§ X. Planning and engineering design standards of Riverchase.
1.0.
General provisions.
1.1.
[ Title. ] These standards shall hereafter be known, sighted [sited] and referred to as the Planning and Engineering Design Standards of Riverchase.
1.2.
Purposes. [The purposes of these standards are:]
A.
To guide the future growth and development of Riverchase in accordance with the planned unit development (PUD) zoning and master plan.
B.
To protect and conserve the value of land throughout the Riverchase development and the value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings.
C.
To provide the most beneficial relationship between the uses of land and buildings and the circulation of traffic throughout the development, having particular regard to the avoidance of congestion in the streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings, and to provide for proper location and width of streets and building lines.
D.
To establish reasonable designs, standards, and procedures for subdivisions and re-subdivisions, in order to further enhance the orderly layout and use of land; and to insure proper legal descriptions of sub-dividing land.
E.
To insure that public facilities are available and will have sufficient capacity to serve the proposed subdivision.
F.
To prevent pollution of air, streams, and ponds; to assure the adequacy of drainage facilities; to safeguard the water table; to encourage the wise use and management of natural resources throughout the Riverchase Development in order to preserve the integrity, stability and beauty of the community and the value of the land.
G.
To preserve the natural beauty and topography of the Riverchase Development and to insure appropriate development with regards to these natural features.
2.0.
Subdivision or improvement application procedure and approval process.
2.1.
Preliminary plat approval.
A.
To obtain approval of a proposed subdivision and/or road plans the applicant shall submit to the planning and zoning commission a preliminary plat and/or road plans, and a vicinity sketch in accordance with the requirements as set out below:
1.
The applicant shall submit five (5) copies of the preliminary plat and/or road plans to the city clerk or any designated reviewing authority for the city at least twenty-one (21) days prior to a regular scheduled meeting of the planning and zoning commission. (Ord. No. 87-655, § 1, 9-8-87)
2.
The applicant shall furnish the city clerk or designated reviewing authority all plans and information necessary for engineering consideration and approval of the construction of the proposed improvements. Such plans and information shall be certified by a registered professional engineer.
3.
All plans and information shall conform with the design standards stated herein unless a variance is granted by the planning and zoning commission or as may be approved with the "plan" as defined in the city's zoning ordinance for PUD zoning.
B.
The planning and zoning commission shall review the preliminary plat and/or road plans in relation to the approved PUD "plan," approve, approve conditionally, or disapprove such preliminary plat and/or road plans at its regular meeting. Based on the type action taken by the planning and zoning commission, the following procedure will be followed:
1.
If approved by the planning and zoning commission, and city council, the applicant may proceed with the construction of any improvements in accordance with the preliminary plat and/or road plans, and other construction plans submitted for approval. (Ord. No. 87-655, § 1, 9-8-87)
2.
If approved conditionally, the conditions and reasons therefor shall be stated and if necessary, the planning and zoning commission, and city council, may require the applicant to submit a revised preliminary plat and/or road plans, and construction drawings. (Ord. No. 87-655, § 1, 9-8-87)
3.
If the planning and zoning commission should disapprove the preliminary plat and/or road plans, the reasons for such actions shall be stated, and if possible, recommendations made of the basis on which the proposed plans would be approved.
C.
The approval of a preliminary plat and/or road plans shall be effective for a period of six (6) months during which construction must be commenced. Any plat and/or road plans on which construction has not begun within the six-month period shall be null and void and the applicant shall be required to resubmit a new preliminary plat and/or road plans for approval.
Preliminary Plat Approval Checklist
The following is a checklist for preliminary plat approval in the Riverchase PUD in the city of Hoover. It is meant to be used as a guideline when preparing preliminary plans for subdivision development.
1.
( ) Submit five (5) sets of plans twenty-one (21) days prior to planning and zoning commission meeting.
2.
( ) Vicinity map.
3.
( ) Plan of subdivision:
a.
( ) Name and location of subdivision.
b.
( ) Names of owner and engineer.
c.
( ) North arrow, scale, date.
d.
( ) Amount of acreage to be subdivided.
e.
( ) Topography at five-foot intervals.
f.
( ) Street plan, plans and profile. Street name(s).
g.
( ) Blocks and lots shown, with dimensions shown for lots.
h.
( ) Proposed parks, or other public open spaces.
i.
( ) Proposed utility layout.
j.
( ) Storm drainage plans, profiles, and details.
k.
( ) Sanitary sewer plans, profiles, and details.
l.
( ) Easements.
m.
( ) Existing zoning of property to be developed, and adjacent property.
n.
( ) Fire protection plan.
o.
