A.
Upon approval
of both the preliminary plat and the plans and specifications for
the required subdivision improvements by the Plan Commission and the
Superintendent of Highways, and upon approval of the appropriate agencies
as evidenced by state permits where required, the subdivider shall
construct and install the required subdivision improvements prior
to filing with the Plat Officer an application of the final plat for
final approval.
B.
In lieu of construction in Subsection A above, the subdivider may post cash, negotiable securities, or a surety bond running to the County Board sufficient to cover the full cost of said improvements as estimated by the subdivider and approved by the Superintendent of Highways and township Highway Commissioner to assure the satisfactory installation of said improvements as outlined in Articles VI, VII and VIII and contained in the approved plans and specifications. If the subdivider posts a surety bond, it shall have good and sufficient surety therein, and be approved by the Plan Commission.
C.
In addition to Subsections A and B above, the subdivider shall provide a surety bond (in the amount of 20% of the cost of the improvements) running to the County Board for a period of two years after completion of construction, or a portion of the cash or negotiable security required in Subsection B above may be retained by the County for this purpose. During this period and/or until official acceptance, the subdivider shall be responsible for all maintenance of improvements.
A.
Simultaneous with filing the preliminary plat, or as soon thereafter
as practicable, three copies of construction plans and specifications
prepared by a professional engineer registered in Illinois shall be
furnished in accordance with the provisions of this article for the
following subdivision improvements:[1]
B.
Construction and inspection.
(1)
Prior to starting any work covered by the approved plans and specifications
for the above improvements, written authorization to start the work
shall be obtained from the Superintendent of Highways. Authorization
to begin work will be given upon receipt of all necessary permits,
and work must proceed in accordance with construction methods of this
article.
(2)
Construction of all improvements required by this chapter must be
completed within two years from the date of the approval of the preliminary
plat by the Plan Commission unless good cause can be shown for granting
an extension of time by the Plan Commission.[2]
(3)
During the course of construction, at such times as the Superintendent
of Highways deems necessary within customary good practices of engineering
and construction, inspection of the work shall be made to ensure compliance
with the plans and specifications as approved.
(4)
After completion of all public improvements, and prior to final acceptance
of said improvements, a certificate signed by a registered professional
engineer of Illinois shall be submitted to the County Superintendent
of Highways and the township Highway Commissioner and to the Plat
Officer. Said certificate shall read as follows: "All streets shown
herein have been graded, drained and surfaced and all drainage structures
have been built, and all sewers and water mains have been installed,
as required, and in accordance with the plans and specifications for
said subdivision."
C.
As-built plans. After completion of all public improvements, and
prior to final acceptance of said improvements, the subdivider shall
make, or cause to be made, a map showing the actual location of all
valves, manholes, stubs, sewer and water mains, and such other facilities
as the Superintendent of Highways shall require. This map shall bear
the signature and seal of a professional engineer registered in Illinois.
The presentation of this map shall be a condition of final acceptance
of the improvements, and release of the surety bond assuring their
completion. The as-built plans shall be filed with the Plat Officer.
D.
Survey monuments. All permanent and other monuments required under § 355-17 of this chapter shall be placed prior to the approval of the final plat.
[Amended 6-12-1984 by Ord. No. 84-53]
A.
For the purpose of this section, there shall be two classifications
of subdivisions: urban and rural. The improvement which will be required
will be dependent on the type of subdivision as herein described,
except that the Plan Commission may recommend the requirement of additional
improvements or the waiving of the requirement of certain improvements
when, in the opinion of the Plan Commission, because of the location
of the subdivision, impractical conditions for providing the required
improvements, or practicable and demonstrable hardship, would be caused
the subdivider.
(1)
The following table indicates the improvements required in each of
the two types of subdivisions. However, the table is intended only
as a general guide, and the remainder of this section should be examined
carefully to determine the exact improvements and their design.
|
Required Improvement
|
Urban Subdivision
|
Rural Subdivision
| |
|---|---|---|---|
|
Street pavement
|
X
|
X
| |
|
Curbs
|
X
|
O
| |
|
Gutters
|
X
|
O
| |
|
Public sanitary sewer systems
|
X
|
O
| |
|
Stormwater sewers
|
X
|
O
| |
|
Public water supply systems
|
X
|
O
| |
|
Streetlights
|
X
|
O
| |
|
Sidewalks
|
X
|
O
| |
|
Street signs, guardrails, etc.
|
X
|
X
| |
|
Grass stormwater drainage ditches
|
O
|
X
|
|
X = Required
| |
|---|---|
|
O = May be required
|
(2)
The design standards specified in this section are also the minimum
considered necessary for the general health, welfare, safety, and
convenience of the public. Any improvements may be built to better
standards of quality than those set forth in this chapter.
B.
Streets: See the minimum standards for street design tables or the
administrative policy of the bureau of local roads of the State of
Illinois, whichever is more restrictive.[1]
[1]
Editor's Note: The Minimum Standards for Street Design Tables for urban and rural subdivisions are included at the end of this chapter.
C.
Cul-de-sacs shall meet all the requirements for a local street and,
in addition, shall provide a turnaround right-of-way of 120 feet in
diameter for rural and urban subdivisions, and in both cases pavement
diameter shall be not less than 100 feet.
D.
Alleys provided to serve business, commercial, or industrial uses
shall be constructed in accordance with the street specifications;
however, the paved surface may be only 20 feet.
E.
