A.
It shall be unlawful for any person to change the
drainage pattern of any land by excavating, grading or filling without
first obtaining a permit for construction from the Village. Each site
shall be graded for the purpose of directing surface water run-off
to appropriate drainage water collection and disposal systems as is
necessary, and the same shall be done in a manner which will not cause
drainage water from the site to flow onto adjacent land nor obstruct
the flow of existing drainage from adjacent properties. Drainage water
collection and disposal systems shall be provided to collect surface
water run-off and/or building foundation drain groundwater seepage.
The drainage water collection system shall consist of enclosed storm
sewers and watercourses throughout the project. An extension of the
storm sewer system shall be provided to furnish an outlet for foundation
drain service pipes for each building. The collected drainage water
shall be conveyed to a point of disposal that shall be a public stormwater
drain.
B.
When, in the opinion of the Village Engineer and/or
the Macomb County Public Works Commissioner, there is inadequate drainage
water outlet capacity, and an adequate drainage water outlet cannot
be reasonably engineered and constructed, the developer shall install
an adequate detention basin with controlled outlet facilities to limit
the rate of flow of drainage water from his site. Final approval of
any plans which include a detention basin shall be conditioned upon
an operation and maintenance special assessment district agreement
with the Village. The following shall apply:
(1)
Detention basins on private developments, where ownership
will remain consolidated over an extended period of time, such as
industrial sites, shopping centers, apartment complexes, etc., shall
remain in private ownership, subject to Village review as to size,
design and proper operation. Maintenance and liability shall remain
with the property owner.
(2)
Detention basins serving predominantly single-family areas or platted subdivisions may be dedicated to the Village for ownership and maintenance, subject to the criteria established in Article V, § 235-21, and subject to case-by-case review and approval by the Planning Commission and the Village Council. Such development shall be required to file a standing stormwater facility operation and maintenance special assessment district agreement prior to final plat approval.
(3)
Sites for detention basins shall be shown on the preliminary
and final plats.
A.
All residential land developments, whether single-family
or multiple-family, shall be served by paved roadways, having a width
and type of pavement as indicated in Appendix C.[1]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
B.
All industrial developments shall be served by concrete
paved roads having a width of pavement as indicated in Appendix C.
Commercial and industrial developments shall be served by paved roadways.
Paving for commercial developments shall be of the type and width
as indicated in Appendix C.
C.
Commercial and industrial developments shall be served
by paved driveways and parking lots.
D.
Where any land development abuts or includes a proposed
collector street as indicated on the Master Thoroughfare Plan, or
where it is deemed essential by the Planning Commission or the Village
Council to provide for continuity to other parts of the public road
system through subject land development, the developer of such land
development shall be responsible for the installation of the collector
street or other local streets, with dedication of the right-of-way
to the use of the public for same.
E.
Where Chapter 515, Zoning, requires off-street parking, each ninety-degree parking space (or stall) shall be nine feet in width and 18 feet in length. Parking areas shall be paved with either a concrete pavement or a bituminous aggregate surface course. All paved areas shall have concrete curbs adjacent to sidewalks and landscaped areas. Moreover, parking lots shall be designed in accordance with standards contained in this chapter and/or as required in § 515-101 of Chapter 515, Zoning.
A.
All developments shall be serviced by a potable water supply and distribution system acceptable to the Village. A site plan or a preliminary subdivision plat submitted to the Village shall be accompanied by data describing the type of potable water supply and distribution system that is to be provided for the development. See § 235-23 for easement and design requirements.
B.
For all developments, the developer shall provide
a water main distribution system to service each proposed building
site. The water main distribution system shall be connected to the
Village water supply distribution system and conveyed to the Village
for operation and maintenance.
A.
All developments shall be serviced by a wastewater
collection and disposal system acceptable to the Village. A site plan
or a preliminary subdivision plat submitted to the Village shall be
accompanied by data describing the type of wastewater collection and
disposal system that is to be provided for the development.
B.
For all developments, the developer shall provide
sanitary sewers to service each proposed building site and shall connect
same to a public wastewater disposal system. Individual existing single-family
and duplex residential sites without access to public sanitary sewer
may extend the public sewer system and connect thereto, or may develop
an individual on-site treatment system. All wastewater disposal systems
shall be designed in a manner acceptable to the Village Engineer and
the Macomb County Health Department.
A.
Sidewalks shall be constructed completely across the
project where it abuts existing or proposed public streets, except
in existing residential subdivisions without sidewalks which are more
than fifty-percent developed and/or where the existing road right-of-way
is not wide enough to accommodate a sidewalk.
B.
In all projects, a sidewalk shall be provided within
the right-of-way on both sides of all existing or proposed streets
located within the project. The requirement for sidewalks on both
sides of a local street may be waived by the Planning Commission when
an acceptable and more imaginative alternative for pedestrian circulation
is proposed by the developer. The requirements of this section include
corner closures, interior and major road sidewalks.
C.
The outside edge of the five-foot-wide sidewalk will
normally be located one foot inside of the road right-of-way. For
mobile home parks and multiple-family projects with private street
systems, the walk may be located adjacent to the street pavement and
the width shall be determined so the walk will have a usable width
of three feet.
Unless a sanitary sewer or water main is not
yet installed where planned along a street, the developer shall plant
at least one tree (minimum one-inch diameter, six feet in height)
per lot or building site on each side of all Village streets except
Section Line roads. Street trees shall have a minimum spacing of 60
feet and a maximum spacing of 70 feet. The type of tree shall be determined
by the Village.
