James Island City Zoning Code

ARTICLE A

3 - PUBLIC ROAD STANDARDS

§ A.3.1 GENERAL INFORMATION.

(A) Landowner/developer responsibility.

(1) The landowner/developer is responsible for providing the town complete roadway and/or drainage system plans for the proposed development.

(2) The landowner/developer shall secure licensed, professional personnel to prepare designs acceptable to the town.

(3) The landowner/developer shall oversee and coordinate the presentations, reviews, and revisions of the designs with the appropriate agencies, and obtain required approvals and permits.

(4) The landowner/developer shall provide field staking of the designs during the construction phase.

(5) The landowner/developer shall coordinate town inspections.

(6) The landowner/developer shall provide required as-built records, record plats, etc.

(7) The landowner/developer is responsible for providing competent construction personnel with appropriate equipment and skills to complete construction of the roadway and/or drainage systems in a manner acceptable to the town. The roadway and/or drainage systems must be constructed in accordance with approved plans, specifications, permits, codes, and any other documents referred to herein.

(B) Coordination with other reviewing agencies.

(1) The design professional-of- record shall provide a list of all regulatory permits required for the construction of all road and drainage systems. This list shall include the status of each permit along with corresponding application numbers and dates.

(2) The design professional-of-record shall provide a copy of all approved permits, deemed essential by the Public Works Director, to the Public Works Department prior to final approval of the construction plans.

(C) Coordination with other developments. Prior to acceptance of a proposed system which is dependent upon a contiguous system within an adjacent development, the town must have previously accepted or simultaneously accept the contiguous system.

(D) Right-of-way width. The minimum right-of-way width for a roadway to be accepted into the town maintenance system is 50' unless otherwise approved by the Public Works Director.

(E) Pedestrian ways within publicly dedicated right-of-way. When pedestrian ways are provided within the publicly dedicated right-of-way, they shall be constructed in accordance with § A.4.1(C) unless otherwise approved by the Public Works Director. For roadways with open roadside drainage systems, pedestrian ways shall be placed behind the swales or ditches. Additional right-of-way may be required to accommodate proposed pedestrian ways.

(F) Fee schedule. Filing fees as established by Town Council shall be submitted with the construction plans. These fees are nonrefundable. Previously unapproved plans that are significantly altered in concept and resubmitted must be accompanied by the appropriate fees.

(G) General requirements for construction plan approval.

(1) When preliminary subdivision approval has been granted by the Town of James Island Planning Commission, the design professionals shall prepare and submit one copy of street plans and profiles, including typical sections, drainage data, etc., to the Public Works Department for review and approval prior to beginning construction of the street and drainage systems. The designer's seal, signature, and South Carolina registration number shall be affixed to the plans and specifications.

(2) After reviewing the proposed documents for conformance with applicable town ordinances, the Public Works Director shall affix the appropriate stamp on the original drawing.

(3) Prior to final plat approval, the landowner/developer shall furnish the Public Works Department with two sets of blueprints and one reproducible set of the approved stamped plans before initiating work.

(4) Also, the landowner/developer shall furnish one (1) set of record drawing prints upon completion of the project.

(5) When available, the Public Works Department requests an electronic data file of the approved plans including layout, road/right-of-way location, drainage easements, and other pertinent information that may be used to augment the Town GIS. The landowner/developer is not responsible for ensuring that electronic data is compatible with the Town's GIS system.

(H) Expiration date for town's approval of construction plans. Construction plan and specification approvals have the same duration as the preliminary plat approval. Refer to §§ 153.300 et seq. for approval duration information.

(I) Town inspection.

(1) All work required by the town for the development being considered shall be inspected by the Public Works Director for compliance with the approved plans and specifications.

(2) The Public Works Director will make inspections when:

(a) The Public Works Director has approved construction plans and specifications.

(b) Sufficient notice is given. The landowner/developer shall give a one-week notice prior to beginning work at the site. After the initial notice, a 24-hour notice shall be given prior to beginning each operation (or continuing an operation when the work has been disrupted for more than one workday).

(3) A final project inspection shall be performed prior to scheduling Council acceptance.

