The Virginia Street Design Guidelines are applicable to properties within the Virginia Street Corridor (VSC) Overlay District. The objective of these guidelines is to provide a set of design suggestions to enhance the performance and image of the corridor.
[1]
Editor's Note: The Virginia Street Corridor Guidelines are included as an attachment to this chapter.
The Pattern Book is a tool provided to Crystal Lake residents,
that provides guidance for the City's built environment. Its goal
is to promote design strategies for additions and new construction
in established neighborhoods that is contextual and respectful to
the existing character. The Pattern Book is available on the City
website: www.crystallake.org.
Access management is the systematic control of the location,
spacing, design, and operation of driveways, median openings, interchanges,
and street connections to maintain safety at a roadway's full traffic
carrying capacity. Implementing an access management program will
encourage smooth and safe traffic flow on the City's roadways.
A.
Roadway classification hierarchy. Per the UDO, City streets are classified
as follows from highest to lowest:
B.
Design objectives. In reviewing an application for any development,
the City Engineer shall determine that the following objectives have
been met:
1.
Adequate corner clearance from any adjacent street intersections
has been provided to preserve the functional integrity of the intersection,
and spacing from adjacent driveways is sufficient to safely minimize
conflicts between traffic entering and exiting adjacent driveways;
2.
Adequate stopping sight distance and intersection sight distance
is provided;
4.
Sufficient storage distance between the curbline and the first point
of conflict for traffic on the site is provided to prevent the spill
back of traffic onto public streets. This distance shall be adequate
to absorb the maximum peak period inbound traffic during the normal
weekday;
5.
Appropriate conflict reduction measures have been provided to safely
manage inbound and outbound left turning traffic. Median design features
and driveway channelization shall be used as appropriate to accomplish
conflict reduction;
6.
Access locations have been properly offset from driveways or street
intersections located across the roadway in order to limit conflicts
within the mainline or median of the street;
7.
The design of the access satisfies standard geometric guidelines
for turning radii, driveway slope, angle of entry, design speed and
width. The drainage design of the access should not interfere with
the drainage system in the public right-of-way;
8.
The access provides for the safe crossing of pedestrians, bicyclists
and the handicapped;
9.
The installation of necessary traffic control devices for the safe
and proper operation of the access meet the requirements of the MUTCD
and, in the case of traffic signals, are located so as to allow for
proper signal coordination and adequate left turn storage needs at
the access and nearby intersections.
C.
Required spacing. Spacing between adjacent access locations or a
proposed access location and an adjacent street intersection shall
be consistent with the following. Where the indicated spacing is met,
there is a presumption that access will be permitted subject to satisfying
the design objectives of Section A-400D below.
[Amended 6-3-2014 by Ord. No. 7034; 3-1-2016 by Ord. No. 7200]
1.
Access separation between driveways shall be measured from inside
edge to inside edge of driveway and is measured at the point where
both driveways' nearest points to each other meet the back of curb
or edge of pavement.
2.
The separation between a driveway and intersecting street shall be
30 feet and shall be measured from the nearest edge of the driveway
at the back of curb or edge of pavement to the edge of the cross-street
pavement.
4.
The spacing requirements for driveways not meeting the specifications
in this Ordinance may be lessened or waived by the City Engineer if
tapered or channelized deceleration lanes are used.
[Added 10-6-2020 by Ord.
No. 7656]
D.
Access.
1.
Site plans and subdivision plats. Site plans and subdivision plats
shall be designed to facilitate compliance with the spacing guidelines
and access design objectives of this section at the time of development.
Specific further objectives related to the development of subdivisions
that shall be considered include:
a.
Residential subdivisions shall not derive direct access from
roadways with a freeway (or equivalent) designation.
b.
Where lots in a proposed subdivision or development front on
an arterial or major collector street as designated on the thoroughfare
plan, options for designing access that meets the standards of this
section include:
c.
Vehicular ingress and egress restrictions along the frontage
of arterial or higher level streets may be imposed by requiring subdivision
plats to dedicate to the proper street authority access control authority.
d.
