from the Oakland County Drain Commission Office, shall be utilized in
determining the volume of retention required. Basins with orifice outlets
will be required to hold the volume of a ten-year storm, while basins
with no outlets will be required to hold two 100-year storms. Discharge
on an orifice outlet must be throttled to a restricted rate.
(c) All open retention basins must be fenced if the side slopes
exceed one vertical to six horizontal. Such requirement may be waived
by the village council when the design is an integral part of the landscaping
and the location and depth does not present a potential hazard. Fences
shall be a minimum of five-foot high, vinyl clad chainlink, or other
fencing material of comparable durability and safety as approved by
the village council, with a locking access gate eight feet wide. Depending
upon the location in relation to adjoining properties or rights-of-way,
the village council may require a landscape screen in front of the fencing.
(d) The basin must be constructed to drain entirely unless designed
to retain a permanent water level that conforms to the aesthetics of
a landscape plan relating to the surrounding landscape.
(e) The bottom of the basin must have stable vegetative cover,
be paved or have some other approved method of stabilization.
(f) A minimum of 12 inches of freeboard must be maintained, with
a positive, nonerodible overflow, capable of handling the capacity of
a 100-year storm.
(g) Minimum grade on the bottom of the retention basin shall be
1.2 percent, when sodded. The minimum grade shall be 0.5 percent for
paved swales in basins.
(h) A maintenance agreement shall be required for all retention
basins.
(Ord. No. 178, art. V, § 1, 7-24-1990; Code 1992, § 13-126)
Secs. 26-192--26-210. Reserved.
DIVISION
7. WATER SUPPLY*
*Cross references: Water, § 36-31 et seq.
State law references: Waterworks systems, MCL 324.4301 et seq.
Sec.
26-211. Submittal procedure.
Submission for approval of water main systems shall be made to the village
manager and shall include a detailed estimate of costs and three sets
of the water main plans and specifications. The village engineers shall
review the estimate and plans and determine whether they are consistent
with this article and all other applicable requirements, after which,
the village engineers shall return one of the three sets, with appropriate
comments. After making any changes required, the applicant shall then
submit six sets of revised plans for community well systems (nine sets
of plans if Detroit water is available) to the village for final approval.
The village engineers shall then review the revised plans for conformity,
and if such revised plans are consistent with this article and all applicable
requirements, the village engineers shall transmit six copies to the
county department of public services for review of the connection details
and for forwarding to the state department of public health for a construction
permit.
(Ord. No. 178, art. VI, § 1, 7-24-1990; Code 1992, § 13-141)
Sec.
26-212. Design standards.
(a) Water mains shall be ductile iron (class 54), double cement
lined. Standard wedges shall be furnished and installed, with slip-type
joints, in accordance with manufacturer's recommendations.
(b) All water mains shall be installed with a minimum cover of
five feet below the finished grade. Where water mains must dip to pass
under a storm sewer or sanitary sewer, the sections which are deeper
than normal shall be kept to a minimum length by use of vertical 11
1/4-inch properly anchored bends.
(c) In general, all water mains shall be eight-inch diameter unless
otherwise stated in the village master water distribution plan. Gate
valves shall be located in the system in a manner so that not more than
four valves need to be turned off to isolate any section of the water
main. Sufficient valves shall be placed in a manner so that not more
than 30 residential lots shall be serviced within such water main which
can be so isolated. Where possible, at street intersections, gate valves
shall be located five feet from the intersecting street right-of-way
line. Comparable limitations shall apply to nonresidential uses.
(d) In single-family residential subdivisions, hydrants shall be
installed at least every 600 feet along the water main. In no case shall
a house be more than 350 feet from a hydrant. In commercial or industrial
districts, additional hydrants may be required, based upon the application
of reasonable engineering principles and/or fire suppression or firefighting
considerations. Hydrants shall be installed at the ends of all dead-end
water mains. When near a street intersection, hydrants shall be located
15 feet from the intersecting street right-of-way. Hydrants shall meet
village standards. Water mains shall be wrapped around culs-de-sac.
Water mains shall be looped unless it is demonstrated that such looping
is not feasible under all of the circumstances.
(e) The plans shall indicate the finished grades of all hydrants
and gate wells.
(f) Connection to existing water mains shall be made only after
successful pressure tests and chlorination.
(g) Water samples may not be taken from hydrants. Samples may be
obtained from corps in GV & W, or corps installed on the main, with
copper tubing to the ground surface. After testing, the copper and corps
shall be removed and the main shall be plugged.