(4) The Public Works Inspector shall have the authority to:

(a) Certify that the construction and materials comply with the approved construction plans and these regulations;

(b) Certify that material quantities comply with the approved construction plans.

(c) Approve or reject materials and/or their installation in accordance with the approved construction plans, specifications, and these regulations;

(d) Suspend work with the concurrence of the Public Works Director.

(J) Site cleanup and finish grading. Prior to street and drainage system acceptance, the right-of-way and drainage easements shall be cleared of all construction trash and debris. Lots or other areas designated on the approved plans requiring fill or grading shall also be completed.

(K) Maintenance guarantees. Street and stormwater management/drainage systems that are to be dedicated to the Town of James Island for public maintenance shall be under warranty for all defects and failures for a period of two years. Prior to final plat approval, the developer shall provide written verification of financial responsibility for correction of defects and/or failures to systems to be dedicated to the town. The warranty (minimally established at 10% of the construction cost) shall be in an amount satisfactory to the Public Works Director and effective for a period of two years from Town Council's acceptance date. The financial warranty shall be in the form of a no-contest, irrevocable bank letter of credit, a performance and payment bond underwritten by an acceptable South Carolina licensed corporate surety, or a cashier's check. Payment is subject to Town Attorney approval of the guarantee to determine that the interests of the Town of James Island are fully protected. If a cashier's check is utilized, then the opinion of counsel may be waived. The Public Works Department shall maintain surveillance over the system and provide written notification to the landowner/developer if repair work is required during the warranty period. The Public Works Department shall identify defects not considered to be a public safety issue and notify the landowner/developer of such defects. The landowner/developer shall have 30 days to prepare and submit a schedule of corrective actions for approval by the Public Works Director. If defects are not satisfactorily repaired within the approved schedule, the Public Works Department will resolve the defects and bill the bonding company accordingly. The Public Works Department shall address public safety defects immediately. Subsequently, the bonding company will be billed for reimbursement.

§ A.3.2 SECONDARY RURAL ROAD STANDARDS (MAXIMUM OF 10 LOTS).

(A) General design requirements.

(1) Required right-of-way: The minimum right-of-way width is 50'.

(2) Required minimum street section: Streets shall be constructed to minimum earth street standards and have a minimum travel way width of 18'.

(3) Required minimum street elevations: The minimum street centerline elevation at finish grade shall be 6.5' above mean sea level.

(4) Required minimum profile gradient: The minimum street profile centerline gradient shall be 0.4% except for causeways where land areas adjacent to the road embankment are jurisdictional wetlands or critical area.

(5) Street centerline minimum curve radius criteria: Street centerline curve radii shall meet AASHTO guidelines for the design speed limit.

(6) Where streets are designed for less than a 30 mph speed limit, the design professional shall provide supporting design data, including traffic control signage.

(7) All roads shall be designed with a minimum road centerline radius of 125'. Horizontal sight distances shall be considered in the design process. Vertical curves shall have a minimum length of 100'.

(B) Roadway drainage design. The roadway drainage design must show, at a minimum, how the drainage is directed away from the travel way.

(1) The construction plans shall clearly show all work to be performed in plan view, profile, cross section, details, and specifications. Specifications providing written descriptions of the work, workmanship, appearance, materials, etc., and/or special provisions may either be shown on the drawings or presented in booklet form separate from the drawings. Specifications shall comply with the CTC (SS) or SCDOT (SS), unless otherwise directed by the Public Works Director.

(2) The following standards shall be observed and the information listed below shall be provided in the design and preparation of plans, profiles, details, drainage plans, and written specifications for construction:

(a) Include a copy of the approved preliminary plat.

(b) Plans and profiles shall be prepared on 24" x 36" or 22" x 34" sheets, having a profile at the bottom and a plan view at the top, with both the plan and profile stationing oriented in the same direction.

(d) Scales shall be: vertical 1" = 2' and horizontal 1" = 50' or larger.

(3) The following shall be shown in the plan view:

(a) Stations along the centerline of the proposed road with appropriate ties at intersecting streets.