( ) Traffic control plan, or assurances that AMUTCD will be followed during construction.
(Ord. No. 87-655, § 5, 9-8-87)
2.2.
Final plat approval.
A.
The applicant shall file with the city clerk and/or any designated reviewing authority for the city five (5) copies of the final plat and/or road plan at least twenty-one (21) days prior to the date of a regular scheduled planning and zoning commission meeting. (Ord. No. 87-655, § 2, 9-8-87)
B.
All final plats shall have been signed and executed by the owners or their authorized representative, a registered land surveyor of the State of Alabama, before being filed. (Ord. No. 87-655, § 2, 9-8-87)
C.
The planning and zoning commission shall recommend approval or disapproval of the final plat to the city council. If the final plat is recommended for disapproval, the reason for such recommendation shall be stated in the records of the planning and zoning commission. The applicant shall be notified in writing of the reasons for the recommended disapproval.
D.
The recommendation of the planning and zoning commission shall be forwarded to the city council for final approval or disapproval at the next regular scheduled meeting of the city council. The applicant shall be allowed to appear before the city council to make any statements regarding the final plat as necessary. The city council shall approve or disapprove the final plat. The city council shall not approve the final plat until it has been notified by its designated representative that either (1) all required improvements have been satisfactorily installed and completed by the applicant, or (2) a bond has been posted to secure the same, as set forth in Article V. If the city council shall disapprove the final plat the reasons for such disapproval shall be stated in writing to the applicant. The applicant shall then be allowed to make such corrections as are necessary and resubmit for approval to the city council at its next regularly scheduled meeting.
Final Plat Approval Checklist
The following is a checklist for final plat approval in the Riverchase PUD in the City of Hoover. It is meant to be used as a guideline when preparing the final plat for approval.
1.
( ) Submit five (5) sets of plans twenty-one (21) days prior to planning and zoning commission meeting.
2.
( ) Vicinity map.
3.
( ) Final plan of subdivision indicating:
a.
( ) Name and location of subdivision.
b.
( ) Names of owner and engineer.
c.
( ) North arrow, scale, date.
d.
( ) Location, width, and the name of all streets, roads and other rights-of-way.
e.
( ) Location of blocks and lot lines with lot numbers.
f.
( ) Parks, or other open public spaces.
g.
( ) Sufficient surveying data.
h.
( ) Location, dimensions, and purpose of all easements.
i.
( ) Location and description of monuments and iron pins.
j.
( ) Name and location of adjoining subdivisions and roads.
k.
( ) Proper wording and signature blocks on map.
4.
( ) The following certifications shall be presented along with the final plat:
a.
( ) The applicant is the legal owner of the land.
b.
( ) Formal dedication of streets, rights-of-way, and any other sites for public use.
c.
( ) Certification by registered land surveyor of the accuracy of the survey and plant, and the placement of all monuments.
d.
( ) Certification of county department of health, as required.
e.
( ) Certification by the city council that the subdivider has either completed the public improvements or has posted a surety bond or letter of credit to assure the completion of the improvements.
f.
( ) Signature block for city clerk, chairman of planning and zoning commission, and appropriate health officer and/or sanitary engineer.
(Ord. No. 87-655, § 5, 9-8-87)
2.3.
Final plat fees and recording.
A.
Final plat fees. The only fees required to process the final plat will be those recording fees required by the county in which the final plat is recorded.
B.
Recording procedure. Upon approval of the final plat and the payment of recording fees, the city shall have the final plat recorded in the office of the judge of probate of the appropriate county.
3.0.
Plat requirements.
3.1.
Preliminary plat. The preliminary plat shall show the following:
A.
Date, north point, title, and graphics scale: [The] scale shall not be more than one hundred (100) feet to the inch.
B.
Topography: Based on geodetic or United States coast and geodetic sea level datum. Contours shall not exceed five-foot intervals.
C.
Streets: Right-of-way and roadway widths.
D.
Other rights-of-way or easements: Locations, widths, and purposes.
E.
Lot lines, lot and lot numbers and approximate dimensions, if required.
F.
Number of sections, township and range with approximate ties to all recognized existing quarter section corners within or close to the proposed subdivision.
G.
If any portion of the land of the proposed subdivision is subject to inundation by storm sewers or overflow or ponding of local storm water, or other flooding as indicated on flood hazard boundary maps published by the United States Department of Housing and Urban Development, such fact and portion shall be clearly shown and identified.
H.
Proposed parks, or other public open spaces.
I.
Any other information that may be necessary for the full and proper consideration of the proposed subdivision.
