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Site Plan Standards
Revised 8/7/01
Preface
The following Standards for Engineering Site Plans prepared by
the City of Des Plaines Engineering Department apply to all civil
engineering site plans prepared for the purpose of a site
Development Permit. This document is intended to supplement City
Codes and Ordinances and not supersede same. Other development
requirements include, but are not limited to, the Building Code and
amendments, Regulations for Development in Special Flood Hazard
Areas, Subdivision Ordinance, the Metropolitan Water Reclamation
District Sewer Permit Ordinance, and other regulatory agency
requirements.
General
Requirements
Site engineering plans shall be prepared by a Registered
Professional Engineer of the State of Illinois and sealed
accordingly. Said plans shall be separate from building plans and
consist of the following sheets:
- Cover Sheet
- Grading Plan
- Utility Plan
- City of Des Plaines Detail Sheets and Notes
In addition, a recent plat of survey accurately depicting the
property to be improved and bearing the seal and signature of an
Illinois Professional Land Surveyor shall accompany the plans.
Permits may be required from other agencies having jurisdiction
within the City of Des Plaines including, but not limited to, the
Metropolitan Water Reclamation District, Illinois Environmental
Protection Agency, Illinois Department of Transportation and the
Cook County Highway Department.
Cover
Sheet
- The cover sheet shall contain the following information:
- Site Location Map
- Index of Sheets
- Design Engineer’s Name, Address, Telephone and Fax Numbers
- Owner’s Name, Address and Telephone Number
- City Bench Mark/s Used
- Revision Block
- City Standard Symbol Legend
- Drainage Statement signed by the Owner and Engineer
- Profession Engineer’s Seal, Date of License Expiration,
Signature and Date of Signing
Drainage Statement
The following statement, signed by a Professional Engineer
properly registered in Illinois and the Owner, or the Owner’s duly
authorized agent, shall be included on the Cover Sheet.
"To the best of our knowledge and belief, the drainage of surface
waters will not be changed by the construction of this development
or any part thereof, or, that if drainage will be changed,
reasonable provisions have been made for collection and diversion of
such surface waters into public areas, or drains approved for use by
the City Engineer, and that such surface waters are planned for in
accordance with generally accepted engineering practices so as to
reduce the likelihood of damage to adjoining properties because of
the construction of this development."
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SEAL |
_________________________________
Registered Professional Engineer
_________________________________
Owner or Owner’s Duly Authorized Agent |
Detail Sheets
City of Des Plaines standard engineering details
shall be incorporated into the plans.
Mylar or paper copies may be purchased at a nominal fee through
the Engineering Department. Additional details for special
connections and other features shall be added to the standard detail
sheets only.
Grading
Plan
General Requirements
- Entire site shall be shown on one sheet at largest scale
possible that fits on a 24"x36" sheet (1" =20’, 30’, 40’,or 50’
only)
- Indicate North arrow and scale (orient North arrow to top or
right of drawing)
- Show property addresses, legal description, lot numbers,
right-of-way lines, lot lines, and easements
- Show street pavement, curbs, sidewalks, driveway approaches,
all trees, and bushes. Include sufficient spot elevations for same
to determine all grades affected by the development.
- Show existing and proposed tops of foundations for subject
property and adjacent properties
- Show existing one-foot contours (dashed lines, light line
weight) throughout site and extend a minimum of 50 feet beyond
subject property boundaries
- Show existing spot elevations along boundary of proposed
development at a 25-foot interval and indicate in non-bold type.
Include spot elevations for all summits, valleys, and changes in
grade.
- Proposed contours shall be shown at one-foot contour intervals
and indicated with heavy, solid lines.
- Proposed spot elevations shall be provided at all tops of
foundation, lot corners, summits, catch basins, and changes of
grades. Said elevations shall be in bold type and circumscribed
with a box.
- Lot grading shall be designed to collect storm water runoff on
site and discharge offsite through approved drainage facilities
approved by the City Engineer. Lot grading shall have a minimum
slope of 1 .5% and a maximum slope of 4:1 except as stated below.
- For single family homes, rear yard grading shall be designed
as follows: The first 25 feet from the rear of the building shall
be at a grade or no less than 1 .5% and no more than 5%. The
balance of the rear yard to the lot line swales shall meet the
minimum slope requirement of 1 .5% and not exceed the maximum
slope requirement of 4:1. Swales shall drain to the public R.O.W.
or approved easement areas. Swales shall be contained within
drainage and utility easements only. If the above slope
requirements cannot be met, a storm sewer system shall be
constructed. Maximum permitted overland ponding at drainage
structures is one foot in pavement areas and 18 inches in
non-paved areas.
- All parkways and residential property shall be restored with
sod.
- In general, tops of foundations shall be 18" above the highest
crown elevation of adjacent streets. Adjacent tops of foundation
elevations and surrounding property slopes shall be considered
when selecting the proposed top of foundation.
- Finished floor elevations for buildings within Special Flood
Hazard Areas shall be a minimum of one foot above the 100-year
flood plain elevation. Refer to the City’s "Regulations for
Development in Special Flood Hazard Areas" for further flood plain
development requirements.