(b) The width of the right-of-way and names of proposed roads and existing roads.

(d) Arrows indicating the direction of drainage flow within the right-of-way.

(e) Size, type, and location of trees proposed to remain within the clearing limits of the road right-of-way.

(f) DHEC/OCRM Critical Line and USACOE jurisdictional wetland delineations which relate to the right-of-way or easements.

(g) Benchmarks with locations, descriptions, coordinates, datum, etc.

(h) Details shall show sight distances, traffic control devices, design speeds for roads and other related information.

(i) Other general construction details required to define the scope of work.

(4) Profiles shall show:

(a) Existing street centerline elevations showing all breaks in grade, but in no case more than 100' apart. Profiles shall include existing streets to which ties are being made with elevations extending approximately 200' from the intersection.

(b) Proposed street centerline profile with centerline elevations every 50' on vertical curves and at 100' along tangents and at intersections.

(c) Statement to be placed by design professionals on road and drainage plans: "ALL MATERIALS AND WORKMANSHIP SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF THE TOWN OF JAMES ISLAND ZONING AND LAND DEVELOPMENT REGULATIONS."

(d) Statement to be signed by the owner or the authorized agent of the owner: "I certify as an agent for or as a record owner, lessee, or record easement holder, I have, or will have prior to undertaking the work the necessary approval or permission from all other persons with a legal interest in said property to conduct the work proposed in the approved subdivision construction plans."

(D) Clearing and grubbing. Except as otherwise stated herein, all secondary rural road rights-of-way shall be cleared and grubbed for a minimum width of 40'. Any/all tree canopies shall be pruned to a minimum height of 15'. This work shall include the removal and disposal of all trees, stumps, brush, rubbish, roots, and other objectionable materials.

§ A.3.3 PRIMARY RURAL ROAD STANDARDS.

(A) General design requirements.

(1) Required right-of-way: The minimum right-of-way width is 50'.

(2) Required minimum street section: Streets shall have a minimum travel way width of 20'. The travel surface shall be at least equal to the type of surface with which it is being connected (pavement, rock, or earth). If development characteristics warrant, the Public Works Director can approve a reduction in the surface type. Written requests for a reduction in surface type shall be directed to the Public Works Director with an accompanying justification statement.

(3) Required minimum street elevations: The minimum street centerline elevation at finish grade shall be 6.5' above mean sea level.

(5) Street centerline minimum curve radius criteria: Street centerline curve radii shall meet AASHTO guidelines for the design speed limit.

(6) Where streets are designed for less than a 30 mph speed limit, the design professional shall provide supporting design data, including traffic control signage.

(7) All roads shall be designed with a minimum road centerline radius of 125'.

(8) Horizontal sight distances shall be considered in the design process. Vertical curves shall have a minimum length of 100'.

(B) Roadway drainage design. For roadways with open roadside swale ditches, the swale ditches shall be graded as shown on details in Article A.6. The drainage plan shall show how the roadway drainage will be conveyed to an outfall or wetland. Roadside swale drainage ditches and driveway pipes shall be designed for a five (5) year average return frequency storm (minimum driveway pipe size shall be 15" in diameter). Cross drains, outfall ditches and piped systems shall be designed for a 10 year average return frequency storm. Average return frequencies are defined in § A.4.2(D). Roadside ditch inverts shall parallel the finished road longitudinal gradient except as otherwise approved by the Public Works Director. Drainage shall not be carried in roadside ditches for a distance exceeding 700' (accumulated distance) except as otherwise approved by the Public Works Director.

(a) Include a copy of the approved preliminary plat.

(d) Scales shall be: vertical 1" = 2' and horizontal 1" = 50' or larger.

(3) The following shall be shown in the plan view:

(a) Stations along the centerline of the proposed road with appropriate ties at intersecting streets.

(b) The width of the right-of-way and names of proposed roads and existing roads.

(d) Arrows indicating the direction of drainage flow within the right-of-way.

(e) Size, type, and location of trees proposed to remain within a road right-of-way or drainage easement.