Curb and gutter. Concrete curb and gutter shall be provided along
the outside edge of all street pavements in urban subdivisions, and
in rural subdivisions, when required by the Plan Commission. All curbs
and gutters shall be constructed in accordance with the approved specifications
of Stephenson County.
F.
Sanitary sewage system.
(1)
There shall be provided a complete sanitary sewer system, including
a service connection for each lot and a sewage treatment plant and/or
disposal facilities, which services the subdivision in an urban subdivision.
(2)
In any subdivision not meeting the conditions of an urban subdivision,
individual sewage disposal systems may be installed, provided:
(a)
All requirements of the County regulations with regard to soil
percolation tests, size of disposal system, and requirements of the
state are met.
(b)
Private restrictions are filed with the final plat and incorporated
in each deed requiring that, as soon as public sewers are available,
connections to the public sewer shall be made at the property owner's
expense, and that owners shall bear their fair, proportionate share
of the cost of the public sewer as determined by agreement, special
assessment, or other means authorized by law to finance construction
of sewer systems.
(3)
All community sewage systems shall be designed and constructed in
accordance with applicable state, County, and local regulations.
(4)
All sanitary sewers shall be designed in accordance with accepted
modern sanitary engineering practice and shall be designed and constructed
in accordance with the requirements of the Pollution Control Board.[2]
(5)
Provision shall be made for the maintenance and operation of such
treatment plant or facility, and shall be stated on the final plat
and incorporated in the deed if charges are to be made to the owners
of property, or property owners' association, or other agency.
G.
Stormwater sewerage. There shall be provided stormwater sewerage
or a surface drainage system to serve adequately the area being platted,
considering, but not limited to, the following:
(1)
The recommendations of the Plan Commission and the County Superintendent
of Highways;
(2)
The use of existing drainage channels whenever possible; and
(3)
The design of the drainage system shall consider and show:
(a)
The storm drainage area of which the subdivision is a part.
(b)
Calculations as to volume and frequency of water to be handled.
(c)
A scheme of culverts sufficient in size to eliminate flooding
or ponding of water.
(d)
Grades which may result in erosion or ponding and, therefore,
require storm sewers.
(e)
Existing watercourses.
(4)
In any subdivision not qualifying as an urban subdivision, ditches
and swales meeting the following standards may be used:
(a)
With grades to 4%, ditches may have sod bottom and banks.
(b)
With grades from 4% to 8%, ditches must have ditch checks.
(c)
With grades greater than 8%, ditches must have rip-rap or be
paved.
(d)
Culverts must be provided at all street or driveway intersections
sized to eliminate flooding or ponding of water, and with a minimum
depth of 12 inches.
H.
Water supply and distribution.
(1)
In any subdivision qualifying as an urban subdivision, there shall
be provided a complete public water supply and distribution system,
including all appurtenances for fire protection.
(2)
In any subdivision not qualifying as an urban subdivision, individual
water supplies may be permitted, provided:
(a)
All requirements of the state and County regulations are fully
met; and
(b)
Private restrictions are filed with the final plat and incorporated
in each deed so that, as soon as a public water supply system is available,
connections to the system will be made at the property owner's
expense, and so that owners shall bear their fair, proportionate share
of the cost of the public water main as determined by agreement, special
assessment proceeding, or other means authorized by law to finance
construction of water systems.
I.
Streetlighting.
(1)
Streetlighting facilities shall be provided at all street intersections
and/or every 300 feet; except in single-family residential subdivisions,
streetlighting may be provided by installation of a private yard light
in each lot.
(2)
Streetlighting facilities for multiple-family, business or industrial
subdivisions shall be of the high-level, high-intensity type, and
shall be placed on alternate sides of the major and secondary streets,
not less than 200 feet apart.
J.
Sidewalks. Sidewalks shall be provided in the following areas:
(1)
Industrial and commercial and business property shall be provided
with concrete sidewalks five inches thick and a minimum of 10 feet
wide.
(2)
Any subdivision qualifying as an urban subdivision shall be provided
with sidewalks four inches thick and four feet wide, and located one
foot off the property line on both sides of all streets when, in the
opinion of the Plan Commission, sidewalks are needed to provide safety
and convenience to the residents of the subdivision.
(3)
In any subdivision not qualifying as an urban subdivision, sidewalks
may be required by the Plan Commission, in which case sidewalks shall
be four inches thick and four feet wide, and located one foot off
the property line on both sides of all primary and secondary streets,
and may be required on one side of local and collector streets, except
that those local or collector streets leading to a school or park
may be required to have a sidewalk on both sides.
K.
Street signs, landscaping, etc.
(1)
Street signs of the type approved by the County Superintendent of
Highways shall be installed on the northeast corner of each intersection
and shall indicate the street names as shown on the final plat.
(2)
Wherever possible, existing trees shall be preserved in the installation
of subdivision improvements. All unpaved street rights-of-way shall
be seeded or sodded. Provision shall be made to assure the growth
of all landscaping.
Final construction plans shall be prepared on twenty-two-inch
by thirty-six-inch material of good quality, and shall contain at
least the following information in the following order:
A.
Title.
B.
Plat of subdivision.
C.
General layout drawings of the proposed streets.
D.
General layout drawings of the proposed water system.
E.
General layout drawings of the proposed sanitary sewers.
F.
General layout drawings of the proposed storm drainage.
G.
Plans and profiles of streets and sewers, with horizontal and vertical
scales sufficiently large to adequately show construction details.
H.
Details of street structures, etc.