Each modification, variance, or waiver of the above information or any design standards contained herein shall be specifically applied for in writing by the applicant. Any condition shown on the preliminary or final plat (or engineering plans or data called for) which would require a modification, variance, or waiver shall accompany the application for a preliminary plat and/or road plans approval.
3.2.
Vicinity sketch. The vicinity sketch or key map in an appropriate scale shall be shown on or accompany the preliminary plat and/or road plans. It shall show how streets in the proposed subdivision may connect with existing and proposed streets in developed or undeveloped property to produce the most advantageous development of the entire neighboring area.
3.3.
Final plat. The final plat shall be an original drawing in ink [on] mylar or other equivalent reproducible type paper. This plat shall show the following:
A.
Tract boundary lines, right-of-way lines of streets, easements, and other rights-of-way and property lines of lots, with accurate dimensions, bearings, deflection angles, radii, arcs, and central angles of all curves.
B.
The name and right-of-way width of each street and other rights-of-way.
C.
Location, dimensions, and purposes of any easements.
D.
Number to identify each lot or site.
E.
The minimum building setback line, if any, on all lots and other sites as may be required by applicable zoning regulations.
F.
Reference to recorded subdivision plats of adjoining platted land by map book volume and page number.
G.
Title, graphic scale, written scale, north point, and date, together with a land tie to the quarter section or quarter sections in which the subdivision is located based on the government survey of that area.
H.
Space for the approvals by the following:
Chairman, planning and zoning commission [or city] clerk.
Appropriate county health officer and/or sanitary engineer.I.
Space for name and signature of the owners or their authorized representative, a registered land surveyor and registered engineer with their respective registration numbers, and notarization of these signatures.
J.
Must conform with any rules and regulations of the State of Alabama governing land surveying and/or land surveyors.
K.
The following statements shall be shown on each final plat submitted for approval:
STATE OF ALABAMA
COUNTY OF _______The undersigned, _______, Registered Land Surveyor, State of Alabama, and _______, owner, hereby certify that this plat or map was made pursuant to a survey made by said surveyor and that said survey and this plat or map were made at the instance of said owner; that this plat or map is a true and correct map of lands shown therein and known as _______ showing the subdivisions into which it is proposed to divide said lands, giving the length, and angles of the boundaries of each lot and its number, showing the streets, alleys and public grounds, giving the length, width and name of each street, as well as the number of each lot and block, and showing the relations of the lands to the government survey; and that iron pins have been installed at all lot corners and curve points as shown and designated by small open circles on said plat or map. Said owner also certifies that it is the owner of said lands and that the same are not subject to any mortgage.
RESOLUTION:
Be it resolved by the [City Council] of the City of Hoover, Alabama, that the assent of this body be, and the same hereby is given to the dedication of the streets, alleys and Public Grounds as shown on this plat or map, which said plat or map is certified to have been made by _______, as surveyors, at the instance of _______, as _______, and has been exhibited to this council, said plat or map being further identified by a recital of the approval of this council, signed by the city clerk, of even date herewith. But this shall not be construed as an assumption of dominion by the City of Hoover over any street, alley or public grounds shown on said plat or map or impose liability upon the City of Hoover for the upkeep of same.
I _______, City Clerk of the City of Hoover, Alabama, hereby certify the foregoing to be a true and correct resolution that the [City Council] of the City of Hoover, Alabama, [has] duly adopted at a meeting of said Council on this the _______ day of _______, 19___.
4.0.
Design standards.
4.1.
Road standards. The proposed street layout shall be made according to good land planning practice for the type development proposed and shall be coordinated with the street systems of the surrounding areas. All streets must provide for reasonable means of ingress and egress of the land they are designed to serve.
A.
Local streets shall conform to the following standards: Minimum right-of-way required—sixty (60) feet; minimum pavement width—twenty-two (22) feet.
B.
Collector streets shall conform to the following standards: Minimum right-of-way required—sixty (60) feet; minimum pavement width—twenty-four (24) feet for residential and twenty-eight (28) feet for commercial.
C.
All roads shall be crowned in the center and have a one-quarter-inch per foot slope.
D.
Design speed: Roads shall be designed for the following speeds: Local roads—thirty (30) mph; collector roads—thirty-five (35) mph. The minimum design speed shall be twenty-five (25) mph. (Ord. No. 87-655, § 3, 9-8-87)
E.
Sight distance: Minimum stopping sight distance shall be two hundred fifty (250) feet.
F.
Minimum radii: Minimum radius of horizontal curve and minimum length of certical curve shall be based on design speed and sight distance.
G.
Grades:
1.