(f) Existing and proposed drainage structures and drainage easements along with rights-of-way and drainage way cross sections.

(g) DHEC/OCRM Critical Line and USACOE jurisdictional wetland delineations which relate to the right-of-way or easements.

(h) Benchmarks with locations, descriptions, coordinates, datum, etc.

(i) Details shall show pond outfall structures, sight distances, traffic control devices, design speeds for roads, and other related information.

(j) Other general construction details required to define the scope of work.

(4) Profiles shall show:

(b) Proposed street centerline profile with centerline elevations every 50' on vertical curves and at every 100' along tangents and at intersections.

(d) Proposed and existing storm drains, sanitary sewers, water mains, pipe under drains, and cross line pipes.

(e) Statement to be placed by design professionals on road and drainage plans: "ALL MATERIALS AND WORKMANSHIP SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF THE TOWN OF JAMES ISLAND ZONING AND LAND DEVELOPMENT REGULATIONS."

(f) Statement to be signed by the owner or the authorized agent of the owner: "I certify as an agent for or as a record owner, lessee, or record easement holder, I have, or will have prior to undertaking the work the necessary approval or permission from all other persons with a legal interest in said property to conduct the work proposed in the approved subdivision construction plans."

(D) Clearing and grubbing. Except as otherwise stated herein, all primary rural road rights-of-way shall be cleared and grubbed for a minimum width of 50'. Any/all tree canopies shall be pruned to a minimum height of 15'. This work shall include the removal and disposal of trees, stumps, brush, rubbish, roots, and other objectionable materials.

(E) Clearing of drainage easements. The full width of all drainage easements shall be cleared of trees, buildings, fences, stumps, brush, logs, rubbish, roots, overhanging tree limbs, overhanging utility wires or cables, or any other item that may, in the judgment of the Public Works Director, interfere with the drainage facility or the maintenance of the facility. Existing obstacles may be left in place upon approval of the Public Works Director provided that all of the following criteria are met: a) the drainage system or the obstacle cannot be easily relocated; b) adequate and safe operational easement space for maintenance by mechanized equipment is provided; c) the drainage way is not obstructed; and d) the drainage easement width is increased to accommodate the obstructions.

§ A.3.4 SECONDARY TOWN ROAD STANDARDS.

(B) General design requirements.

(1) Required right-of-way:

(a) The minimum right-of-way width is 50'; however

(b) The road right-of-way must be of sufficient width to provide for the following:

1. Drainage;

2. Pavement or rock travel way;

3. Shoulders;

4. Signage;

5. Trees; and

6. Utilities such as street lights and overhead/underground utility lines (electric, telephone, cable TV, gas, water, and sewer).

(2) Required minimum street section: Streets shall have a minimum travel way width of 22'. The travel surface shall be at least equal to the type of surface with which it is being connected (pavement or rock). If development characteristics warrant, the Public Works Director can approve a reduction in the surface type. Written requests for a reduction in surface type shall be directed to the Public Works Director with an accompanying justification statement.

(3) Required minimum street elevations: The minimum street centerline elevation at finish grade shall be 6.5' above mean sea level.

(5) Street centerline minimum curve radius criteria: Street centerline curve radii shall meet AASHTO guidelines for the design speed limit.

(6) Where streets are designed for less than a 30 mph speed limit, the design professional shall provide supporting design data, including traffic control signage.

(B) General requirements for design of drainage systems. The design of drainage facilities for a development must be done with consideration being given to the entire drainage basin. Provisions must be made to receive and manage runoff from upstream areas and to ensure that downstream areas are not adversely impacted by discharges or runoff. The current zoning of upstream properties and associated runoff factors representing that land use, assumed to be fully developed, shall be used in determining design runoff rates and quantities. It is not to be assumed that existing developed properties without stormwater detention systems will have them in the future.

