SITE PLAN REQUIREMENTS City of Sterling Heights Office of Engineering GENERAL

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1 SITE PLAN REQUIREMENTS City of Sterling Heights Office of Engineering GENERAL The following is intended as an outline for site plans which are to be submitted to the City of Sterling Heights Office of Engineering for review and approval. Before the Office of Engineering proceeds with review of a site plan, it must have "Preliminary Site Plan Approval" from the Office of Planning. Complete engineering plans are required for review. Site plan approvals are valid for a period of one year. If construction has not proceeded within one year from the date of "Final Site Plan Approval", the plan shall be resubmitted for review and revised, if necessary, to conform to current standards. The City of Sterling Heights requires that all necessary site utilities be constructed and accepted prior to issuance of a building permit for multiple residential construction. This includes proper paving or access for fire protection during building construction. The Office of Engineering will forward the site plan to all departments or agencies having jurisdiction or requirements relating to the proposed development. Comments received by the department will be incorporated into the engineering review procedure. This does not relieve the developer from obtaining the required final approvals and permits from regulatory agencies prior to the start of construction. Final site plan approval from the Office of Engineering and Office of Planning is required prior to issuance of a building permit. We will meet with consultants or developers in regards to any particular site. Please call (586) in advance to arrange a mutually convenient time. A. General Requirements 1. All site plans must include the following: a. General location map in same orientation as the site plan. b. Legal description of the property. c. All existing and any proposed public utilities. d. Existing and ultimate right-of-way lines. e. A quantity list for all site improvements. f. Boundary and off site topographical information indicated under "Survey" (see next page). 1

2 A. General Requirements (Continued) B. Survey g. North arrow scale. h. Benchmark - City of Sterling Heights datum required. 2. Plans for sites of one acre, or less, must be to a scale of 1"-20' or 1"-30'. Larger sites, generally more than three acres, may be to a scale of 1"-40' or 1"-50'. Profiles must have a vertical scale of 1'-5'. Scales other than those listed above will not generally be allowed. 3. North must be oriented to the upper left quadrant of the plan. 4. All plans must be on standard size sheets: 24" x 36", 18" x 24", 12" x 18", or 8 1/2" x 11". 5. Plans must be prepared and sealed by a Professional Engineer or Architect licensed to practice in the State of Michigan. 6. A detailed estimate of cost of all public improvements must be submitted with the plans. 1. A complete topographical and property survey must be submitted with the site plan. The survey shall cover a minimum of 100 feet off site and the opposite sides of any abutting streets. Existing elevations on a 50' cross section (minimum) and locations of the following shall be included: a. Centerline and edges (or curb and gutter) of street pavements. b. Catch basins, manholes, gatewells, hydrants, upstream and downstream culverts and ditches - including top casting and inverts. c. Buildings, parking lots, drives, walks, etc. 2. Property lines must be indicated by distances and bearings or angles. 3. The survey must be sealed by a Registered Land Surveyor. C. Grading and Site Paving 1. Sufficient proposed elevations (top of curb, gutter, sidewalk, buildings, etc.) must be shown on the plan. Proposed elevations must be underlined or boxed-in to differentiate from existing grades. 2. Maintain minimum 0.5% pavement grades on concrete and 1.0% on asphalt. 2

3 C. Grading and Site Paving (Continued) 3. The proposed grading should meet, or be lower than, abutting elevations. Retaining walls are generally undesirable but may be necessary where grade differentials are unavoidable. 4. Where run-off from abutting areas flows onto the site prior to development, provisions must be made for this run-off in the on site storm design. Blocking of off site run-off will not be permitted. 5. Development in floodplain areas must be in conformance with the Zoning Ordinance. Filling of floodplain areas is prohibited unless the impoundment capacity is maintained through compensating excavation. Filling and/or development within the floodplains of natural drainage courses must also conform to the regulations of the Water Resources Commission where applicable. 6. A typical on site pavement cross section shall be shown on the plans. The pavement shall be designed to maintain the anticipated loads. The minimum thicknesses allowed are as follows: Concrete - 6" Asphalt - 4" on 6" gravel base NOTE: For multiple family developments - minimum drive pavement cross-section of 28 feet (back of curb to back of curb) shall be provided and a minimum 7" concrete pavement shall be installed unless a detailed asphalt paving design is prepared by the owner's engineer and submitted to and approved by the City Engineer. The minimum asphalt paving design allowed shall be 4" asphalt on 6" gravel base. For cluster developments all private streets shall conform to the cross-section requirements for local public street 28' back of curb to back of curb) and conform to the construction standards outlined above for multiple family developments. For site condominiums all private streets shall conform to the improvement design standards as specified in the Subdivision Regulations and Engineering Design Standards for Public Streets, with the exception of the Right-of-Way Requirements. 7. Pavement under drains, connecting to a catch basin, shall be provided at all low points. 3

