Construction within the city limits of a new or addition to a commercial/industrial site or a residential building containing more than two units requires the approval of a development plan by the City of Metropolis. The development plan review requires that a plan be submitted by an Illinois licensed design professional (professional engineer or architect). Two (2) complete sets sealed and signed by a design professional shall be submitted
The minimum review time for plan development review is seven (7) working days.
Minimum required plan information shall be as follows (unless certain items are waived by the city):
General:
1. All plans shall be signed and sealed by an Illinois licenses design professional.
Site Development Plans:
1. An owner certification with signature(s) as follows: “I (we) do hereby certify that I am (we are) the only owner(s) of the property shown herein, and do adopt this as my (our) development for the property.”
2. A city certification to be signed by the Mayor as follows: “I do hereby certify that this development plan meets the requirements set by the City of Metropolis and is approved.”
3. Plan sheets shall be a minimum of 11"x 17" drawn to an engineers scale not to exceed 1" = 40', unless otherwise granted.
4. Plans shall clearly show graphic scale, north arrow, the name and address of the owner, developer and plan preparer and the development address.
5. A vicinity sketch, oriented in the same direction as the design scheme.
6. Site Development Layout showing specific location and arrangement, with accurate dimensions, of the following:
a. Dimensions of lot boundaries, building setbacks, existing and/or proposed easements for utilities, drainage, access, or any other purpose (identify the type of easement and recording information).
b. Footprints of existing buildings/structures, proposed buildings/structures, porches, decks, patios, loading docks, etc.
c. Existing and proposed driveways, walkways, parking areas, loading/unloading zones, ramps, or any other site improvements.
7. Size, location, height, floor area, area arrangement and use of proposed and/or existing buildings and signs.
8. Location and type of proposed refuse collection container.
a. Dumpsters require a minimum of a 10' x 30' x 8" thick concrete pad (see Standard Drawing SD-06-003).
b. If enclosed, access door must be not less than 12' wide.
9. Proposed service routes, commercial and rail traffic routes. Indicate the type of traffic control devices if applicable.
The Storm Water Management Plan and support documentation shall be submitted with the site plan.
1. Site plan with the following additional information:
a. Pre-development and post-development conditions, such as buildings, structures, driveways, parking areas, impervious areas, etc.
b. Indicate existing and proposed contours and/or elevations of the site. Surface drainage flow lines shall be depicted. Identify all key spot elevations indicating peaks, valley, high points, flow line of gutter at entrance locations, edge of pavement adjoining the site, etc. Show any contributing drainage areas that may affect the site drainage pattern. This information is vital to the review process of the storm water management facilities.
c. Depict the proposed drainage network for this entire development, including surface drainage flow lines, drop box inlets/catch basins, all existing and proposed pipe sizes, type flow direction, open channels, and the proposed connection point to the City’s storm network.
d. Location, dimensions and design details required for the construction of all facilities.
e. Proposed location of storm water detention system and emergency spillways.
f. Location of property corners and other necessary reference markers placed on the property by a competent land surveyor.
2. All calculations, assumptions and criteria used in the design of the storm water management facilities.
3. A description of the operation and maintenance needs for the storm water management facilities.
4. All information relative to the design and operation of emergency spillways.
5. Project specifications relative to erosion and sedimentation control. Refer to the Illinois Environmental Protection Agency for design guidelines associated with erosion and sediment control.
6. Evidence of the recording of all privately owner storm water deed restrictions, easements, and rights-of-way.
7. Written certification to the City stating ownership, operation and maintenance responsibilities for all privately owned storm water management control structures during and after development.
8. The construction of all Storm Water Management Facilities must be certified to be constructed according to the approved plans by a licensed design professional prior to issuance of a building occupancy permit.
Amendments to approved development plans can be made only by the same procedure required for original submission. However, minor amendments which fully meet the requirements set forth hereinafter may be approved and certified by City Planning and Zoning without further action.
10. Lighting plan (include special provisions or details for developments located in or adjacent to residential districts).
11. Existing and proposed site utilities, depicting accurate locations of mains, service lines and utility connection points including but not limited to domestic water, fire mains or services, sanitary sewer, natural gas, electric and communications.
12. Areas of existing trees including those located along fence rows and drainage areas.
13. Screening, landscaping, buffering, recreational and other open space areas including notes on landscaping materials used.
14. Existing and proposed topography with contour intervals not greater than two (2) feet.
15. Storm drainage areas, floodplains, retention/detention areas and other designated environmentally sensitive or geologic hazard areas.
16. Soil erosion and sedimentation control plan to be approved by the City for project of one (1) or more acres. The Storm Water Pollution Prevention Plan (SWPP) shall be submitted to the City for review.
17. A Site Development Summary of all pertinent site data including:
a. Site address
b. Zoning district
c. Minimum yard requirements
d. Building summary including floor areas, building height, number of stories, lot coverage, building use
e. Parking summary including tabulations of parking requirements and provided parking
f. Flood plain and/or flood zone note.
Boundary survey:
1. Show a plat of a boundary survey prepared according to the Illinois Minimum Standards as set forth in Section 1270.56 of the Rules for the Administration of the Illinois Professional Land Surveyor Act of 1989. The plat survey shall be dated and signed and sealed by the Illinois Professional Land Surveyor.
Stormwater Management Plan:
If the development will have 10,000 square feet or more of impervious surface, a Storm Water Management Plan shall be prepared by and Illinois licensed design professional. The Storm Water Management Plan shall provide for properly sized storm water conveyance facilities capable of controlling increased runoff relative to its developed condition. Storm water management facilities shall be designed to retain the difference in the pre-development and post-development ten-year 24-hour storm event.
(Ord. 2006-16, passed 7-24-2006)