(1) For roadways with open roadside swale ditches; the swale ditches shall be graded as shown on details in Article A.6. The drainage plan shall show the drainage basin areas contributing stormwater runoff to the roadside ditches. Roadside swale drainage ditches and driveway pipes shall be designed for a five (5) year average return frequency storm (minimum driveway pipe size shall be 15" in diameter). Cross drains, outfall ditches and piped systems shall be designed for a 10 year average return frequency storm. Average return frequencies are defined in § A.4.2(D). The invert elevation of the roadside swale ditch shall be no less than 18" and no greater than 24" inches below the corresponding centerline street finish grade elevation and longitudinal grades shall be no less than 0.4% nominal grade, unless otherwise approved by the Public Works Director. Roadside ditch inverts shall parallel the finish road longitudinal gradient except as approved by the Public Works Director. Drainage shall not be carried in roadside ditches for a distance exceeding 700' (accumulated distance) except as approved by the Public Works Director.

(2) Outfall ditches to wetland areas shall be piped for a minimum length of 20' at their outfall ends; or an alternative means of defining wetlands' limits for maintenance identification purposes shall be submitted for consideration.

(D) Maintenance plan.

(1) When detention or retention facilities are required by local or state agencies or proposed by the design professional, a comprehensive stormwater management system maintenance plan must be submitted for approval by the Public Works Director. The maintenance plan shall address: frequency of maintenance, disposal of material, access to the facility, and other site specific data. The responsible entity shall acknowledge in writing their maintenance obligation and their assent to the maintenance plan. All stormwater runoff and maintenance requirements described herein shall be applicable.

(2) The Town of James Island will maintain public detention facilities to ensure that public drainage systems function as designed (stage-storage capacity of the ponds remain adequate). Any facility not maintained by the Town of James Island shall be maintained by another responsible entity. Acceptable arrangements for proper and perpetual maintenance shall be presented to the Town of James Island at the time of the project's final construction inspection. Detention ponds, lakes, or impoundments which function as a conveyance of stormwater downstream of the proposed development require dedicated drainage easements and maintenance shelves constructed along those systems in accordance with these regulations, unless otherwise approved by the Public Works Director.

(E) Construction plans and specifications.

(1) The construction plans shall clearly show all work to be performed in plan view, profile, cross section, details, and specifications. Specifications providing written descriptions of the work, workmanship, appearance, materials, etc., and/or special provisions may either be shown on the drawings or presented in booklet form separate from the drawings. Specifications shall comply with the CTC (SS) or the SCDOT (SS), unless otherwise directed by the Public Works Director.

(a) Include a copy of the approved preliminary plat.

(d) Scales shall be: vertical 1" = 2' and horizontal 1" = 50' or larger.

(3) The following shall be shown in the plan view:

(a) Stations along the centerline of the proposed road with appropriate ties at intersecting streets.

(b) The width of the right-of-way and names of the proposed roads and existing roads.

(c) Alignment information, including curve data with P.C., P.T., and P.I. angle points, as well as angles at intersections.

(d) Arrows indicating the direction of drainage flow within the right-of-way, along drainage ways, through lots, and at intersections.

(e) Existing and proposed utility lines and utility easements.

(f) Size, type, and location of trees proposed to remain within a road right-of-way or drainage easement.

(g) Road cross sections with sidewalks (when required).

(h) Existing and proposed drainage structures and drainage easements along with rights-of-way and drainage way cross sections.

(i) DHEC/OCRM Critical Line and USACOE jurisdictional wetlands.

(j) Details shall show pond outfall structures, sight distances, traffic control devices, design speeds for roads, and other related information.

(k) Benchmarks with locations, descriptions, coordinates, and datum, etc. Other general construction details required to define the scope of work.

(4) Profiles shall show:

(b) Proposed street centerline profile with centerline elevations every 50' on vertical curves and at every 100' along tangents and at intersections.

(d) Proposed and existing storm drains, sanitary sewers, water mains, pipe under drains, and cross line pipes.

(e) Proposed grades of all ditches and swales on or off site. Show existing grades of incoming and outfall drainage ways for 200' upstream/downstream if no grade changes are proposed.

(f) An overall drainage plan shall be submitted along with the plans and profiles and detail sheets.

1. The drainage plan sheet shall show the street layout and the entire drainage system to be constructed or improved along with the sizes and invert elevations of drainage pipes, the widths of proposed and existing drainage easements, the direction of drainage flow (using arrows), detention ponds, outfall structures, lot drainage, and existing canals, tidal streams, etc.