4 D. Street Improvements 1. Sidewalks are required along dedicated streets, except in the Industrial Corridor. Sidewalks are five feet wide, one foot off the property line, and in thicknesses as required by City ordinances. Sidewalks shall generally extend through driveways without steps. Sidewalk ramps must be provided for the handicapped in accordance with Public Act # Two-way entrance drives must be minimum of 26 feet wide and a maximum of 30 feet wide. One-way drives, when permitted, must be a minimum of 20 feet wide. Radii must be a minimum of 20 feet and cannot extend beyond the property line projected. Drive approaches shall conform to Michigan Department of Transportation Standard Detail II-29 (Detail M). 3. On major roads where existing pavement is not ultimate width, widening lanes across the entire frontage are required to the ultimate pavement width (generally 58 feet on mile roads and 47 feet on other roads). For acceleration and deceleration, provide 50 to 100 foot tapers back to existing pavement edge. Concrete curb and gutter is required. Pavement within the public right-of-way shall generally be deep strength asphalt (6" Michigan Department of Transportation 4:11 (20A) Base and 2" Michigan Department of Transportation 4:12 Type M Surface). Pavement improvements within the public right-of-way are public facilities. 4. Concrete curb and gutter shall be used with asphalt widening where required. Michigan Department of Transportation II-30B detail C4 shall be used. 5. A passing lane, on the opposite side of the road, may be required for sites that generate high traffic volumes. 6. The following agencies have jurisdiction over the roads indicated. Approval and a permit from the agency must be obtained prior to the start of construction: a. Road Commission of Macomb County 14 Mile Road Metropolitan Parkway (16 Mile Road) 18 Mile Road Mound Road Van Dyke (M-53) from 18 1/2 Mile Road to N. City Limits Schoenherr Road Moravian Road from Schoenherr to Hayes Utica Road from Hayes to Van Dyke Hayes Road b. Michigan Department of Transportation Van Dyke (M-53) from 14 Mile to 18 1/2 Mile M-53 Bypass Hall Road (M-59) 4

5 6. (Continued) c. Road Commission of Oakland County Dequindre d. City of Sterling Heights All other public streets 7. When applicable, City "Paving Notes" shall be on the plan. 8. The following grade limits should generally be followed: Top of Curb to Sidewalks - 2% to 4% Pavement widening cross-slope - 1.5% to 6% Gutter (longitudinal) - 0.4% to 6% E. Storm Sewers 1. Storm sewers are required to intercept storm run-off on site and carry it off site to the appropriate storm sewer or drain in accordance with the Master Drain Plan. Off site improvement may be necessary. 2. Storm sewer sizes (minimum 8 inches) shall be determined by the rational method: Q=CIA Q = C = I = T = A = Run-off (cubic feet per second) Run-off Coefficient: Commercial and Industrial Apartments Residential Intensity (inches per hour = 175/(T+25) Time (minutes - maximum initial 20 minutes) Area (inches) Submit storm drainage district map and design calculations for sites larger than one acre; a standard design form is available. 3. Minimum allowable velocity is 2.5 feet per second and a maximum 10 feet per second. The hydraulic gradient must generally be maintained within the pipe. 4. The class of concrete pipe to be used must be specified and capable of carrying the anticipated loads. Generally there should be a minimum of 2.0 feet between the top of pipe and the bottom of pavement. 5

6 E. Storm Sewers (Continued) 5. On site storm sewers must provide for the ultimate run-off from upstream areas when the existing run-off flows onto the site. Storm sewers that service upstream areas or public streets will be public facilities. 6. Storm sewers must conform to the Master Drain Plan. 7. Ditches must be enclosed from property line to property line. Sizes will generally be determined by on site requirements (if on site storm sewer discharges into ditch) and existing culverts, both upstream and downstream. The minimum allowable size is 12 inch diameter. Catch basins must generally be provided at 300 feet (maximum) intervals. 8. If the existing storm outlet is inadequate, on site retention must be provided. Generally, the retention must provide capacity equivalent to 2 inches over the entire developed site and restrict the outflow to 0.1 cfs per acre. a. Sites two acres or less Retention may be accomplished by using restricted catch basin covers (EJIW #5080 twohole or equal) in paved areas. Submit storage and flow calculations. b. Sites larger than two acres A retention basin will generally be required in accordance with the "Standard Details". A "Retention Basin Agreement" must be executed and approved by City Council prior to final approval of the plans. 9. If County drains are involved, approval and a permit must be obtained from the Macomb County Public Works Office prior to construction. 10. When applicable, City "Storm Sewer Notes" shall be on the plan. 11. Connections to public storm sewers will generally be made at manholes. The minimum size connecting pipe is 12 inch diameter. The first structure upstream must be 4 feet diameter and have a 2 foot sump. 12. Floor drains may not be connected to the storm system. 13. The Department of Public Works and the Office of Engineering will inspect all completed storm systems prior to final release by the Office of Building Services. F. Sanitary Sewers 1. All sanitary sewers must conform to the Master Sewer Plan. 6

