Why are there storm water ordinances and why are detention/retention ponds always so big?  As communities grow, more impervious surfaces (roads, parking lots, buildings, sidewalks) are constructed. Impervious surfaces generate larger amounts of storm water runoff. As this runoff accumulates downstream, there is a greater tendency for the downstream areas to flood. To prevent downstream flooding, communities now usually require that you release water at a controlled rate equal to or less than what was being released prior to development. The remainder of the water has to be stored on site. Typically, the basins are sized to hold a storm event that is predicted to only occur every 25 years. This is why the detention/ retention ponds are always so large. In some cases, the basins have to hold 100-year storms!

What is an "engineered septic system" and when are they required?  The local health department sometimes require engineered septic systems when soil or groundwater conditions are not ideal. They can also be required when the field is located uphill from the home. Engineered septic systems can include mound systems with low-pressure distribution, sand filters, and bubbler systems. Most engineered systems include a pressure distribution system (pumping system). Pressure distribution should be designed by a professional engineer to ensure:

a.     Equal distribution across the entire field

b.     Adequate velocity to keep orifices clean.

c.      Pumps are correctly sized based on your application.

d.      Field is correctly sized based on soil type

What is "soil erosion control" and how does it affect my small project?  Soil Erosion control is the controlling of sediment resulting from your project. Check with your local county soil erosion officer for requirements as they vary from county to county. Typically, if you are near a water body, a permit will be required no matter the size of the project. If you are not near a water body, your project has to disturb a minimum area before needing a permit. A professional engineer can help you determine the need for a permit and can develop a soil erosion plan for your project.

I want to build a subdivision.  How many lots can I create?  This is a simple question with a very complex answer.  The number of splits you are allowed is dictated by the local municipality (minimum lot size requirements) and the State of Michigan "Plat Act" (Public Act 288 of 1967 as amended - Land Division Act of 1996).  The number of allowable splits is based on the parent parcel age, parent parcel size, size of parent parcel "remainder", number of new drives created and any local restrictions.  Or your site may be better developed as a Site Condominium.  There are many benefits to using this method of land division.    We recommend consulting with a licensed land surveyor or professional engineer to determine the best use of your property.

I am not familiar with township/village/city meetings.  Can Landtech guide my project from inception to completion?  Landtech has the staff to help you secure agency approvals. Typically, the plans are reviewed and approved by the planning commission. Landtech can help you develop a site plan that will be approved. Landtech can also help you with planning, bidding, contractor selection, construction, quality control, through completion of the project.

How do I know if a wetland is regulated? Can I build in it?  Landtech can help you find the answers you need for developing in a wetlands area. We are closely affiliated with "wetland" experts that will determine what is applicable for your site.  Landtech employees can survey wetlands and prepare a wetlands inventory map for any project.

If you did not find the answer to your question on this page, please contact Darren Graham.  Darren will gladly discuss any engineering questions you may have.