(a) Permit Application Requirements. No owner or developer shall perform any land development activities without first meeting the requirements of this chapter prior to commencing the proposed activity. Unless specifically exempted by this chapter, any owner or developer proposing a land development activity shall submit to the City of Urbana a permit application on a form provided by the City of Urbana for that purpose. Unless otherwise exempted by this chapter, a permit application shall be accompanied by the following items in order to be considered:
(1) Stormwater concept plan and consultation meeting certification in accordance with subsection (b) hereof;
(2) Stormwater management plan in accordance with subsection (c) hereof;
(3) Inspection and maintenance agreement in accordance with subsection (d) hereof, if applicable;
(4) Performance bond in accordance with subsection (e) hereof, if applicable; and,
(5) Permit application and plan review fees in accordance with subsection (f) hereof.
(b) Stormwater Concept Plan and Consultation Meeting.
(1) Before any stormwater management permit application is submitted, the land owner or developer shall meet with the City of Urbana for a consultation meeting on a concept plan for the stormwater management system to be utilized in the proposed land development project. This consultation meeting shall take place at the time of the preliminary plan of subdivision or other early step in the development process. The purpose of this meeting is to discuss the post-development stormwater management measures necessary for the proposed project, as well as to discuss and assess constraints, opportunities and potential ideas for stormwater management designs before the formal site design engineering is commenced.
(2) To accomplish this goal the following information shall be included in the concept plan which shall be submitted a minimum of one week prior to the meeting:
A. Existing Conditions/Proposed Site Plans. Existing conditions and proposed site layout sketch plans, which illustrate at a minimum: existing and proposed topography; perennial and intermittent streams; mapping of predominant soils from soil surveys; boundaries of existing predominant vegetation and proposed limits of clearing and grading; and location of existing and proposed roads, buildings, parking areas and other impervious surfaces.
B. Natural Resources Inventory. A written or graphic inventory of the natural resources at the site and surrounding area as it exists prior to the commencement of the project. This description should include a discussion of soil conditions, forest cover, topography, wetlands,
and other native vegetative areas on the site, as well as the location and boundaries of other natural feature protection and conservation areas such as wetlands, lakes, ponds, floodplains, stream buffers and other setbacks (e.g., drinking water well setbacks, septic setbacks, etc.). Particular attention should be paid to environmentally sensitive features that provide particular opportunities or constraints for development.
C. Stormwater Management System Concept Plan. A written or graphic concept plan of the proposed post-development stormwater management system including: preliminary selection and location of proposed structural storm water controls; location of existing and proposed conveyance systems such as grass channels, swales, and storm drains; flow paths; location of floodplain/floodway limits; relationship of site to upstream and downstream prope1iies and drainages; and preliminary location of proposed stream channel modifications, such as bridge or culvert crossings.
(c) Stormwater Management Plan Requirements.
(1) The stormwater management plan shall detail how post-development stormwater runoff will be controlled or managed and how the proposed project will meet the requirements of this chapter, including the performance criteria set forth in Section 1183.04
.
(2) This plan shall be in accordance with the criteria established in this section and be prepared under the direct supervisory control of either a registered Professional Engineer or a registered Landscape Architect licensed in the State of Ohio, subsections (c)(3)C., D., E., and F. shall be prepared under the direct supervisory control of a registered Professional Engineer, who shall seal and sign the work. Portions of the overall plan may be prepared and stamped by a registered Land Surveyor licensed in the State of Ohio as appropriate, such as boundary surveys, contour maps, erosion and sedimentation control plans.
(3) The stormwater management plan must ensure that the requirements and criteria in this chapter are being complied with and that opportunities are being taken to minimize adverse development and post-development storm water runoff impacts from the development. The plan shall consist of maps, narrative, and supporting design calculations (hydrologic and hydraulic) for the proposed stormwater management system. The plan shall include all of the information required in the Stormwater Management Site Plan checklist found in the stormwater design manual. This includes:
A. Common address and legal description of site.
B. Vicinity Map.
C. Existing Conditions Hydrologic Analysis. The existing condition hydrologic analysis for storm water runoff rates, volumes, and velocities, which shall include: a topographic map of existing site conditions with the drainage basin boundaries indicated; acreage, soil types and land cover of areas for each sub-basin affected by the project; all perennial and intermittent streams and other surface water features; all existing storm water conveyances and structural control facilities; direction of flow and exits from the site; analysis of runoff provided by off-site areas upstream of the project site; and
methodologies, assumptions, site parameters and supporting design calculations used in analyzing the existing conditions site hydrology. For redevelopment sites, predevelopment conditions shall be modeled using the established guidelines for the portion of the site undergoing land development activities.