7 F. Sanitary Sewers (Continued) 2. On site or off site sanitary sewer extension (10 inch minimum) may be required. Leads under major (mile) roads are not generally allowed. When more than one user (lead) is involved, a public sanitary sewer must be available or constructed. 3. All sanitary sewer extensions must have a Michigan Department of Natural Resources construction permit. After approval by this office, submit ten (10) copies of the sanitary sewer plans (plan, profile and Sterling Heights "Standard Details") for forwarding to the appropriate agencies. All sanitary sewer plans must be sealed by a Registered Professional Engineer. 4. All sanitary sewers are public facilities. City "Sanitary Sewer Notes" shall be on the plans. 5. If sanitary sewers are not available, a copy of a Macomb County Health Department septic tank permit must be forwarded to this office. 6. Individual sewage treatment facilities or holding tanks are not allowed. G. Water Mains 1. All water mains must conform to the Master Water Plan. 2. On site water main extensions must provide the following minimum fire flows: a. Apartments and Commercial - 4,000 gpm b. Industrial - 6,000 gpm 3. Hydrants must be provided as follows: a. Within 150 feet of every point on a building. b. Generally no closer than 50 feet to a permanent structure. c. Within 20 feet unobstructed, of a drive. Ten feet wide 6 inch thick walkways may be required for access. d. Protected by guard posts (per standard detail) or 6 inch high curb no closer than 5 feet from hydrant. e. No parking or trash receptacles within 15 feet. 4. All water mains and hydrants are public facilities. City "Water Main Notes" shall be on the plans. 7

8 G. Water Mains (Continued) 5. All water main extensions must have a Michigan Department of Public Health construction permit. After approval by this office, submit nine (9) copies of the plans including Sterling Heights "Standard Details" for forwarding to the appropriate agencies. 6. Water main extensions shall generally provide a "looped" system. The minimum size is 8 inch diameter. Hydrant leads, 6" diameter, shall not exceed 100 feet in length. Service taps are not allowed for water mains of less than 8 inch diameter or more than 16 inch diameter. 7. Service taps, shut-off valve, and service line extensions to the property or easement line shall be made by the City of Sterling Heights Office of Public Works for all service connections 2 1/2" and smaller. H. Easements and Right-of-Way 1. Easements (minimum 12 feet wide and centered on the utility) must be dedicated for all public facilities prior to the final site plan approval. Dedications shall be on City standard forms. Utility easements may be described by an attached exhibit. The easements will not be recorded until the utility construction is completed. If the as-built location is different from plan location, revised dedications must be submitted. 2. On public roads, dedication of the ultimate right-of-way may be made. 3. Proof of ownership must be submitted with all dedications. 4. Dedications - If property is owned by: a. Individual - Both husband and wife must sign. b. Partnership - All partners must sign. c. Corporation - Signatories as authorized by Corporation. On land contracts vendor and vendee must sign. The following information is required on all dedications: a. Date of execution b. Name and address of grantor(s) c. Two witnesses. 8

9 H. Easements and Right-of-Way (Continued) I. Inspection J. Fees d. Legal description of easement/right-of-way e. Notarization All signatures must be accompanied by typed or printed names as well. Standard forms are available at the Office of Engineering 1. All construction within City right-of-way and public facilities will be inspected by the Office of Engineering. Public sidewalk construction requires a permit and inspection by the Office of Building Services. 2. Full time inspection is required during construction of public facilities. A 48 hour notice is required for inspection. The contractor must notify the Office of Engineering to request a final inspection. All public facilities must be completed and accepted by the Office of Engineering prior to issuance of an occupancy permit by the Office of Building Services. 3. "As-built" reproducible mylar drawings shall be submitted to the Office of Engineering 4. A two-year maintenance bond, in the amount of 25% of the contract cost, shall be submitted to the City prior to acceptance of public facilities. 1. Contact the following departments for the fees indicated: Planning - review Public Works - water and sewer (Ordinance No. 182) 2 The Engineering Review Fee for site plans shall be collected by the Office of Planning at the time plans are submitted with the exception of review fees for site improvements which must be submitted prior to plan approval by the Office of Engineering. Review fees shall be collected for all sites unless otherwise prohibited by law. a. Plan review - $ minimum plus $30.00 per acre for each additional acre or fraction thereof over the first acre. b. 1.3% of the estimated cost of all site improvements. A detailed estimate must be submitted for use in this regard. 9