Secondary access shall be required for major residential subdivisions
with 100 or more lots.
e.
Outparcels and phased development plans.
(i)
In the interest of promoting unified access and circulation
systems, development sites under the same ownership or consolidated
for the purposes of development and comprised of more than one building
site shall not be considered separate properties in relation to the
access standards of this Ordinance. The number of connections permitted
shall be the minimum number necessary to provide reasonable access
to these properties, not the maximum available for that frontage.
All necessary easements, agreements, and stipulations required by
the City's Unified Development Ordinance shall be met. This shall
also apply to phased development plans. The owner and all lessees
within the affected area are responsible for compliance with the requirements
of this code and both shall be cited for any violation.
(ii)
All access to the outparcel must be internalized
using the shared circulation system of the principle development or
retail center. Access to outparcels shall be designed to avoid movement
across parking aisles and queuing across surrounding parking and driving
aisles.
2.
Shared access/cross access.
a.
A system of joint use driveways and cross access easement shall
be required between adjacent lots fronting on major arterial, minor
arterial and major collector streets in order to minimize the total
number of access points along those streets and to facilitate traffic
flow between lots. The location and dimensions of said easement shall
be shown on any subdivision or site plan and approved by the City
Engineer.
b.
Building sites utilizing shared access and/or cross access shall
incorporate the following:
(i)
A continuous service drive or cross access corridor extending
the entire length of each block served to provide for driveway separation
consistent with the access management classification system and standards.
(ii)
A design speed of 10 miles per hour and sufficient
width to accommodate two-way travel aisles designed to accommodate
automobiles, service vehicles, and loading vehicles;
(iii)
Stub-outs and other design features to make it
visually obvious that the abutting properties may be tied in to provide
cross-access via a service drive;
(iv)
A unified access and circulation system plan that
includes coordinated or shared parking areas is encouraged wherever
feasible.
A cross access corridor is generally required for a nonresidential
use adjacent to other commercial, office, industrial or multifamily
development along an arterial or major collector.
|
3.
Recorded easements. Pursuant to this section, property owners required
to provide shared or cross access easements shall:
a.
Record an easement with the deed allowing cross access to and
from other properties served by the joint use driveways and cross
access or service drive;
b.
Record an agreement with the deed that remaining access rights
along the thoroughfare will be dedicated to the City and preexisting
driveways will be closed and eliminated after construction of the
joint-use driveway;
c.
Record a joint maintenance agreement with the deed defining
maintenance responsibilities of property owners.
4.
Direct access to individual one to four family dwellings shall be
prohibited on major collector, minor arterial, and major arterial
streets.
5.
Reverse frontage.
a.
Access to double-frontage lots shall be required on the street
with the lower functional classification.
b.
When a residential subdivision is proposed that would abut an
arterial or collector street, it shall be designed to provide through
lots along the arterial with access from a frontage road or interior
local road.
(i)
Access rights of these lots to the arterial shall be dedicated
to the City and recorded with the deed.
(ii)
A berm or buffer yard may be required at the rear
of through lots to buffer residences from traffic on the arterial.
The berm or buffer yard shall not be located within the public right-of-way.
6.
Emergency vehicle access. The purpose of this subsection is to ensure
that all premises shall be readily accessible for emergency service
vehicles, particularly fire-fighting equipment.
a.
Emergency access required: Any developments which do not have
frontage on a public street shall provide access for fire vehicles
and emergency apparatus from a public street as follows:
(i)
Dead-end access: A dead-end access exceeding 150 feet in length
shall be provided with a turning radius or area of not less than those
prescribed in the cul-de-sac requirements of the UDO.
(ii)
Fire lanes:
I.
A fire lane at least 20 feet wide shall be required to provide
access to any portion of any structure which is more than 150 feet
from the nearest street right-of-way when the structure is 30 feet
or less in height;
II.
A fire lane at least 24 feet wide shall be required
to provide access to any portion of any structure which is more than
50 feet from the nearest street right-of-way when the structure exceeds
30 feet in height.