2. The drainage plan shall include pertinent drainage data such as drainage areas, runoff coefficients, times of concentration (with computations), runoff volumes, soils data, detention pond routing, pond crest elevations, and other related information.

(5) Statement to be placed by design professionals on road and drainage plans: "ALL MATERIALS AND WORKMANSHIP SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF THE TOWN OF JAMES ISLAND ZONING AND LAND DEVELOPMENT REGULATIONS."

(6) Statement to be signed by the owner or the authorized agent of the owner: "I certify as an agent for or as a record owner, lessee, or record easement holder, I have, or will have prior to undertaking the work the necessary approval or permission from all other persons with a legal interest in said property to conduct the work proposed in the approved subdivision construction plans."

(F) Clearing and grubbing. Except as otherwise stated herein, all secondary town road rights-of-way shall be cleared and grubbed for the full width of the right-of-way. Any/all tree canopies shall be pruned to a minimum height of 15'. This work shall include the removal and disposal of all trees, stumps, brush, rubbish, roots, and other objectionable materials.

(G) Clearing of drainage easements. The full width of all drainage easements shall be cleared of all trees, buildings, fences, stumps, brush, logs, rubbish, roots, overhanging tree limbs, overhanging utility wires or cables, or any other item that may, in the judgment of the Public Works Director, interfere with the drainage facility or the maintenance of the facility. Existing obstacles may be left in place upon approval of the Public Works Director provided that all of the following criteria are met: a) the drainage system or the obstacle cannot be easily relocated; b) adequate and safe operational easement space for maintenance by mechanized equipment is provided; c) the drainage way is not obstructed; and d) the drainage easement width is increased to accommodate the obstructions.

§ A.3.5 PRIMARY TOWN ROAD STANDARDS.

(A) General design requirements.

(1) Required right-of-way:

(a) The minimum right-of-way width is 50'; however

(b) The road right-of-way must be of sufficient width to provide for the following:

1. Drainage;

2. Pavement and curb and gutter;

3. Shoulders;

4. Trees;

5. Signage;

6. Sidewalks where installed (or required); and

7. Utilities such as street lights and overhead/underground utility lines (electric, telephone, cable TV, gas, water, and sewer).

(2) Required minimum street section:

(a) Streets shall be constructed as paved streets and conform to details in Article A.6.

(b) Streets shall be constructed with curb and gutter; and

(3) Required minimum street elevations: The minimum street centerline elevation at finish grade shall be 6.5' above mean sea level.

(4) Required minimum profile gradient:

(a) The minimum street profile centerline gradient shall be 0.4% except for causeways where land areas adjacent to the road embankment are jurisdictional wetlands or critical areas.

(b) Additionally, for streets using an asphalt gutter, a minimum centerline gradient of 0.5% is required.

(5) Street centerline minimum curve radius criteria:

(a) Street centerline curve radii shall meet AASHTO guidelines for the design speed limit.

(b) Where streets are designed for less than a 30 mph speed limit, the design professional shall provide supporting design data, including traffic control signage.

(d) Horizontal sight distances shall be considered in the design process.

(e) Vertical curves shall have a minimum length of 100'.

(B) Type of curb and gutter.

(1) Concrete curb and gutter:

(a) Either upright curb and gutter or roll curb and gutter may be used (see details in Article A.6). The minimum width for the upright curb and gutter shall be 1" and 2' for roll curb and gutter. The maximum If upright curb and gutter is utilized, driveway entrances for subdivision lots shall be shown on the construction plans and constructed as part of the development.

(b) The distance between expansion joints unless specified otherwise herein, shall be in accordance with the CTC (SS) or the SCDOT (SS).

(2) Asphalt curb and gutter: Asphalt curb and gutter sections shall be submitted for approval. All work, materials, methods, and equipment, unless specified otherwise herein, shall be in accordance with the CTC (SS) or the SCDOT (SS).