Grades of all roads shall comply with good engineering practice. Road grades shall not exceed fifteen (15) percent or be less than one (1) percent. The planning and zoning commission may permit some variation from these grade requirements if in its opinion such variation would not adversely affect the safety and general welfare of the public. The maximum allowable variance shall never exceed twenty (20) percent nor be less than five-tenths (0.5) percent.
2.
Grades approaching intersections shall not exceed five (5) percent equivalent grade for a distance of not less than one hundred (100) feet from the centerline of said intersection.
3.
Roads shall be graded to a minimum line of seven (7) feet back of the curbline with a rise of not less than eight (8) inches or more than fifteen (15) inches from the flow line of the gutter.
4.
Cul-de-sac: The maximum equivalent grade on the centerline of the cul-de-sac shall not exceed five (5) percent and the maximum equivalent grade on the cross slope of a cul-de-sac turn around shall not exceed five (5) percent. The maximum combined grade shall not exceed eight (8) percent.
H.
Intersections:
1.
Road alignment shall be designed to eliminate sharp curves and street jogs. Roadway intersections which offset less than one hundred twenty-five (125) feet between centerlines shall be approved by the appropriate reviewing authority and the planning and zoning commission.
2.
Roads shall intersect as nearly at right angles as possible and in no case at an angle of less than seventy (70) degrees.
3.
Minimum curb radius at all intersections shall be at least twenty-five (25) feet.
I.
Curb and gutters: All curb and gutter, and valley gutter shall be designed in accordance with Jefferson County Standards.
J.
Base material: A minimum of six (6) inches of compacted dense graded aggregate (DGA) or approved equivalent shall be required on all roadbeds. Additional depth of base material might be required based on expected traffic use. A minimum of ninety-five (95) percent compaction for base material in accordance with ASTM D 698 (standard procter density).
K.
Pavement: All roads shall have a minimum pavement thickness of three (3) inches. The three (3) inches shall consist of a two-inch asphalt binder layer equivalent to the Alabama Highway Department Standards; and a one-inch permanent type, nonskid asphalt wearing layer equivalent to the Alabama Highway Department Standards. (Ord. No. 87-655, § 3, 9-8-87)
L.
Culs-de-sac: No maximum length of culs-de-sac shall be set forth under these standards. Culs-de-sac shall terminate in a circle with a right-of-way radius of not less than fifty (50) feet and an outside pavement radius of not less than forty (40) feet. A minimum of twenty-four (24) feet of pavement shall be maintained around the cul-de-sac. Culs-de-sac with planted areas in the center shall be allowed under these standards. Greater right-of-way radius and paved radius shall be required if a cul-de-sac is to be used for a school bus turnaround.
M.
Concrete aprons: Any driveway or parking lot in a Planned Multifamily (PR-2—; Planned Office (PO); Planned Commercial (PC); and Planned Light Industry (PI), which connects with a public right-of-way shall have a concrete apron. The concrete apron shall be designed in accordance with Exhibit 12.
Editor's note— Exhibit 12 is on file in the office of the city clerk.
4.2.
Drainage and storm sewers.
A.
Intent: All preliminary plats and/or road plans shall make adequate provision for storm-or floodwater runoff. The stormwater drainage system shall be separate and independent of any sanitary sewer system. Storm sewers, where required shall be designed in accordance with a currently acceptable method and sound engineering practice. Adequate information shall be shown on the plans for review of the storm sewer system design, as listed below:
1.
Complete drainage plan showing onsite and offsite drainage structures, both existing and proposed.
2.
Indicate drainage area (acres) and estimated peak flow (cfs) for each inlet, headwall, etc. shown on the plans.
3.
Profiles for new storm sewers and ditches.
4.
Indicate outlet velocities for all storm sewers. Indicate flow velocity in ditches.
5.
Show typical section for ditches, with appropriate lining data.
6.
Indicate structural capabilities for all new storm sewers.
7.
If outlet velocities may cause erosion, then some type of energy dissipator will be required. In general, erodible velocities are those velocities in excess of five (5) feet per second.
8.
Rip-rap minimum weight is fifty (50) pounds per stone.
9.
Proposed drainage structures within the jurisdiction of the Alabama Highway Department, Shelby County Highway Department, or Jefferson County Public Works Department shall be approved by the agency.
10.
Minimum storm sewer size within easements or rights-of-way shall be eighteen (18) inches.
(Ord. No. 87-655, § 4, 9-8-87)B.
Inlets: Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than six hundred (600) feet in the gutter. Inlets, both curb and surface, and junction boxes shall be designed in accordance with appropriate county standards or approved equivalent.
C.
