[Ord. No. 45,
§ 200, eff. 10-15-1973; Ord. No. 45-3, eff. 10-10-1986; Ord. No. 45-10, eff. 12-24-1998; Ord. No. 110-156, § 1(1.1), 6-16-2003]
(a)
Plans submitted shall be on twenty-four-inch by thirty-six-inch white
prints having blue or black lines, and shall be neatly and accurately
prepared. Judgment should be exercised in the design and layout and
presentation of proposed improvements.
(b)
For projects 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 and indicating the location of all improvements
shown on the detailed plans and a legal land description of the project,
together with a location sketch. Street names, lot lines, lot numbers,
parcel lines and county tax plate numbers shall be shown in all plans.
Superimposed on this general plan shall be spot elevations taken on
a fifty-foot grid of the project area including the area at least
200 feet around the perimeter of the project. Detail plans shall have
a scale of not less than one inch equals 50 feet horizontal and one
inch equals five feet vertical on profile sheets.
(c)
All proposed utilities shall be shown in the plan view. This includes
sanitary sewer, storm sewer, water main, gas, electric, telephone,
and cable television.
(d)
All sewers (storm and sanitary) shall be shown in plan and profile.
Profiles of sewers shall indicate the size, invert, slope, pipe material
and class of the sewer and shall indicate the existing ground and
proposed grade along the route of the sewer. All utility conflicts
shall be clearly labeled and identified in both plan and profile.
Conflicts shall include appropriate top and bottom utility elevations
with clearances shown.
(e)
In general, easements shall be calculated as two times depth of utility
plus two feet plus diameter of pipe with the minimum easement width
being 12 feet. Storm sewers in easements shall be kept at least three
feet away from side or rear parcel lines. Utilities shall generally
be centered in the easement unless prior approval to offset the utility
is received from the township engineer. Additional easement width
shall be granted if the township engineer determines it is necessary
to operate and maintain the utility.
(f)
Elevations shall be on N.G.V. datum. If in a street right-of-way,
the adjacent top of curb or edge of pavement grade (existing or proposed)
shall be shown on the profile. A minimum of three bench marks for
the work shall be indicated and described on each sheet of the plans
for sites up to 40 acres. For sites larger than 40 acres, three additional
benchmarks shall be provided for each additional forty-acre increment.
For sites with off-site work additional benchmarks shall be provided
as necessary.
(g)
No outside building grade for any building shall be lower than one
foot above the federally established one-hundred-year flood level.
The flood level shown on the FIRM for coastal floodplain areas shall
be revised to 579.9 as indicated in the 1989 U.S. Army Corps of Engineers,
"Flood Levels Report - Anchor Bay." Where no federally established
one-hundred-year flood level exists, then the grade shall be two feet
above the historical highest flood level. Finished grades of structures
shall be indicated on the plan or profile for all structures.
(h)
If the project is in an existing or proposed subdivision, a copy
of the plat shall be attached to the plans.
(i)
A soils report prepared by a geotechnical professional shall be submitted
to the township engineer at the time of plan submittal.
For subdivisions and condominium developments soil boring locations
shall be shown on the general plan at a minimum spacing of 500 feet
along proposed roads. Additional borings may be required for special
structures or detention areas. For private sites, the developer shall
submit a recommendation from a geotechnical professional as to the
number of borings necessary to define conditions for the site.
The soils report shall indicate the suitability of the soil
conditions for proposed improvements, including sanitary sewer, water
main, storm sewer, and basement construction. The soils report shall
also indicate any recommendations relative to construction of the
proposed improvements. Soil boring depths shall extend a minimum of
five feet below the proposed invert of sanitary sewers or the deepest
excavation (i.e. basement, detention pond, etc.).
(j)
Underground utilities shall be located as near as possible in the
street right-of-way in accordance with dimensions (in feet) measured
from the centerline of the pavement as shown in the following table:
|
Public Right-of-Way Width
(feet)
|
Sanitary Sewer
|
Storm Sewer
|
Gas Main
|
Water Main
|
Hydrants
|
|---|---|---|---|---|---|
|
60 (28 pavement with curbs)
|
36L
|
21L
|
18L
|
20R
|
22R
|
|
70 (36 pavement with curbs)
|
36L
|
26L
|
21L
|
24R
|
26R
|
|
86 (36 pavement with curbs)
|
36L
|
27L
|
21L
|
24R
|
26R
|
|
86 (44 pavement with curbs)
|
36L
|
28L
|
25L
|
28R
|
30R
|
|
100 (pavement with curbs)
|
42L
|
5L
|
35L
|
38R
|
40R
|
|
120 (64 pavement with curbs)
|
50
|
40
|
35R
|
40R
|
36R
|
|
Notes:
|
|
R means right of centerline of pavement (looking north or east).