- Single family residential lots shall not be
covered over 50% of the total lot square footage with impervious
surfaces which includes the house, shed, driveway, sideyard
sidewalk, patio/deck, pool, etc.
Storm Water Detention
- If the site and contiguous property ownership is 5 acres or
more, or if an adequate storm sewer outlet does not exist, storm
water detention shall be required. The MWRD method shall be used
with Bulletin 70 rainfall intensities.
Driveways
Commercial and residential driveway aprons are to be constructed
of PC Concrete only
- Driveway longitudinal slopes shall be no less than 2% and no
more than 8%
- Maximum driveway apron width at the public sidewalk shall be
18’ for residential property and 35’ for commercial property.
- Curb and Gutter across replaced concrete
driveway aprons will only be required to be removed and replaced
if its corresponding lot has a new house constructed on it.
Parking Lots
- Parking lots shall have minimum slope of 1 .5% and maximum
slope of 5% and drain to 48" Diameter Type A Catch Basins. Catch
basin spacing shall be one per 10,000 square feet of pavement
area. The High Water elevation shall be shown along with the
overland flow route to the right-of-way. Maximum overland ponding
shall not exceed one foot.
- Parking lot pavements shall be designed in accordance with the
IDOT Design Manual. Minimum pavement cross section for parking
lots is 8" CA-6 crushed stone or gravel base course, 1 .5"
bituminous concrete binder course and 1 .5" bituminous surface
course. In truck-traveled areas and loading zones, the minimum
base course shall be 10" CA-6 crushed stone or gravel.
Streetscape
- Ornamental lighting (City standard) for the City streetscape
shall have a 110 volt outlet on the pole along with a horizontal
rod to hang planters and banners.
- 4" thick PCC underlayment to be provided for all brick pavers.
- Brick pavers, trash receptacles, street benches, tree grates,
and trees to be City standard.
Utility
Plan
General Requirements
- Show and label all existing and proposed utilities and
structures including but not limited to storm sewers, sanitary
sewers, water mains, gas mains, underground and overhead private
utilities. As a minimum, rim and invert elevations for sewers, and
top of water main elevations for water mains shall be shown.
Storm Sewers
- Minimum size of storm sewer pipe shall be 10" diameter.
Material shall be R.C.P. CL.V (C-361 joints). PVC SDR -26 (D-3034
joints) may be used in unpaved areas.
- Storm sewers shall be designed to carry a 10-year frequency
storm (Bulletin 70 intensity) with a minimum full-flow velocity of
2.5 FPS.
- Drainage structures shall be 48" Type A Catch Basins; 24" Type
C Catch Basins are permitted only in lawn areas at the upstream
end of the drainage subarea (where only one pipe connection to the
catch basin is necessary)
- In combined sewer areas, all catch basins shall be constructed
with a 4" diameter half trap before discharging into public
combined sewers.
- Pipe storage shall not be credited toward detention volume.
- All sump pump discharges shall be piped under ground and
routed a public storm sewer.
Certain sewers shall be inspected by closed
circuit television to determine proper condition. The sewers
affected by this policy shall be those that are constructed within
10 feet of any building foundation and/or within any pavement on
the project. Televising shall occur after the building
construction and prior to placement of the final surface course of
the pavement.
Sanitary Sewers
- MWRD Sewer Permit Ordinance requirements shall be followed.
MWRD Permit or NRI shall be required as determined by the MWRD.
- Minimum size sanitary sewer service is 6" diameter. Material
shall be PVC SDR 26 or CI 52 Ductile Iron Pipe. Minimum slope
shall be 1 .0%. At least one outside clean-out shall be installed.
- Minimum size sanitary sewer main shall be 8" diameter.
Material shall be 8" SDR 26 pipe (ASTM D-3034) or CI 52 Ductile
Iron Pipe with AWWA C-104 cement mortar lining and
- C-111 Joints. ESVCP may be used in industrial areas where
industrial effluent is expected.
- 48" diameter manhole minimum, refer to City Standard Design
- 350’ maximum spacing between manholes on public sanitary
sewer. 150’ maximum spacing between manholes on sanitary services
- Inspection manholes are required on all non-single family
residential services.
- Certain sewers shall be inspected by closed circuit television
to determine proper condition. The sewers affected by this policy
shall be those that are constructed within 10 feet of any building
foundation and/or within any pavement on the project. Televising
shall occur after the building construction and prior to placement
of the final surface course of the pavement.
Water Mains
- Standard Specifications for Water and Sewer Main Construction
in Illinois shall govern water main construction
- Minimum size and material for public water main is 8" DIP CL
52 (350 PSI) with cement mortar lining and encased in
polyethylene. Contact City Engineering department for exact size
requirement
- Minimum depth of cover is 5.5 feet below finished grade
- Hydrant spacing is based on a 150’ radius and it must cover at
least 2/3 of each lot proposed
- Valves are required at all intersections; with maximum
straight line spacing 1000’
- Water services shall be 1" minimum Type K copper
- IEPA permit is required all public water main extensions
- IEPA sewer and water main separations will be strictly
enforced
- All public water main extensions shall be pressure tested and
chlorinated. These tests shall be witnessed by City of Des Plaines
Engineering Department and Public Works Department personnel
- Contact Public Works Department at (847) 391-5469 for water
main locates and shut-offs
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