Design flood: Drainage facilities shall be designed for a twenty-five-year rainfall event, except for major drainageways which shall be based on a one-hundred-year rainfall event. If any structure is to be located within an area subject to state or federal jurisdiction, then the design flood frequency will be in accordance with their requirements. Design calculations shall be based on future probable development of the entire area to be served or developed. A major drainageway is defined as having a drainage area of fifty (50) acres or greater. (Ord. No. 87-655, § 4, 9-8-87)
D.
Flood control: Areas subject to periodic flooding or excessive flows or surface runoff will not be acceptable for building development unless necessary provisions are made to eliminate such flooding.
E.
Runoff. No plat and/or road plans shall shed storm runoff water, either as surface runoff or as an outfall from storm sewage structures, onto adjoining land unless such runoff is contained within an existing drainage easement, ditch or right-of-way. The disposal of stormwater runoff shall not cause an effect on adjacent property. Storm runoff shall not be diverted from one drainage basin into another.
4.3.
Easements.
A.
Drainage easements: Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and construction or both as will be adequate for the purpose. When drainage facilities are not within the road rights-of-way, perpetual unobstructed easements at least twenty (20) feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
B.
Utility easements: Easements for utilities including but not limited to gas, water, sewer, power and telephone shall be provided as necessary. These easements shall not be less than twenty (20) feet in width and shall have access easements to the road rights-of-way.
C.
Vacation of easements and rights-of-way: No right-of-way or easement may be vacated unless such action is recommended by the planning and zoning commission to the city council and approved by the city council. Vacation of public rights-of-way shall be accompanied by a plat showing the new property line(s) as they will exist after the vacation. Vacation of easements shall be as follows:
1.
Partial vacation—may be accompanied by a metes and bounds legal description, prepared by a registered land surveyor, of the portion to be vacated. Applicant must provide a map, drawn to scale, showing the portion to be vacated.
2.
Total vacation—shall be accompanied by a plat.
3.
A new easement shall be accompanied by a plat showing the easement on the property.
(Ord. No. 87-655, § 4, 9-8-87)
4.4.
Sanitary sewer standards.
A.
These design criteria are not intended to cover extraordinary situations. Deviations will be allowed and may be required in those instances where considered justified by the planning and zoning commission or the city council.
B.
Sanitary sewer lines (other than sanitary sewer service lines) and manholes shall be designed in accordance with current Jefferson County sanitary sewer standards.
C.
Sanitary sewer service lines shall be designed and installed in accordance with Figure 4.
Editor's note— Figure 4 is on file in the office of the city clerk.
D.
Due to the topography of Riverchase, it is recognized that lift stations or a series of lift stations may be employed in order to transport the sewage from one location to another. These stations will be designed in accordance with good engineering practice. Portable or truck mounted generators shall be an acceptable method of providing standby power for lift stations.
E.
The use of innovative design and materials will be considered for use by the planning and zoning commissioner or [its] designated representatives, upon determination of their proven qualities.
4.5.
Miscellaneous standards.
A.
Plastic PVC or composition-type pipe shall not be used under any Riverchase roads for water lines unless they are contained in approved casings.
B.
All installation of utilities, including service lines, or other crossings, under the roadway prism should be backfilled with coarse sand or fine one-quarter inch limestone. This will not apply to the installation of sanitary sewer mains installed during the initial construction of the roadway.
C.
Open cuts will not normally be allowed on any Riverchase roads after the wearing surface has been installed. The normal procedure to install a service line is to bore the road in a manner approved by the planning and zoning commission or their designated representative. Open cuts of the road after the wearing surface has been installed will be considered as a deviation from normal procedure and will be considered on a case by case basis.
D.
Riverchase Parkway East is a four-lane divided road with a center median. The median openings for intersecting roads have been designed in accordance with good engineering practice and planning. No additional median openings shall be permitted without revision of the PUD approved "plan."
5.0.
Completion, maintenance, and bonding of improvements.
A.
Completion of improvements. Before the final plat is signed by the city council, the applicant shall be required to complete, in accordance with the planning and zoning commission's decision, all the street, sanitary and other improvements including lot improvements on the individual lots of the subdivision as required in these regulations, specified in the final subdivision plat, and to dedicate same to the local government, free and clear of all liens and encumbrances on the property and public improvements thus dedicated.
B.
Performance bond.
1.
The city council in its discretion may waive the requirement that the applicant complete all improvements prior to the signing of the final plat, and that, as an alternative, the applicant post a bond at the time of application for final approval in an amount estimated by the city council as sufficient to secure to the local government satisfactory construction, installation, and dedication of the incompleted portion of required improvements.
2.