|
|
L means left of centerline of pavement (looking north or east).
|
|
In some existing streets where one or more of the utilities
have been installed in a location other than described above, the
location of remaining proposed utilities require the approval of the
township engineer. Where, in the opinion of the department of public
works superintendent or the township engineer, these locations are
not desirable or possible, suitable adjustments may be made.
|
|
In developments which have private roads, location of underground
utilities is subject to the approval of the department of public works
superintendent or the township engineer.
|
|
In new subdivisions telephone, electric and cable television
(CATV) utilities shall be located in rear yards. No front yard installations
will be considered. In back-to-back yard relationships, storm sewer
shall be located three feet from the north or west property line and
telephone, electric and CATV shall be located three feet from the
south or east property line with minimum easement widths of 12 feet.
For side yard installations, telephone, electric and CATV shall be
located three feet from the south or east property line and storm
sewer shall be located three feet from the north or west property
lines, with minimum easement widths of 12 feet. When a rear or side
yard does not abut another lot, storm sewer shall be located 12 feet
from the property line and telephone, electric and CATV shall be located
six feet from the property line with a minimum easement width of 18
feet. Additional easement requirements may be determined necessary
by the township engineer.
|
(k)
Proposed developments with more than 65 lots must provide a secondary
road for ingress/egress.
(l)
All plans submitted shall bear the seal and signature of the licensed
professional engineer responsible for the design.
(m)
Complete project improvement plans shall be submitted prior to review
and approval of any portion thereof.
(n)
All affected utility companies shall be sent copies of the plans
for the proposed development.
(o)
Once plans have been approved by the township engineer, no alterations
thereof shall be made prior to resubmittal and reapproval of the plans.
The licensed professional engineer responsible for the design shall
provide written certification that the plans submitted have not been
altered.
(p)
It is the responsibility of the owner to supply the contractor with
drawings approved by the township engineer for use in the field during
construction. All plans used by contractors for construction shall
bear the approval stamp and signature of the township engineer.
(q)
The developer shall contact the township engineer in order to arrange
a preconstruction meeting. Ten days notice will be required to arrange
the meeting, and construction shall begin within two weeks of the
preconstruction meeting, or another meeting will be required. All
necessary approvals are required prior to scheduling a preconstruction
meeting, including approval of the final preliminary plat.
(r)
The developer shall provide a breakdown of construction costs for
the township and road commission utilities prior to the preconstruction
meeting, so that inspection fees may be calculated.
(s)
No footings for buildings shall be constructed until the sanitary
lead and water service has been extended into the proposed building
envelope, unless otherwise approved by the DPW superintendent, township
engineer, township building administrator and township fire chief.
(t)
As-builts are required for all projects. As-built survey will be
performed by the township engineer. One mylar copy of plans shall
be supplied to the township engineer. The township engineer will as-built
the surface grades for water, sanitary sewer, pavement and storm sewer
system. The developer shall make adjustments to all structures and
improvements which are not in conformance with the approved plan.
Tolerances shall be as specified on the current standard detail sheets.
Compliance shall be required prior to acceptance of the improvements
by the township. The cost of the as-built survey shall be 1% of construction
cost for all site work (exclusive of buildings) and shall be paid
by the developer prior to the start of construction.
(u)
Improvements and easements which are necessary to serve adjoining
property, as determined by the township engineer, shall be extended
entirely across the project at the project owner's expense.
(v)
Easements shall be provided when required by the township engineer.
The form used and attachments required shall be in accordance with
the township's current standard form and preparation guideline.
(w)
To facilitate maintenance of computerized township utility mapping,
all projects shall be required to provide engineering plans on an
AutoCAD file.
(x)
Stormwater collection system operation and maintenance shall be the
responsibility of the property owner(s) within the development for
which it is installed. This requirement(s) shall be binding and shall
run with the land. This shall include but not be limited to detention
facilities, storm sewers, surface drainage, sedimentation devices
and associated appurtenances. The developer shall establish a special
assessment district (SAD) or other mechanism (acceptable to the township)
to provide for the perpetual operation and maintenance of said stormwater
collection system. Failure to effect necessary repairs and improvements
in a timely manner shall result in the township DPW correcting the
system and receiving reimbursement through the established process.