The developer shall provide for all local distribution
lines for telephone, electric, television, and/or other similar services
distributed by wire or cable to be placed underground entirely throughout
the area to be developed for residential use, except for main supply
and perimeter feed distribution lines which service areas outside
the development area, and except for surface facilities related to
underground service (such as aboveground closure or terminals), and
such wires, conduits, or cables shall be placed within private easements
which shall be provided to such service companies by the developer.
All such facilities shall be constructed in accordance with standards
of construction approved by the Michigan Public Service Commission.
After site plan approval or final preliminary subdivision approval by the Village Planning Commission, but before the issuance of building permits for buildings within the development, the developer shall provide the Village with a guarantee for the satisfactory completion of the required site improvements for his development. Such guarantee shall be in the form of cash, certified check, or in the form of an irrevocable letter of credit acceptable to the Village. The amount of the deposit shall be set by the Village Board based on the estimated construction cost of said improvements as determined by the Village Engineer. The Village shall release funds from the deposit as site improvements are completed and approved by the Village, in proportion to the amount of improvements satisfactorily completed; provided, however, that if the improvements required by §§ 235-13 and 235-14 are not completed, the builder of a home or homes on a lot or lots within the land development, prior to the issuance of occupancy permits, shall provide the Village with a cash bond guaranteeing satisfactory completion of the requirements of §§ 235-13 and 235-14, as amended. Occupancy permits shall not be issued until such improvements are installed or sufficient cash bonds are provided.
Plot plans are required by the Village as an
integral part of the permitting procedure for residential structures.
For new buildings or expanding of an existing building footprint exceeding
50% of the existing structure floor area, Village approval of both
building plans and a plot plan must be secured before a building permit
can be issued. These requirements must be met before a plot plan receives
approval. The following is not intended to be an exhaustive list of
requirements, but rather a set of guidelines.
A.
Topographical survey requirements.
(1)
For lots platted within five years of plot plan submittal,
no topographical survey is required unless a nonconformity to the
subdivision's approved grading plan or drainage plan has been demonstrated.
(2)
For all lots platted over five years prior to the
submittal of the plot plan, and all acreage/nonplatted parcels, full
topographic survey is required. Surveys require location and description
of all underground utilities; rims and inverts of all manholes, catch
basins and stop boxes; North arrow; property corners, irons, monuments
and fences; a fifty-foot grid of existing elevations, to 50 feet off-site
(including lot corners); elevations must be corrected to conform to
USGS/Village datum with the benchmark used being depicted on the plans;
existing structures with finished grade and finished floor elevations
of all structures on adjacent lots; all vegetation and trees on adjacent
lots and lot to be developed; and the public drainage course to which
the proposed lot will drain. This list is not intended to be all-inclusive.
B.
Legal description. A complete and accurate legal description
of the lot(s) to be developed must be included with the plan. The
plan drawing must include lot dimensions and bearings, easement, address,
lot number, name and ROW width of adjacent street(s) and setback dimensions.
C.
Grading and drainage.
(1)
A grading plan is required with all plot plan submittals
and must include the following information: proposed elevations at
all lot corners, alongside lot lines immediately adjacent to existing
and/or proposed structures, in swales and ditches at regular intervals
not to exceed 50 feet, at all proposed building corners and at corners
and center lines of septic fields. The plan must contain sufficient
information to detail the drainage of the lot. All site drainage must
be directed to a public drain. If no public drain is immediately available
or adjacent to the site, it will be the responsibility of the site's
developer to extend drainage to the site from an approved outlet.
When insufficient depth exists to service a site, it may be necessary
for the developer to deepen the existing drain to service the site.
(2)
Existing elevations at property lines shall be met
by new construction. In no case shall on-site drainage be directed
to an adjacent site or shall existing off-site drainage patterns be
interrupted.
(3)
Open drains will generally be permitted on site or
off site when existing off-site drains are not enclosed and extension
of drainage to the site is necessary. Slopes of swales on site shall
be 0.50% or greater.
(4)
Storm drains shall be designed to conform to § 235-21, Site grading and drainage water collection and disposal. On-site storm sewers, when servicing only the parcel being developed, are to be a minimum of six inches in diameter and are to be constructed of minimum schedule 40 PVC or SDR 23.5 ABS, or equal.
(5)
The minimum slopes shall be sufficient to provide
a velocity of 2.5 feet per second (fps) or greater. When servicing
more than one parcel, the pipe shall be a minimum of eight inches
in diameter and be constructed in a twelve-foot-wide easement dedicated
to the Village. A larger pipe may be necessary if the acreage being
drained by the pipe during a ten-year storm over the subject drainage
area exceeds the pipe capacity.
(6)
Catch basins are to be a minimum of two feet in diameter
and are to be constructed of manhole block or precast concrete. Rims
and grates are to be EJIW 1040 (or equal).
D.
Utilities.
(1)
Sanitary sewer. A six-inch-diameter sanitary sewer
lead shall be provided for each residence, leading to a sanitary sewer
or septic system. The lead shall have a minimum slope of 1% and shall
be constructed of a minimum schedule 40 PVC or SDR 23.5 ABS. No more
than one single-family residence shall utilize an individual lead.
(2)
Water. A minimum one-inch, type "K" copper water lead
shall be provided for each single-family residence accessing the Village's
water supply.
(3)
Storm sewer. A sump pump lead shall be provided for
each residential structure so equipped. The lead shall be a minimum
of three inches in diameter and be constructed of a minimum schedule
40 PVC or SDR 23.5 ABS. The lead must outlet to an approved public
drain.
(4)
All utility leads are to access the respective public
utility adjacent to the site to be developed. The crossing of lot
lines with lead extensions or the construction of "spaghetti" leads
is prohibited.
