(A) Permit required. As required in Ch. 154 of this code, no person shall commence or perform any clearing, grading, stripping, excavating or filling of land which meets the following provisions without having first obtained a site development permit from the Director, Community Development Department, for the city, except as provided therein.
(B) Application for permit.
(1) Application for a site development permit shall be made by the owner of the property or his or her authorized agent to the City Community Development Department on a form furnished for that purpose. Each application shall bear the name(s) and address(es) of the owner or developer of the site and of any consulting firm retained by the applicant, together with the name of the applicant’s principal contact at such firm, and shall be accompanied by a filing fee paid to the City Clerk at a rate or rates established by written order of resolution of the City Council. Each application shall include certification that any land clearing, construction or development involving the movement of earth shall be in accordance with the plans approved upon issuance of the permit.
(2) In making an application covered by this chapter, the applicant or the landowner desiring performance of or allowing the work consents to the city’s right to enter the site for the purpose of determining the adequacy of any plan, inspecting compliance with the approved plan or for performing any work necessary to bring the site into compliance with the approved plan.
(C) Submissions. Each application for a site development permit shall be accompanied by the following information, sealed by a professional engineer:
(1) A vicinity map in sufficient detail to enable easy location in the field of the site for which the permit is sought, and including the boundary line and approximate acreage of the site, existing zoning and a legend and scale;
(2) A development plan of the site showing:
(a) Existing topography of the site and adjacent land within approximately 100 feet of the boundaries, drawn at no greater than two-foot contour intervals (one-foot contours, if ground slope less than 3%) and clearly portraying the conformation and drainage pattern of the area. These are different requirements than mapping for the drainage planning submittal;
(b) The location of existing buildings, structures, utilities, streams, lakes, floodplains, wetlands and depressions, drainage facilities, vegetative cover, paved areas and other significant natural or human-made features on the site and adjacent land within 100 feet of the boundary;
(c) A general description of the predominant soil types on the site, their location and their limitations for the proposed use; and
(d) Proposed use of the site, including present development and planned utilization; areas of clearing, stripping, grading, excavation and filling; proposed contours, finished grades and street profiles; provisions for storm drainage, including storm sewers, swales, detention basins and any other measures to control the rate of runoff, with a drainage area map, indications of flow directions and computations; kinds and locations of utilities; and areas and acreages proposed to be paved, covered, sodded or seeded, vegetatively stabilized or left undisturbed.
(3) An erosion and sediment control plan showing all measures necessary to meet the objectives of this chapter throughout all phases of construction and permanently after completion of development of the site, including:
(a) Location and description, including standard details, of all sediment control measures and design specifics of sediment basins and traps, including outlet details;
(b) Location and description of all soil stabilization and erosion control measures, including seeding mixtures and rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, kind and quantity of mulching for both temporary and permanent vegetative control measures, and types of non-vegetative stabilization measures;
(c) Location and description of all runoff control measures, including diversions, waterways and outlets;
(d) Location and description of methods to prevent tracking of sediment off-site, including construction entrance details, as appropriate;
(e) Description of dust and traffic-control measures;
(f) Locations of stockpiles and description of stabilization methods;
(g) Description of off-site fill or borrow volumes, locations and methods of stabilization;
(h) Provisions for maintenance of control measures, including type and frequency of maintenance, easements and estimates of the cost of maintenance; and
(i) Identification (name, address, and telephone) of the person(s) or entity which will have legal responsibility for maintenance of erosion control structures and measures during development and after development is completed. The maintainers of permanent erosion control devices shall be identified as precisely as possible in the plan.
(4) The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas, and the sequence of installation of temporary sediment control measures (including perimeter controls), clearing and grading, installation of temporary soil stabilization measures, installation of storm drainage, paving streets and parking areas, final grading and the establishment of permanent vegetative cover, and the removal of temporary measures. It shall be the responsibility of the applicant to notify the Director or City Engineer of any significant changes which occur in the site development schedule after the initial erosion and sediment control plan has been approved. These submissions shall be prepared in accordance with the requirements of this chapter and the standards and requirements contained in the Illinois Urban Manual, dated December 2002 or more recent publication date. (The Illinois Urban Manual is a compilation and updating of the Standards and Specifications for Soil Erosion and Sediment Control (the Yellow Book) published by the Illinois Environmental Protection Agency and the Illinois Procedures and Standards for Urban Soil Erosion and Sedimentation Control (the Green Book) prepared by the Northeastern Illinois Soil Erosion and Sedimentation Control Steering Committee); and
(5) A completed notice of intent (NOI) to the Illinois Environmental Protection Agency (IEPA), the general permit application to discharge storm water due to construction site activities.
(D) Review and approval. Each application for a site development permit shall be reviewed and acted upon according to the following procedures.
(1) The Director will review each application for a site development permit to determine its conformance with the provisions of this chapter. The Director may also refer any application to the St. Clair or Madison County Soil and Water Conservation District and/or any other local government or public agency within whose jurisdiction the site is located for review and comment. Within 30 days after receiving an application, the Director shall, in writing:
(a) Approve the permit application if it is found to be in conformance with the provisions of this chapter, and issue the permit;
(b) Approve the permit application subject to such reasonable conditions as may be necessary to secure substantially the objectives of this chapter, and issue the permit subject to these conditions; or
(c) Disapprove the permit application, indicating the deficiencies and the procedure for submitting a revised application and/or submission.
(2) No site development permit shall be issued for an intended development site unless:
(a) The development, including, but not limited to, subdivisions and planned unit development, has been approved by the city where applicable;
(b) Such permit is accompanied by or combined with a valid building permit issued by the city;
(c) The proposed earth moving is coordinated with any overall development program previously approved by the city for the area in which the site is situated; and
(d) All relevant federal and state permits (i.e., for floodplains and wetlands) relevant to soil erosion and sediment control have been received for the portion of the site subject to soil disturbance.
(3) Failure of the Director to act on an original or revised application within 30 days of receipt shall authorize the applicant to proceed in accordance with the plans as filed unless such time is extended by agreement between the Director and the applicant. Pending preparation and approval of a revised plan, development activities shall be allowed to proceed in accordance with conditions established by the Director.
(E) Expiration of permit. Every site development permit shall expire and become null and void if the work authorized by such permit has not been commenced within 120 days, or is not completed by a date which shall be specified in the permit; except that, the Director may, if the permittee presents satisfactory evidence that unusual difficulties have prevented work being commenced or completed within the specified time limits, grant a reasonable extension of time if written application is made before the expiration date of the permit. The Director may require modification of the erosion control plan to prevent any increase in erosion or off-site sediment runoff resulting from any extension.
(Ord. 3319, passed 2-22-2005)