(h) The village water permit, together with applicable fees, is
to be obtained by the contractor.
(i) Where an on-site community well system is required, the village
engineers will supply complete well system standards, approved by resolution
of the village council, for use by the developer's engineer in preparing
the plans; provided, however, ultimate approval of the well by the state
department of public health shall be the responsibility of the property
owner.
(Ord. No. 178, art. VI, § 2, 7-24-1990; Code 1992, § 13-142)
Secs. 26-213--26-230. Reserved.
DIVISION
8. STREETS, DRIVEWAYS AND PAVING*
*Cross references: Streets, sidewalks and other public places, ch. 30.
Sec.
26-231. Submittal procedure.
Submissions for approval of streets, driveways and paving shall be made
to the village manager and shall include a detailed estimate of costs
and three sets of plans and specifications. The village engineers shall
review the estimate and plans and determine whether they are consistent
with this article and all other applicable requirements, after which,
the village engineers shall return one of the three sets, with appropriate
comments. After making any changes required, the applicant shall then
submit five sets of the revised plans to the village for final approval.
The village engineers shall then review the revised plans for conformity,
and if such revised plans are consistent with this article and all applicable
requirements, the village engineers shall transmit four additional copies
to the county road commission, where applicable.
(Ord. No. 178, art. VIII, § 1, 7-24-1990; Code 1992, § 13-156)
Sec.
26-232. Design principles.
(a) Conformance required Every subdivision plat and other project
improvements which are not part of a subdivision plat shall conform
with the requirements and objectives of the design principles and standards
set forth in this division, as well as all applicable ordinances and
laws.
(b) Roadway master plan. Whenever a parcel to be subdivided or
developed embraces any part of a street designated on the master street
and thoroughfare plan, except routes under study, as may be adopted,
such street shall be specified in the plans submitted, in the location
and width indicated on such plan.
(Ord. No. 178, art. VIII, § 2, 7-24-1990; Code 1992, § 13-157)
Sec.
26-233. Design standards.
(a) Street layout, location and design in subdivision plat and
other applicable developments. All streets within a subdivision plat
or a project site not part of a subdivision plan shall meet county road
commission requirements and shall be subject to the following standards:
(1) Layout.
Street layout shall provide for the continuation of existing major
or collector streets in surrounding areas, or conform to a plan for
neighborhood development approved by the village council.
(2) Future connections. Certain proposed streets, as designated
by the village council, shall be extended to the boundary line of
the parcel to provide future connection with adjoining unplatted land.
In general, such extensions shall not be more than 1,000 feet apart.
(3) Grades. Proposed streets shall be arranged in relation to
existing topography so as to produce desirable lots and streets of
reasonable gradient, subject to subsection (a)(9) of this section.
(4) Service entrances and drives. Service entrances and drives
shall be permitted to provide secondary access for service and safety
vehicles, provided that appropriate signage limiting usage shall be
established as required by the village council.
(5) Jogs. Street jogs, with centerline offsets of less than 125 feet,
shall only be permitted with the approval of the village council upon
a demonstration that there is no reasonably feasible alternative.
(6) Alleys and half streets. Alleys and half streets are prohibited,
except where absolutely essential to the reasonable development of
the parcel and in conformity with this article.
(7) Minimum right-of-way widths for public streets. The minimum
right-of-way widths for public streets shall be as follows:
a. Major
thoroughfares. As indicated on the master streets and thoroughfares
plan, and as required for county roads by the county road commission.
b. Minor streets. Sixty feet for single-family residential
development and multiple-occupancy developments, and 70 feet for
commercial or industrial subdivisions.
c. Collector streets. Eighty-six feet for multiple-occupancy
developments, and 86 feet for single-family residential developments
and one-half mile roads.
d. Boulevard streets. One hundred feet.
e. Culs-de-sac. Sixty feet terminating in a circle, and 120
feet in diameter in residential subdivisions.
f. Marginal access streets. Forty feet, abutting the thoroughfare
right-of-way.
g. Alleys. Twenty feet.
(8) Minimum
pavement widths for all streets. The Wayne County or Macomb County
road commission standards shall be applicable for the minimum pavement
widths for all streets.
(9) Grades. Grades shall be as follows:
a. Maximum.
All streets, six percent. Where essential to reasonable development,
up to eight percent may be permitted, with special exceptions by
the county road commission.
b. Minimum. Four tenths of one percent.