III.
When fire vehicles and emergency apparatus are
provided access to any portion of a structure more than the distance
from a street right-of-way specified in the subsection above, by means
of either buffer yard area or adjoining property, the requirements
of Subsection (II) above, may be waived by the Fire Chief.
In addition to the situations above which require a fire lane,
a fire lane to provide access to any part of a building may also be
required if the Fire Chief determines that the distance of a structure
from the nearest hydrant, the configuration of structures on a site,
or other special characteristics of the site otherwise inhibit rapid,
effective fire extinguishment.
7.
Street structures. No driveway shall interfere with municipal facilities
such as streetlight or traffic signal poles, signs, fire hydrants,
cross walks, bus loading zones, utility poles, fire alarm supports,
drainage structures, or other necessary street structures. The City
Engineer is authorized to order and effect the removal or reconstruction
of any driveway which is constructed in conflict with street structures.
The cost of reconstructing or relocating such driveways shall be at
the expense of the abutting property owner.
E.
Driveway design.
[Amended 3-1-2016 by Ord.
No. 7200; 10-6-2020 by Ord. No. 7656]
2.
Curb cuts for driveways shall not be permitted in the curb return
of an intersection.
3.
The curb return radii for driveways intersecting at right angles
with the roadway and without a deceleration lane shall be as follows:
4.
The angle of driveway approach shall be approximately 90° for
two-way drives and between 45° and 90° for one-way drives.
5.
Restricted access may be necessary based on the recommendations of
the traffic study or as determined by the City Engineer.
6.
Traffic signals: Access points on arterial and collector streets
may be required to be signalized in order to provide safe and efficient
traffic flow, but only if the intersection meets the signal warrant(s)
specified in the latest edition of the Manual on Uniform Traffic Control
Devices (MUTCD).
a.
A development may be responsible for all or part of any right-of-way,
design, hardware, and construction costs of a traffic signal if it
is determined that the signal is necessitated by the traffic generated
from the development.
b.
A development may be required to post a letter of credit or
bond meeting the City's minimum requirements to cover the costs of
its assigned share of the traffic signal improvement.
F.
Driveway width.
[Amended 3-1-2016 by Ord.
No. 7200]
1.
Residential.
a.
The maximum width of the residential driveway approach measured
at the property line shall not exceed 20 feet in width and 25 feet
at the street.
b.
The minimum width of the residential driveway approach measured
at the property line shall not be less than nine feet in width.
c.
The minimum width for the driveway anywhere outside the public
right-of-way is nine feet. Alternate widths may be approved by the
City Engineer in cases of a legal nonconforming lot.
2.
Nonresidential.
a.
The maximum width of a nonresidential driveway approach measured
at the property line for two-way operation shall not exceed 36 feet
or for one-way operation shall not exceed 24 feet, except that the
City Engineer may issue permits for driveway approaches greater than
36 feet in width on arterial or major collector streets to handle
special traffic conditions.
b.
The minimum width of a nonresidential driveway approach measured
at the property line for two-way operation shall not be less than
24 feet or for one-way operation shall not be less than 14 feet.
G.
Driveway length.
1.
Residential. The length of a residential driveway shall be at least
20 feet long as measured between the garage (or interior end of driveway)
and right-of-way line. This minimum driveway length ensures that a
vehicle can be parked on the driveway without encroaching into the
public right-of-way or blocking the sidewalk.
2.
Nonresidential. The length of driveways or "throat length" shall
be designed in accordance with the anticipated storage length for
entering and exiting vehicles to prevent vehicles from backing into
the flow of traffic on the public street or causing unsafe conflicts
with on-site circulation. The driveway throat length shall be defined
as the distance from the street to the first point of conflict in
the driveway. Variation from these requirements shall be permitted
for good cause upon approval of the City Engineer.