10 J. Fees (Continued) The above fees will cover all cost necessary to review the site plan two times. All additional review time shall be charges at the rate of payroll plus 175%. Funds shall be deposited to defray the cost of additional review time prior to approval of the plans. 3. The Office of Engineering will assign a building number for each occupancy indicated on the plan. A fee of $9.00 per number must be paid prior to final Engineering Department approval. Any additional occupancies must have numbers assigned and fee paid prior to actual occupancy. A reproducible drawing must be submitted for use in assigning addresses to multiple occupancy sites. 4. Prior to the start of construction (as defined in 1. above), an inspection escrow deposit must be made to cover anticipated inspection costs. Inspection costs incurred will be charged to the account. Unused monies will be refunded after acceptance. Deficits will be billed and the additional deposits must be submitted promptly. 5. Fees for soil erosion and sedimentation control plan review, field inspection, and bond requirements must be paid in accordance with the following fee schedule: PERMITS/PLAN REVIEW Minimum Fee - $ /4 of 1% of earth disrupting costs of first $500, /8 of 1% of earth disrupting costs in excess of $500, Underground private utilities $.03 per foot Earth disrupting costs include installation of sanitary sewer, storm sewer, water mains, paving, parking lots, grading, stripping, site preparation, and access roads. FIELD INSPECTION Inspection charges shall be payroll plus 175% for all work other than installation of private utilities. Utilities - $.05 per foot. Inspection deposits shall be made in full prior to commencement of work in accordance with the following schedule: 10

11 FIELD INSPECTION (Continued) MINIMUM MAXIMUM 0-9,999 $ $ ,000-49,999 $ % of each $1,000 over $10, $ ,000-99,999 $ % of each $1,000 over $50, $1, , ,999 $1,000 +1/2 of 1% of each $1,000 over $100,000 $1, ,000 - up $1,800 +1/4 of 1% of each $1,000 over $300,000 $4,000 Examples A) $ 40,000 - $ % ($ 30,000) = $ 650 deposit B) $ 80,000 - $ % ($ 30,000) = $1,050 Use $1,000 C) $200,000 - $1, % ($100,000) = $1,500 D) $600,000 - $1, % ($300,000) = $2,550 K. Soil Erosion and Sedimentation Control 1. All site plans shall include soil erosion and sedimentation control measures in conformance with the Soil Erosion and Sedimentation Act (P.A. 347 of 1972) and all current rules promulgated by the Michigan Water Resources Commission, and the "Standards and Specifications for Soil Erosion and Sedimentation Control" published by the Macomb County Soil Conservation District, and the City of Sterling Heights Ordinance No All earth changes shall be designed, constructed and completed in such a manner to limit the exposed area of disturbed land for the shortest possible period of time. 3. Any temporary or permanent facility designed and constructed for the conveyance of water around, through, or from the earth change area should be designed to limit flow to a non-erosive velocity. 4. The Soil Erosion and Sedimentation Control plan must show the following: a. A timing schedule indicating the anticipated starting and completion dates of the development sequence and the time of exposure of each area prior to the implementation of effective Soil Erosion and Sedimentation Control measures. b. A certified statement of the quantity of excavation and fill involved. 11

12 4. (Continued) c. Location of any structure or natural feature on the site or within fifty feet (50') of the site. d. Elevations, dimensions, location, extent and slope of any proposed grading including building and driveway grades. e. The estimated total cost of the required temporary and permanent soil erosion and sedimentation control measures. f. Plans of all drainage provisions, retaining walls, cribbing, planting, anti-erosion devices or any other temporary or permanent soil erosion and sedimentation control measures to be constructed in connection with, or as a part of, the proposed work. 5. Any other information or date as may be required by the City Engineer, such as a soil investigation report. 6. All modifications of the approved soil erosion and sedimentation control plan must be submitted and approved by the City Engineer. 7. An application for Permit must be submitted along with four (4) prints of the soil erosion and sedimentation control plan for review by the Office of Engineering. 12