(10) Vertical
alignment. Vertical alignment shall be as follows:
a. Major
thoroughfares. Minimum sight distance of 600 feet.
b.All other streets. Minimum sight distance of 300 feet.
(11) Horizontal
alignment.
a.When
tangent centerlines deflect from each other more than ten degrees
and less than 90 degrees, they shall be connected by a curve with
a minimum centerline radius of:
1. Collector
streets. Three hundred feet.
2.Minor streets. Two hundred thirty feet.
American Association of State Highway and Transportation Officials
(AASHTO) standards shall be the minimum required.
b. There
shall be a minimum tangent distance of 100 feet between reverse
curves.
c. Streets
intersecting a major thoroughfare shall do so at a 90-degree angle.
d.Minor
streets intersecting a collector street or major thoroughfare shall
have a tangent section of centerline at least 50 feet in length,
measured from the right-of-way line of the major street.
(12) Block
design and street length.
a. The
maximum length of blocks measured between intersections of centerlines
shall be 1,300 feet. Such maximum length may be exceeded by not
more than 500 feet in residential developments with densities of
two units per acre or less, or where extreme topographic or natural
resource conditions warrant.
b. The length of culs-de-sac shall be measured from the intersection
of street centerlines to the extreme depth of the turning circle.
Subject to the provisions of subsection (c) of this section, the
maximum length of culs-de-sac permitted within each zoning district
shall be as follows:
TABLE INSET:
| District
|
Maximum
Permissible |
| Length |
All
districts 600 feet |
c. Deviation
may be made from the maximum permissible lengths specified in subsection
(a)(12)b. of this section if all of the following standards have been
met:
1. There
is no reasonable alternative means of development;
2. Taking into consideration the number of people in the plat
or other development and the volume of traffic to be generated,
there would not appear to be an unreasonable traffic danger or emergency
vehicle access problem created; and
3. All reasonable precautions and provisions are designed into
the plat or other development to minimize present and future access
limitation.
(13) Acceleration,
deceleration and passing lanes.
a. Acceleration,
deceleration and passing lanes for driveway approaches entering
on a public roadway shall be required, as determined, based upon
the following considerations:
1. Traffic
volumes, accident data, horizontal and vertical alignment, and
site distance conditions of the public roadway upon which a driveway
is entering.
2. Other unique site conditions, such as land use, topography
and other natural conditions.
b. Where
required, acceleration, deceleration or passing lanes shall be designed
and constructed in accordance with the standards of the county road
commission or state department of transportation, depending upon
which entity has jurisdiction of the respective roadway.
(b) Driveway
approaches located within state or county rights-of-way. Construction
of a new or reconstructed driveway connecting to an existing county
or state roadway shall be allowed only after an approved permit has
been received from the agency having jurisdiction over the roadway.
All driveway approaches entering onto a public roadway under the jurisdiction
of the county road commission shall be constructed in accordance with
the current county road commission rules in effect. Driveway approaches
entering onto a public roadway under the jurisdiction of the state
department of transportation (MDOT) shall be constructed in accordance
with the current MDOT rules in effect.
(c) Number of access drives. Unless it is determined, upon review
under this article and other ordinance provisions, that traffic safety
dictates to the contrary:
(1) Property
shall be developed to minimize the number of points of ingress and
egress to and from a public highway.
(2) The use of common access drives between and among two or
more users is encouraged.
(d) Driveways
and parking lots not located within road right-of-way.
(1) All
site plans proposing the construction of driveways and off-street
parking areas shall provide, but not be limited to, the following
dimensions and features:
a. Complete
parking space, loading space and driveway layouts.
b. Typical dimensions and angles of parking spaces.
c. Radii of driveway returns and all other points of curvature.
d. Proposed and existing parking lot and driveway grades
and elevations.
e. Driveway and parking lot cross sectional view of the pavement
structure, including subbase, base and surfacing.
f. Existing and proposed drainage structures and controls
shall include:
1. Size
of driveway culvert (diameter and length).
2. Type of culvert and treatment.
3. Grade of culvert.
4. Direction of surface water flow by the use of flow arrows.
5. Method of surface water disposal on all pavement areas.
6. Location of drainage structures and sewers.
7. Structure details and any other applicable details.
8. Delineation of areas contributing surface waters to
each structure or stormwater outlet point.
g. Proposed
and existing elevations shall be shown on the plan at all radii
points, finish grade at the corners of all buildings and 50-foot
intervals along the line of surface flow. Proposed elevation contours
at two-foot intervals shall be provided if reasonably required
by the village engineers for review purposes.