Such performance bond shall comply with all statutory requirements and shall be satisfactory to the local government attorney as to form, sufficiency and manner of execution as set forth in these regulations. The period within which required improvements must be completed shall be specified by the city council and the resolution approving the final subdivision plat shall be incorporated into the bond and shall not in any event exceed two (2) years from date of final approval. The wearing surface may be left off on roads for a period to exceed two (2) years if approved by the planning and zoning commission or [its] designated representative.
C.
Release or reduction of performance bond.
1.
[ Generally. ] The city council will not accept dedication of required improvements, nor release nor reduce a performance bond, until it has been certified that all required improvements have been satisfactorily completed and until the applicant's engineer or surveyor has certified, through submission of a detailed "as-built" survey plat of the subdivision, indicating location, dimensions, materials, and other information required by the city council, and showing that the layout of the line and grade of all public improvements [are] in accordance with construction plans for the subdivision. Upon such certification and submission, the city council shall accept the improvements for dedication in accordance with the following procedure. Upon notification to the city by the applicant that all improvements have been completed (except for the wearing surface as set forth below) the city's representative shall inspect said improvements and approve or approve with exceptions, in writing within fifteen (15) days, the required improvements. If approved, the one-year maintenance period begins on the date of such approval. If approved with exceptions the city must notify the applicant in writing of said exceptions and upon completion of the listed exceptions the applicant shall again notify the city that all improvements including exceptions have been completed. The city's representative will again inspect said improvements and approve or approve with exceptions, in writing within fifteen (15) days. The same approval procedure as set forth above will be followed until all such exceptions have been satisfactorily completed.
2.
Reduction of performance bond. The performance bond shall be reduced upon actual completion of public improvements and then only to the ratio that the public improvements completed bears to the total public improvements for the plat.
D.
Maintenance of improvements.
1.
The applicant shall be required to maintain all improvements within the road right-of-way for a period of one year after the acceptance by the city council of said improvements. The applicant shall be allowed to leave the wearing surface off until the majority of construction activity has been completed in the platted area. After the installation of the wearing surface, a three-month maintenance period shall be required on the wearing surface only.
6.0.
Procedures and guidelines for sanitary sewer service lines in Riverchase.
WHEREAS, the proper design, construction and installation of sanitary sewer service lines is necessary to prevent ground water seepage from using up the capacity of the sanitary sewage treatment plant of the City of Hoover; and
WHEREAS, it is in the best interests of the City of Hoover and the continued development of the area to be served by said treatment plant that the following procedures and guidelines be followed and enforced.
THEREFORE, the following shall be known as the "Procedures and Guidelines for Sanitary Sewer Service Lines in Riverchase."
6.1.
General. These procedures and guidelines are for the benefit of the City of Hoover and the area to be served by the treatment plant owned by the city. The procedures and guidelines shall be enforced by the building official of Hoover, or other designated representative.
6.2.
Procedure for approval of sanitary sewer service lines.
a.
The builder/owner shall submit plans and specifications to the building official of the City of Hoover or other designated representative (herein [referred to as the] "official") for review prior to the installation of sanitary sewer service lines.
1.
The official shall indicate on such review the locations for connections of sanitary sewer service lines to sewer laterals.
2.
The official shall make available a copy of these "Procedures and Guidelines for Sanitary Sewer Service Lines in Riverchase" to each builder/owner.
b.
The builder/owner shall notify the official not less than twenty-four (24) hours prior to implementing test procedures on the sanitary sewer service lines.
1.
The builder/owner shall have on the job site all necessary materials and supplies to implement the complete test procedures.
2.
The builder/owner shall have installed completely all cleanouts, tees, plugs, temporary twelve-foot-zero-inch-riser pipe and shall have made the necessary tap to sewer laterals as indicated in section 6.3 hereof. The builder/owner shall provide the necessary water required to fill the test riser pipe.
6.3.
Materials and procedural guidelines for construction and testing of sanitary sewer service lines. "Sanitary sewer service line" means the pipeline or conduit connecting the sanitary sewerage system of the community to the sanitary waste line from the individual residential and/or commercial establishment. The sanitary waste line (or lines) from the individual residential or commercial establishment usually terminates at a point five (5) feet zero (0) inch outside of the building line. The sanitary sewer service line is then installed from the point to connection with the public sewer located in street or alley, or in easement owned by the community.
Sanitary sewer service lines shall be rigid conduits, capable of supporting without deformation the loads hereinafter specified. Nonrigid conduits will not be acceptable.
Rigid conduits shall be manufactured from ferrous materials.