(1) The design of drainage facilities for a development must be done with consideration being given to the entire drainage basin. Provisions must be made to receive and manage runoff from upstream areas and to ensure that downstream areas are not adversely impacted by discharges or runoff. The current zoning of upstream properties and associated runoff factors representing that land use, assumed to be fully developed, shall be used in determining design runoff rates and quantities. It is not to be assumed that existing developed properties without stormwater detention systems will have them in the future.

(2) Also, drainage design requirements for the entire development shall conform to § A.4.2.

(D) Roadway drainage design.

(1) Stormwater systems conveying flow to or from streets shall be piped unless otherwise approved by the Public Works Director.

(2) Curb inlet structures shall be located so that drainage shall not be carried in gutters for a distance exceeding 500' (accumulated distance). The five (5) year average return frequency storm shall not cause water to flow onto the road for a width greater than 5'. Culvert piping running longitudinally with the street shall not be located under the pavement or curb and gutter, nor shall it conflict with the normal location of under drains.

(E) Subsurface drainage.

(1) Where pipe under drains are required, their centerline shall be located 2.5', at a minimum, behind the back of the curb and they shall be properly connected to a permanent drainage outlet, such as a catch basin, junction box, or a manhole.

(2) Piped under drains shall conform to the under drain details in Article A.6. Under drain inverts shall be a minimum of 24" below the bottom of the curb and above any static lake/pond elevation.

(3) Suitable outlets for the pipe under drains shall be provided in the drainage system design.

(4) Pipe under drains shall be installed at low points in the grade on both sides of the street for a minimum distance of 100' in each direction along the street; except at locations where the design engineer can demonstrate to the satisfaction of the Public Works Director that the water table will not be within 24" of centerline subgrade elevation.

(5) Pipe under drains, where required, shall be installed before the base course is placed.

(6) Pipe under drains shall be placed in other locations as determined by the design professional or as required by the Public Works Director during construction.

(7) Pipe under drains shall be properly laid on grade and in accordance with these specifications and the CTC (SS) or the SCDOT (SS) and shall not be covered until they have been inspected and approved by the Town of James Island Public Works Department.

(8) Alternative under drain designs shall be presented to the Public Works Director for review and approval.

(F) Maintenance plan.

(2) The Town of James Island will maintain public detention facilities to ensure that public drainage systems function as designed (stage-storage capacity of the ponds remain adequate). Any facility not maintained by the Town of James Island shall be maintained by another responsible entity. Acceptable arrangements for proper and perpetual maintenance shall be presented to the Town of James Island at the time of the project's final construction inspection. Detention ponds, lakes, or impoundments which function as a conveyance of stormwater downstream of the proposed development shall require dedicated drainage easements and maintenance shelves constructed along those systems in accordance with these regulations, unless otherwise approved by the Public Works Director.

(G) Construction plans and specifications.

(1) The construction plans shall clearly show all work to be performed in plan view, profile, cross section, details, and specifications. Specifications providing written descriptions of the work, workmanship, appearance, materials, etc., and/or special provisions may either be shown on the drawings or presented in booklet form separate from the drawings. Specifications shall comply with the CTC (SS) or the SCDOT (SS), unless otherwise directed by the Public Works Director.

(a) Include a copy of the approved preliminary plat.

(d) Scales shall be: vertical 1" = 2' and horizontal 1" = 50' or larger.

(e) The following must be shown in the plan view:

1. Names of the proposed roads and existing stations along the centerline of the proposed road with appropriate ties at intersecting streets.

2. The width of the right-of-way and roads.

3. Alignment information, including curve data with P.C., P.T., and P.I. angle points, as well as angles at intersections.

4. Arrows indicating the direction of drainage flow within the right-of-way, along drainage ways, through lots, and at intersections.

5. Existing and proposed utility lines and utility easements.

6. Size, type, and location of trees proposed to remain within a road right-of-way or drainage easement.

7. Road cross sections with pedestrian paths (when required).

8. Existing and proposed drainage structures and drainage easements along with rights-of-way and drainage way cross sections.