D. Post-Development Hydrologic Analysis. The post-development hydrologic analysis for storm water runoff rates, volumes, and velocities, which shall include: a topographic map of developed site conditions with the post-development drainage basin boundaries indicated; total area of post-development impervious surfaces and other land cover areas for each sub-basin affected by the project; calculations for determining the runoff volumes that need to be addressed for each subbasin for the development project to meet the post-development stormwater management performance criteria in Section 1183.04
; location and boundaries of proposed natural feature protection and conservation areas; documentation and calculations for any applicable site design credits that are being utilized; methodologies, assumptions, site parameters and supporting design calculations used in analyzing the existing conditions site hydrology. If the land development activity on a redevelopment site constitutes more than fifty percent (50%) of the site area for the entire site, then the performance criteria in Section 1183.04
must be met for the storm water runoff from the entire site.
E. Stormwater Management System. The description, scaled drawings and design calculations for the proposed post-development stormwater management system, which shall include: A map and/or drawing or sketch of the stormwater management facilities, including the location of nonstructural site design features and the placement of existing and proposed structural stormwater controls, including design water surface elevations, storage volumes available from zero to maximum head, location of inlet and outlets, location of bypass and discharge systems, and all orifice/restrictor sizes; a narrative describing how the selected structural stormwater controls will be appropriate and effective; cross-section and profile drawings and design details for each of the structural storm water controls in the system, including supporting calculations to show that the facility is designed according to the applicable design criteria; a hydrologic and hydraulic analysis of the stormwater management system for all applicable design storms (including stage-storage or outlet rating curves, and inflow and outflow hydrographs); documentation and supporting calculations to show that the stormwater management system adequately meets the post-development stormwater management performance criteria in Section 1183.04
; drawings, design calculations, elevations and hydraulic grade lines for all existing and proposed stormwater conveyance elements including stormwater drains, pipes, culverts, catch basins, channels, swales and areas of overland flow; and where applicable, a narrative describing how the stormwater management system corresponds with any watershed protection plans and/or local greenspace protection plan.
F. Post-Development Downstream Analysis. A downstream peak flow analysis which includes the assumptions, results and supporting calculations to show safe passage of post-development design flows downstream. The analysis of downstream conditions in the report shall address each and every point or area along the project site's boundaries at which runoff will exit the property. The analysis shall focus on the portion of the drainage channel or watercourse immediately downstream from the project. This area shall extend downstream from the project to a point in the drainage basin where the project area is ten percent (10%) of the total basin area. In calculating runoff volumes and discharge rates, consideration may need to be given to any planned future upstream land use changes. The analysis shall be in accordance with the stormwater design manual.
G. Construction-Phase Erosion and Sedimentation Control Plan. An erosion and sedimentation control plan for construction activities will be required. The plan shall include information on the sequence/phasing of construction and temporary stabilization measures and temporary structures that will be converted into permanent stormwater controls.
H. Landscaping and Open Space Plan. A detailed landscaping and vegetation plan describing the woody and herbaceous vegetation that will be used within and adjacent to stormwater management facilities and practices. The landscaping plan must also include: the arrangement of planted areas, natural and greenspace areas and other landscaped features on the site plan; information necessary to construct the landscaping elements shown on the plan drawings; descriptions and standards for the methods, materials and vegetation that are to be used in the construction; density of plantings; descriptions of the stabilization and management techniques used to establish vegetation; and a description of who will be responsible for ongoing maintenance of vegetation for the storm water management facility and what practices will be employed to ensure that adequate vegetative cover is preserved.
I. Operations and Maintenance Plan. Detailed description of ongoing operations and maintenance procedures for storm water management facilities and practices to ensure their continued function as designed and constructed or preserved. These plans will identify the parts or components of a storm water management facility or practice that need to be regularly or periodically inspected and maintained, and the equipment and skills or training necessary. The plan shall include an inspection and maintenance schedule, maintenance tasks, responsible parties for maintenance, funding, access and safety issues. Provisions for the periodic review and evaluation of the effectiveness of the maintenance program and the need for revisions or additional maintenance procedures shall be included in the plan.
J. Maintenance Access Easements. The applicant must ensure access from public right-of-way to stormwater management facilities and practices requiring regular maintenance at the site for the purpose of inspection and repair by securing all the maintenance access easements needed on a permanent basis. Such access shall be sufficient for all necessary equipment for maintenance activities. Upon final inspection and approval, a plat or document indicating that such easements exist shall be recorded and shall remain in effect even with the transfer of title of the property.
K. Inspection and Maintenance Agreements. Unless an on-site storm water management facility or practice is dedicated to and accepted by the City of Urbana as provided in subsection (d) below, the applicant must execute an easement and an inspection and maintenance agreement binding on all subsequent owners of land served by an on-site stormwater management facility or practice in accordance subsection (d).