The conduits shall have high resistance to: Concentrations of hydrogen sulphide that occur in sewers; effects of submergency in hot water (one hundred fifty (150) degrees Fahrenheit); mild acid solutions, caustics, and other cleaning solutions, soaps and detergents; fats and greases. The interior surface of the conduit shall not be conducive to bacterial or fungus growth. The characteristics listed hereinabove may be inherent in the conduit as manufactured or may be achieved by means of protective coating applied by the manufacturer.
a.
Strengths of materials. The conduits shall have minimum crushing strengths as specified hereinbelow. Crushing strengths (load supporting strengths) shall be as determined by the three-edge-bearing method.
Ferrous Conduits
1.
Cast iron soil pipe meeting the requirements of ASTM Specification Serial Designation A-74, latest revision.
Pipe Size Minimum Crushing Strength
(Load Supporting Strength)4" 7500#/LF 6" 6500#/LF 8" 5500#/LF 2.
Cast iron pressure pipe meeting the requirements of American Standards Association Specifications ASA 21.6 or ASA 21.8.
Pipe Size Minimum Crushing Strength
(Load Supporting Strength)4" 14,000#/LF 6" 11,300#/LF 8" 10,000#/LF b.
Joints. Joint materials and joint design shall be such that the joints between sections of conduit shall be self-aligning, flexible, leak-proof, and root-proof.
Where cast iron soil pipe is furnished with hub and spigot ends joints shall be made with lead, well calked. Cast iron soil pipe may be furnished with compression type joints, or with "O"-ring seal joints.
Joints of no-hub cast iron soil pipe shall be coated with tar based paint, i.e., Koppers, Bitumastic No. 50 or equal. Such paint is a coal tar epoxy and protects the straps used on no-hub cast iron soil pipe from corrosives in acid soils.
Cast iron pressure pipe shall be equipped with joints meeting the requirements of American Standards Association Specification ASA A21.11.
Gasket materials shall be resistant to grease, hot water (one hundred fifty (150) degrees Fahrenheit); and other waste characteristics as outlined under paragraph 4, hereinabove.
c.
Construction of sanitary sewer service lines. In order to implement inspection and testing of sanitary sewer lines, each builder/owner shall notify the official prior to the installation of sanitary sewer service lines.
Conduits shall be laid on smoothly and evenly graded trench bottoms. It is essential that the trench bottoms be well-tamped and evenly graded to provide uniform bearing for the barrel of the pipe so as to fully develop the supporting strength of the pipe. Conduits shall not be laid on rock. Where rock is encountered a four-inch cushion of approved material shall be provided for bedding the conduit. The cushion shall be comprised of stone screenings or fine dry earth; and the cushion shall be firmly tamped to provide a hard, uniform bearing surface.
The grades on which sanitary sewer service lines are laid shall not be less than those specified hereinbelow.
Pipe Size Minimum Grade
(Slope of Conduit
Toward Public Sewer)
4" ¼" per foot 6" 1/8 " per foot 8" 1/16 " per foot Backfill for pipe line trenches shall be placed in four-inch layers from bottom of trench to level twelve (12) inches above top of pipe. Backfill throughout this section of trench depth shall be hand placed and thoroughly compacted by means of pneumatic tampers or other approved method. Material used for backfilling shall be fine dry earth or clay, sand, or stone screenings. Each layer shall be carried up to same level on both sides of pipe so as to avoid unbalanced loading; and each layer shall be equally tamped on both sides of pipe to thoroughly compacted state before the next layer is added. Broken rock mixed in with the backfill material between levels twelve (12) inches above crown of pipe shall not exceed four (4) inches in any dimension, except that rock shall not be placed within eighteen (18) inches of ground surface. As deemed necessary, the official shall be permitted to inspect the installation of sanitary sewer service lines both before and after backfill.
For the purpose of testing the sewer service line there shall be installed in the line a tee, which tee shall be located at or near the point where the service line intersects the property line. The tee shall be installed with the tee branch extending vertically upward from the run of the service line. At a point five (5) feet zero (0) inch outside the building line there shall be installed a cleanout. The branch of the cleanout shall have a temporary extension to a height of twelve (12) feet zero (0) inch above the centerline of the sanitary sewer service line.
After the backfilling of the service line trench has been completed, with the exception of the area immediately surrounding the location of the tee, an adjustable watertight stopper shall be placed in the upstream (upline) run of the tee and the sewer service line and establishment waste line shall be filled with water to the level of the top of the temporary extension on the cleanout. Proper provision shall be made for filling all traps and stoppering all branches waste outlets within the establishment.