(2) Design
standards shall be as follows:
a.Driveways
and parking lot surfacing requirements. The entire parking area,
including parking spaces, loading spaces and driveways, required
to be hard-surfaced under chapter 40 of this Code, shall be provided
with asphaltic or concrete surfacing in accordance with one of
the following minimum specifications:
1.Bituminous
surface.
i. Three-inch
thickness of bituminous aggregate pavement over eight inches
of MDOT 21A or equivalent (compacted in place) aggregate base
course on compacted subgrade.
ii. Six-inch thickness of bituminous aggregate pavement
over a prepared stable subgrade. Two-course construction of
equal thickness must be utilized when placing the six-inch
bituminous pavement.
iii. Pavement shall be thickened as needed for loading
areas and entranceways.
2.Portland
concrete surface.
i. A
six-inch thickness of concrete pavement shall be placed over
a four-inch thick (compacted in place) granular material,
class III subbase.
ii. Concrete shall contain not less than 564 pounds of
dry cement per cubic yard of concrete (six sacks of cement
per cubic yard of concrete), and shall be air entrained with
an air content, at the time of placement, of not less than
five percent, nor more than seven percent. Concrete mixture
shall achieve a compressive strength of 3,500 pounds per square
inch at 28 days. Maximum slump shall be four inches. The utilization
of admixtures in the mix design will be reviewed on an individual
basis.
iii. Pavement shall be reinforced as necessary in loading
areas and entranceways.
b.Special
design considerations. Pavement structure designs of higher loadbearing
capacities than as stated in the standards set forth in this section
must be utilized in developments where increased axle loading
and/or traffic volumes are anticipated. All pavement designs shall
be subject to the review and approval of the village engineer.
c.Subgrade requirements. All pavement surfaces must be supported
upon a prepared subgrade that has been compacted to at least 95
percent of maximum unit weight in accordance with MDOT standards.
When unstable subgrade materials (i.e., peat, muck, marl, wet
clay, etc.) are encountered, excavation and removal of such unstable
materials and replacement to plan subgrade with approved materials
compacted in place shall be required. Approved materials shall
include slag, crushed stone, gravel, coarse sand or other materials
approved by the village engineer. Should it be found that the
excavation, removal and replacement of unstable subgrade material
is impractical due to excessive depths, alternate pavement structure
designs must be submitted to and approved by the village engineer
prior to pavement installation. The village reserves the right
to require the installation of geotextile wrapped underdrains,
edge drains or bank drains at locations where the subgrade indicates
the presence of free water.
d.Pavement layout and schematics. Pavement layout and schematics
include the following:
1. Conformance
to zoning ordinance. Parking spaces, driveways and loading zones
shall conform in size and configuration to the requirements
of chapter 40 of this Code.
2. Minimum driveway widths. Driveways which provide one-way
vehicle traffic movements shall not be less than 12 feet in
width, as measured from the edge of pavement to the edge of
pavement, or 16 feet, as measured from back of curb to back
of curb, whichever is applicable. The minimum driveway width
for two-way traffic shall be 26 feet, as measured above where
the curb is required.
e.Grading
and drainage requirements. Grading and drainage requirements include
the following:
1. Pavement
grading.
i. Minimum
transverse pavement slopes shall be one percent.
ii. Maximum driveway slopes shall be eight percent, unless
topographic conditions warrant a variance.
iii. Maximum parking lot slopes shall be six percent,
except within handicapped parking areas where the maximum
slope shall be two percent.
2. Drainage.
i. All
paved areas shall be drained to dispose of all surface waters
accumulated in the parking area in a manner which will preclude
unrestricted drainage of water onto adjacent property or toward
buildings.
ii. The disposal of stormwaters from all paved surfaces
shall conform to the standards set forth in this article.
iii. The design of parking lot storm sewer facilities
shall conform to the standards set forth in this article.
iv. The disposal of stormwaters to a roadside ditch shall
receive the approval of the agency having jurisdiction over
the roadway prior to site plan approval. The discharge of
surface waters to a recognized county drain shall receive
the approval of the county department of public services prior
to the site plan approval.
v. Seepage basins will not be permitted, except where
no other drainage outlet is available and only if soil testing
is performed and the viability of such option is certified
by a registered professional soils engineer.
vi. The point discharge of stormwaters onto private property
is not permitted unless a recorded easement is received from
the affected property owners.
(e) County
road commission standards. This section is not intended to supersede
county road commission standards, and such standards shall be met,
where applicable.
