(A) Existing site map. A map of existing site conditions is required, showing the site and immediately adjacent areas including:
(1) The name and address of the applicant, the section, township and range, north point, date and scale of drawing and number of sheets;
(2) Location of the tract by an insert map at a scale sufficient to clearly identify the location of the property and giving the information as the streets and number of adjoining roads, railroads, utilities, subdivisions, towns, and districts or other landmarks;
(3) Existing topography with a contour interval appropriate to the topography of the land but in no case having a contour interval greater than 2 feet, using urban sea level as a base;
(4) A delineation of all streams, rivers, public waters, and wetlands located on and immediately adjacent to the site, including depth of water, a description of all vegetation which may be found in the water, a statement of general water quality, and any classification given to the water body or wetlands by the State Department of Natural Resources, the State Pollution Control Agency, and/or United States Corp of Engineers;
(5) Delineation of ordinary high water mark of lakes and protected wetlands;
(6) Location and dimensions of existing stormwater drainage systems and natural drainage patterns on and immediately adjacent to the site delineating in which direction and at what rate stormwater is conveyed from the site, identifying and receiving stream, river, public water or wetland and setting forth those areas of the unaltered site where stormwater collects.
(7) A description of the soils of the site, including a map indicating soil types of areas to be disturbed as well as a soil report containing information on the suitability of the soils for the type of development proposed and for the type of sewage disposal proposed and describing any remedial steps to be taken by the developer to render the soils suitable;
(8) Vegetative cover and clearly delineating any vegetation proposed for removal; and
(9) One hundred-year floodplains, flood fringes, and floodways.
(B) Site construction plan. A site construction plan must contain the following information:
(1) Location and dimension of all proposed land disturbing activities and any phasing of those activities;
(2) Locations and dimensions of all temporary soils or dirt stockpiles;
(3) Location and dimension of all construction site erosion control measures necessary to meet the requirements of this chapter;
(4) Schedule of the starting and completion date of each land disturbing activity including the installation of construction site erosion control measures for each phase; and
(5) Provisions for maintenance of the construction site erosion control measures during construction.
(C) Plan of final site conditions. A plan of final site conditions on the same scale as the existing site map is required, showing the site changes including:
(1) Finished grading shown at contours at the same interval as provided on the existing site map indicating the relationship of proposed changes to existing topography and remaining features;
(2) A landscape plan, drawn to an appropriate scale, including dimensions and distances and the location, type, size, and description of all proposed landscape materials that will be added to the site as part of the development;
(3) A drainage plan of the developed site delineating the direction and rate of stormwater from the site and the areas of where stormwater will be allowed to collect;
(4) The size, alignment, and intended use of any structures to be erected on the site;
(5) A delineation and tabulation of all areas which shall be paved or surfaced, including a description of the surfacing material to be used; and
(6) Any other information necessary for the review of the project plan.
(D) Process. Stormwater management plans meeting the requirements hereof must be submitted by the City Engineer to the Planning Commission for review in accordance with the standards in this section. Within 60 days after receiving an application containing all of the required information, the City Engineer shall either grant or deny the plan. The decision of the City Engineer may be appealed.
(E) Duration. Plan approval will expire 1 year after date of approval unless construction has commenced in accordance with the plan. However, if prior to the expiration of the approval, the applicant makes a written request to the Zoning Administrator for an extension of time to commence construction setting forth the reasons for the requested extension, the City Council may grant 1 extension of not greater than one year. Receipt of any request for extension shall be acknowledged by the Zoning Administrator within 15 days. The City Council shall make a decision on the extension within 30 days of receipt. Any plan may be revised in the same manner as originally approved.
(F) Conditions. A stormwater management plan may be approved subject to compliance with conditions reasonable and necessary to insure that the requirements of this chapter are met. Conditions may limit the size, kind, or character of the proposed development, require the construction of structures, drainage facilities, storage basins and other facilities, require replacement of vegetation, establish required monitoring procedures, stage the work over time, require alteration of the site design to insure buffering and require the conveyance to the city or other public entity of necessary lands or easements.
(G) Performance bond.
(1) An irrevocable letter of credit or other form of security shall be requested to cover the amount of the established cost of complying with the conditions in an amount of no less than $3,000 per gross acre or $1,500 for each single or twin family home or equivalent, whichever is greater and as calculated by the City Engineer. The bond must guarantee completion and compliance with conditions within a specific time and may be extended in accordance with this section. This security must be available prior to commencing the project.
(2) The city may request a greater financial security, if the city considers that the development site is especially prone to erosion or the resource to be protected especially valuable.
(3) If, at anytime during the course of the work, this amount falls below 50% of the required deposit, the developer shall make another deposit in the amount necessary to restore the deposit to the required amount.
(4) If the developer does not bring the financial security back up to the required amount within 7 days after notification by the city that the amount has fallen below 50% of the required amount, the city may:
(a) Withhold the scheduling of inspections and/or the issuance of a certificate of occupancy; and/or
(b) Revoke any permit issued by the city to the applicant for the site in question and any other of the applicant’s sites within the city’s jurisdiction.
(5) When more than half of the development’s exposed soil area achieves final stabilization, the city can reduce the total required amount of the financial security by half, if recommended by the City Engineer.
(6) The city may act against the financial security if any of the conditions listed below exist. The city shall use funds from this security to finance remedial work undertaken by the city or a private contractor under contract to the city and to reimburse the city for all direct cost incurred in the process of remedial work including, but not limited to staff time and attorney’s fees.
(a) The developer ceases land disturbing activities and/or filling and abandons the work site prior to completion of the grading plan;
(b) The developer fails to conform to the grading plan and/or the stormwater pollution control plan as approved by the city;
(c) The techniques utilized under the stormwater pollution control plan fail within 1 year of installation; or
(d) The developer fails to reimburse the city for corrective action taken hereunder.
(7) Any unspent amount of the financial security deposited with the city for faithful performance of the stormwater pollution control plan and any stormwater and pollution control plan related remedial work must be released 1 full year after the completion of the installation of all stormwater pollution control measures as shown on the grading and/or the stormwater pollution control plan and establishment of final stabilization.
(H) Fees. All applications for a stormwater management plan approval must be accompanied by a processing and approval fee as determined by ordinance of the City Council an escrow account may be required by the zoning administration to pay for actual engineering costs incurred by the City Engineer.
(Ord. 2011-06-07A, passed 6-7-2011)