The sewer service line and establishment waste line shall be allowed to stand filled with water for a period of twenty-four (24) hours. If, after that period of time, the level of water in the vent stack is more than six (6) inches below the level originally set, the waste line and sewer service line shall be refilled with water to the original level and allowed to stand filled with water for a second twenty-four-hour period. If, after either the first twenty-four-hour test period or the second twenty-four-hour test period, the level of water in the vent stack is six (6) inches or less below the level originally set, the sewer service line shall be deemed to be satisfactory.
Should the level of water in the vent stack, after the second twenty-four-hour test period, be more than six (6) inches below the level originally set, the waste lines within the establishment shall first be checked for leaks. If no leaks in the establishment waste lines can be found, the sewer service line shall be repaired and retested.
If the builder furnishes required joints of compression type of "O" ring seal, the temporary extension to the cleanout may be filled with water prior to backfilling the trench. Upon inspection of the joints in the open trench the twenty-four-hour test period may be waived at the option of the official.
After the above test requirements have been met the sewer service line and establishment waste line shall be deemed to be satisfactory; the stopper shall be removed from the upline run of the tee; the vertical branch of the tee shall be securely closed with leak-proof stopper or plug, according to type of service line installed; and backfilling shall be completed in accordance with the specifications outlined hereinabove.
The official shall be permitted to oversee and inspect and [sic] installation of all sanitary sewer service lines. Where service tees are not provided and where requirements for service connection to sanitary sewer lines of victaulic clay or reinforced concrete [are] required, a tapping machine shall be used to "cut" into the sanitary sewer line conduit. A saddle joint shall be properly installed where the service line taps into the sanitary sewer line conduit. Where requirements for sewer service lines connections to ductile iron or cast iron pipe occur, a cutting torch shall be used to cut neat openings to receive a tee saddle. Ragged edges shall be smoothed with grinding stone so that there are no rough edges protruding into the sewer lines. Brazing or welding tee saddles to sewer pipe shall be required to achieve a watertight connection. Jefferson County public works has a tapping machine and, at the expense of the builder, can be contacted to make the proper sewer taps at their regular tapping fee rates.
Should the builder be allowed to connect into a manhole that has no stub-out provided for service lines the following procedure shall be followed. A coring machine shall be used to cut a neat hole through the manhole wall. Positively no sledge hammer, pick, hammer or shock instrument shall be used to open the wall of the manhole. No opening shall be greater than two (2) feet above the invert outlet pipe of the manhole. The sewer service line pipe shall not project past the interior face of manhole barrel. The socket end of a length of sewer pipe shall not be installed at inlet of manhole. The annual opening between the outside face of the pipe and the opening in the manhole shall be filled and smoothed with a nonshrinking grout after the exterior coating on the sewer service pipe has been burned off.
These guidelines are intended to be and should be considered by the contractor as a minimum requirement for materials and construction of sanitary sewer service lines in Riverchase. No restriction shall be imposed upon the contractor as to constructing a sanitary sewer service line using superior materials and construction techniques, subject to approval of the official. The ultimate responsibility, however, for construction of working and conforming sanitary sewer service lines rests with the contractor.
EXHIBIT 1
SCREENING TECHNIQUESScreening, where required, shall be provided in accordance with any of the following methods:
(1)
A planting screen consisting of a minimum of two (2) staggered rows of evergreen shrubs such as Ligustrum, Burford Holly, Elaegnus, Boxwood, or Juniper with a minimum height of three (3) feet installed, and which will in normal growth, attain a height of six (6) to eight (8) feet within three (3) years, and a maximum spacing suitable to the particular plant used but yet forming an effective visual screen.
(2)
An earth bank or berm approximately four (4) feet high with a maximum side slope of 1:1 or forty-five (45) degrees and covered with an acceptable grass or ground cover suitable to the slope used.
(3)
A screening wall or fence of a material similar to and compatible with that of the building.
Screening between loading and parking areas for more than two (2) vehicles and public streets or neighboring properties, shall be required.
Unless specifically approved by the committee in writing, no materials, supplies or equipment shall be stored in any area on a site except inside a closed building, or behind a visual barrier screening such areas so that they are not visible from the neighboring properties or public streets.
Garbage and refuse containers shall be concealed and contained within the building, or shall be concealed by means of a screen wall or fence of a material similar to and compatible with that of the building. These elements shall be integral with the concept of the building planning and in no way attract attention because of their unplanned character. They shall be located in the most inconspicuous manner possible. Garbage containers in residential areas may be sunken underground.
No woven metal or chain link fencing shall be used without written approval of the committee. Satisfactory screening will be required where such fencing is allowed.
Editor's note
Exhibits 2—12 are on file in the office of the city clerk.