(Ord. No. 178, art. VIII, § 3, 7-24-1990; Code 1992, § 13-158)
Secs. 26-234--26-250. Reserved.
DIVISION
9. FEES
Sec.
26-251. Initial fees.
At the time of the submittal of construction plans, specifications and
detailed estimates of costs of a proposed subdivision or project improvement,
the applicant shall pay to the village a fee equal to 1.25 percent of
the estimate of costs of the improvements or a minimum of $200.00. The
actual fee for review shall be borne by the applicant and will be on
the basis of actual costs incurred for outside consultants, plus the
administrative fee.
(Ord. No. 178, art. IX, § 1, 7-24-1990; Code 1992, § 13-176)
Sec.
26-252. Inspections.
(a) Prior to the construction of a subdivision or
project improvement, at least 24 hours prior to the commencement of
construction, the applicant shall deposit with the village manager a
percentage of the total contract price for inspections, in accordance
with the following schedule:
TABLE INSET:
| Contract
Amount |
Deposit
Requirement |
| Up
to $10,000.00 |
$1,000.00 |
| $10,000.00
to $50,000.00 |
11% |
| $50,000.00
to $100,000.00 |
9%,
but not less than $5,500.00 |
| $100,000.00
to $200,000.00 |
8%,
but not less than $9,000.00 |
| $200,000.00
to $300,000.00 |
7%,
but not less than $16,000.00 |
| $300,000.00
to $500,000.00 |
5.5%,
but not less than $17,000.00 |
| More
than $500,000.00 |
4.5% |
(b) The actual fee for inspection shall be borne by the applicant,
and shall be on the basis of actual costs incurred for outside consultants,
plus the administrative fee. Any unused amount on deposit following
inspection and approval shall be returned to the applicant.
(Ord. No. 178, art. IX, § 2, 7-24-1990; Code 1992, § 13-177)
Sec.
26-253. Additional charges.
The fees and charges specified in this division shall be in addition
to the fees and charges charged for debt service charges, connection
charges and other charges or fees imposed for sanitary sewer and water
supply.
(Ord. No. 178, art. IX, § 3, 7-24-1990; Code 1992, § 13-178)
Secs. 26-254--26-270. Reserved.
DIVISION
10. INSURANCE AND BONDS
Sec.
26-271. Insurance required.
Prior to construction of a subdivision or other project improvement,
the proprietor or contractor shall procure and maintain during the life
of any contract or agreement for such construction insurance protecting
the village and its officers and employees from any claim or damages,
real, personal or otherwise, in such amounts as established by resolution
of the village council.
(Ord. No. 178, art. X, § 1, 7-24-1990; Code 1992, § 13-196)
Sec.
26-272. Bond required.
Prior to acceptance of improvements by the village, a two-year maintenance
bond in an amount set by and acceptable to the village shall be posted
by the applicant/proprietor.
(Ord. No. 178, art. X, § 2, 7-24-1990; Code 1992, § 13-197)
Secs. 26-273--26-290. Reserved.
DIVISION
11. VARIANCES
Sec.
26-291. Authorization.
The village council may authorize a variation from the development design
standards set forth in this article when it determines that undue hardship
may result from strict compliance with such standards. In granting any
variation, the council shall prescribe other conditions that it deems
necessary or desirable for the public interest. No variation shall be
granted unless the village council finds:
(1) There are special circumstances or conditions affecting the
subdivision or project improvement such that a strict application of
the provisions of this article would deprive the applicant of reasonable
use of the property;
(2) The variation is necessary for the preservation and enjoyment
of the substantial property right of the applicant and is the minimum
variation required; and
(3) The granting of the variation will not be detrimental to the
public welfare or injurious to other property in the area in which the
property is situated.
(Ord. No. 178, art. XI, § 1, 7-24-1990; Code 1992, § 13-211)
Sec.
26-292. Applications.
Application for a variation shall be submitted, in writing, by the applicant
at the time the preliminary plans are submitted, stating fully and clearly
all facts relied upon and all reasons why the variation should be granted,
and shall be supplemented with maps, plans or other additional data
which may aid in the analysis of whether a variation is required. The
plans for such development shall include such covenants, restrictions
or other legal provisions necessary to guarantee the full achievement
of the plan. In acting upon the request for a variation, the village
council shall state the reasons for its decision.
(Ord. No. 178, art. XI, § 2, 7-24-1990; Code 1992, § 13-212)
|