L. Evidence of Acquisition of Applicable Local and Non-local Permits. The applicant shall certify and provide documentation to the City of Urbana that all other applicable environmental permits have been acquired for the site prior to approval of the stormwater management plan.
(d) Stormwater Management Inspection and Maintenance Agreements.
(1) Prior to the issuance of any permit for a land development activity requiring a stormwater management facility or practice hereunder and for which the City of Urbana requires ongoing maintenance, the applicant or owner of the site must, unless an on-site stormwater management facility or practice is dedicated to and accepted by the City of Urbana, execute an inspection and maintenance agreement, and/or a conservation easement, if applicable, that shall be binding on all subsequent owners of the site.
(2) The inspection and maintenance agreement, if applicable, must be approved by the City of Urbana prior to plan approval, and recorded in the deed records upon final plat approval.
(3) The inspection and maintenance agreement shall identify by name or official title the person(s) responsible for carrying out the inspection and maintenance. Responsibility for the operation and maintenance of the stormwater management facility or practice, unless assumed by a governmental agency, shall remain with the property owner and shall pass to any successor owner. If portions of the land are sold or otherwise transferred, legally binding arrangements shall be made to pass the inspection and maintenance responsibility to the appropriate successors in title. These arrangements shall designate for each portion of the site, the person to be permanently responsible for its inspection and maintenance.
(4) As part of the inspection and maintenance agreement, a schedule shall be developed for when and how often routine inspection and maintenance will occur to ensure proper function of the storm water management facility or practice. The agreement shall also include plans for annual inspections to ensure proper performance of the facility between scheduled maintenance and shall also include remedies for the default thereof.
(5) In addition to enforcing the terms of the inspection and maintenance agreement, the City of Urbana may also enforce all of the provisions for ongoing inspection and maintenance in Section 1183.06.
(e) Application Procedure.
(1) Applications for land development permits shall be filed with the City of Urbana.
(2) Permit applications shall include the items set forth in subsection (a) above (two copies of the stormwater management plan and the inspection maintenance agreement shall be included).
(3) The City of Urbana shall inform the applicant whether the application, stormwater management plan and inspection and maintenance agreement are approved or disapproved.
(4) If either the permit application, stormwater management plan or inspection and maintenance agreement are disapproved, the City of Urbana shall notify the applicant of such fact in writing. The applicant may then revise any item not meeting the requirements hereof and resubmit the same, in which event subsection (e)(3) hereof and this subsection shall apply to such resubmittal.
(5) Upon a finding by the City of Urbana that the permit application, stormwater management plan and inspection and maintenance agreement, meet the requirements of this chapter, the City of Urbana may issue a permit for the land development project, provided all other legal requirements for the issuance of such permit have been met.
(6) Notwithstanding the issuance of the permit, in conducting the land development project, the applicant or other responsible person shall be subject to the following requirements:
A. The applicant shall comply with all applicable requirements of the approved plan and this chapter and shall certify that all land clearing, construction, land development and drainage will be done according to the approved plan;
B. The land development project shall be conducted only within the area specified in the approved plan;
C. The City of Urbana shall be allowed to conduct periodic inspections of the project;
D. No changes may be made to an approved plan without review and written approval by the City of Urbana; and,
E. Upon completion of the project, the applicant or other responsible person shall submit the engineer's report and certificate and as-built plans required by Section 1183.05
(b).
(f) Application Review Fees. The fee for review of any storm water management application shall be based on the fee structure established by the City of Urbana and shall be made prior to the issuance of any building permit for the development.
(g) Modifications for Off-Site Facilities.
(1) The stormwater management plan for each land development project shall provide for stormwater management measures located on the site of the project, unless provisions are made to manage storm water by an off-site or regional facility. The off-site or regional facility must be located on property legally dedicated for the purpose, must be designed and adequately sized to provide a level of stormwater quantity and quality control that is equal to or greater than that which would be afforded by on-site practices and there must be a legally-obligated entity responsible for long-term operation and maintenance of the off-site or regional stormwater facility. In addition, on-site measures shall be implemented, where necessary, to protect upstream and downstream properties and drainage channels from the site to the off-site facility.
(2) A storm water management plan must be submitted to the City of Urbana which shows the adequacy of the off-site or regional facility.
(3) To be eligible for a modification, the applicant must demonstrate to the satisfaction of the City of Urbana that the use of an off-site or regional facility will not result in the following impacts to upstream or downstream areas:
A. Increased threat of flood damage to public health, life, and property;
B. Deterioration of existing culverts, bridges, dams, and other structures;
C. Accelerated streambank or streambed erosion or siltation;
D. Degradation of in-stream biological functions or habitat; or
E. Water quality impairment in violation of State water quality standards, and/or violation of any state or federal regulations.
(Ord. 4382. Passed 3-13-12.)