9. DHEC/OCRM Critical Line and USACOE jurisdictional wetlands.

10. Benchmarks with locations, descriptions, coordinates, and datum, etc.

11. Details shall show pond outfall structures, sight distances, traffic control devices, design speeds for roads, and other related information.

12. Other general construction details required to define the scope of work.

(f) Profiles shall show:

1. Existing street centerline elevations, showing all breaks in grade, but in no case more than 100' apart. Profiles shall include existing streets to which ties are being with elevations extending approximately 200' from intersections.

2. Proposed street centerline profile with centerline elevations every 50' on vertical curves and at every 100' along tangents and at intersections.

3. Vertical curve data.

4. Proposed and existing storm drains, sanitary sewers, water mains, pipe under drains, and cross line pipes.

5. Proposed grades of all ditches and swales on or off site. Show existing grades of incoming and outfall drainage ways for 200' upstream/downstream if no grade changes are proposed. An overall drainage plan shall be submitted along with the plans and profiles and detail sheets.

(g) An overall drainage plan shall be submitted along with the plans and profiles and detailed sheets.

1. The drainage plan sheet shall show the street layout and the entire drainage system to be constructed or improved, along with the sizes and invert elevations of drainage pipes, the widths of proposed and existing drainage easements, the direction of drainage flow (using arrows), detention ponds, outfall structures, lot drainage, and existing canals, tidal streams, etc.

(h) Statement to be placed by design professionals on road and drainage plans: "ALL MATERIALS AND WORKMANSHIP SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF THE TOWN OF JAMES ISLAND ZONING AND LAND DEVELOPMENT REGULATIONS."

(i) Statement to be signed by the owner or the authorized agent of the owner: "I certify as an agent for or as a record owner, lessee, or record easement holder, I have, or will have prior to undertaking the work the necessary approval or permission from all other persons with a legal interest in said property to conduct the work proposed in the approved subdivision construction plans."

(H) Piping and easements. Unless justification is provided, to the satisfaction of the Public Works Director, all drainage easements within the urban areas of the town shall be required to be piped except: a) swales with depths less than 24" having 5:1 side slopes and wholly contained within the easement, and b) canals (designed for a capacity exceeding that of an equivalent 36" diameter pipe).

(I) Clearing and grubbing.

(1) Except as otherwise stated herein, all primary town road rights-of-way shall be cleared and grubbed for the full width of the right-of-way. Any/all tree canopies shall be pruned to a minimum height of 15'. This work shall include the removal and disposal of trees, stumps, brush, rubbish, roots, and other objectionable materials.

(2) For streets constructed with upright or roll curb and gutter, selected specimen trees may be permitted to remain within the right-of-way when the following conditions are met:

(a) Trees are healthy, of aesthetic value, and are firmly rooted with the base of the tree being at or near the elevation of the curb or edge of pavement.

(b) The distance from the back of the curb to the nearest face of the tree is not less than 5'.

(3) Where under drains are required, the tree(s) shall be removed or the right-of-way shall be relocated.

(J) Clearing of drainage easements. The full width of all drainage easements shall be cleared of all trees, buildings, fences, stumps, brush, logs, rubbish, roots, overhanging tree limbs, overhanging utility wires or cables, or any other item that may, in the judgment of the Public Works Director, interfere with the drainage facility or the maintenance of the facility. Existing obstacles may be left in place upon approval of the Public Works Director provided that all of the following criteria are met: a) the drainage system or the obstacle cannot be easily relocated; b) adequate and safe operational easement space for maintenance by mechanized equipment is provided; c) the drainage way is not obstructed; and d) the drainage easement width is increased to accommodate the obstructions.

§ A.3.6 NON-STANDARD TOWN ROAD STANDARDS.

(A) General design requirements.

(1) Required right-of-way: The minimum right-of-way width shall be the width of the traveled way plus 5' on either side.

(2) Required minimum road section: Roads are not constructed to minimum earth road standards.

(3) Required minimum road elevations: The minimum road centerline elevation at finish grade shall be 6.5' above mean sea level, if possible.

(4) Required minimum profile gradient: N/A.

(5) Road centerline minimum curve radius criteria: N/A.