Table A-400-2 Minimum Driveway Throat Lengths
| ||
---|---|---|
Number of Exit Lanes
|
Unsignalized Access Drives
(feet)
|
Signalized Access Drives
(feet)
|
Major Collector
|
50
|
100
|
Minor Arterial
|
75
|
100 (1-2 exit lanes)
200 (3 exit lanes)
300 (4 exit lanes)
|
Major Arterial
|
75
|
100 (1-2 exit lanes)
200 (3 exit lanes)
300 (4 exit lanes)
|
H.
Redevelopment. Access connections to roadways in place as of the
date of adoption of this Ordinance that do not conform with the standards
herein are considered nonconforming. Properties with nonconforming
connections should be brought into compliance with this Ordinance
as changes to the roadway design allow or when an existing development
is changed in any of the following ways:
1.
Existing structure is replaced by a new structure or improvements;
or
2.
Existing structure or parking lot is expanded by 20% or more beyond
the size existing at the effective date of this Ordinance (incremental
changes that cumulatively increase the size by 20% or more fall within
the regulated activities of this Ordinance); or
3.
An existing use is changed to a use for which a higher parking ratio
is specified.
[Amended 10-6-2020 by Ord. No. 7656]
The City's Standard Details for construction are incorporated
by reference and made a part of this Unified Development Ordinance.
These details can be obtained by contacting the City's Engineering
Division.
The details are also available on the City website.
A.
Pavement design and construction: Pavement Design and Construction
shall be to the following standards:
1.
Pavement thickness design: The City of Crystal Lake requires specific
pavement structures to account for the different loading levels expected
for each classification of roadway or parking lot. Refer to the following
chart for the standard typical pavement thicknesses for the various
roadway and parking lot classifications that do not require a separate
administrative approval from the City Engineer.
Standard Pavement Sections - Hot Mix Asphalt (HMA)
[Amended 3-1-2016 by Ord.
No. 7200] | |||||||||
---|---|---|---|---|---|---|---|---|---|
Major/Minor Art-erial
|
Major Collector
|
Minor Collector
|
Local/Alley
|
Park-ing Lots
|
Parking Lots - Heavy Duty
| ||||
HMA Surface Course
|
1.5"
Mix D, N70
|
1.5"
Mix C, N50
|
1.5"
Mix C, N50
|
1.5"
Mix C, N50
|
1.5"
Mix C, N50
|
1.5"
Mix C, N50
| |||
HMA Binder Course
|
2.5"
IL 19, N70
|
4.5"
IL 19, N50
|
2.5"
IL 19, N50
|
4"
IL 19, N50
|
2.5"
IL 19, N60
|
2.5"
IL 19, N50
|
2.5"
IL 19, N50
|
2.5"
IL 19, N50
|
2.5"
IL 19, N50
|
HMA Base Course
|
8"
|
—
|
7"
|
—
|
6"
|
—
|
4"
|
—
|
—
|
Aggregate Base Course (CA-6, Grade #9)
|
4"
|
12"
|
4"
|
12"
|
4"
|
12"
|
4"
|
8"
|
10"
|
Standard Pavement Sections - Portland Cement Concrete
[Amended 3-1-2016 by Ord.
No. 7200] | |||||
---|---|---|---|---|---|
Major/Minor Arterial
|
Major Collector
|
Minor Collector
|
Local/Alley
|
Parking Lot (including heavy duty)
| |
Portland Cement Concrete, Class PV
|
8"
|
8"
|
6"
|
6"
|
6"
|
Aggregate Base Course (CA-6, Grade #9)
|
8"
|
8"
|
8"
|
4"
|
4"
|
2.
Alternate pavement design: The designer also has the option, with
City Engineer approval, to utilize an alternate pavement structure
with a structural number that meets or exceeds the standard designs
established by the Engineering Division. The following Pavement Design
Chart is intended to show the minimum structural number allowable
for a particular street classification and parking lots if an alternate
hot mix asphalt pavement design is utilized. A higher structural number
may be required for those streets in manufacturing, business, and/or
office areas.
[Amended 3-1-2016 by Ord.
No. 7200]
Pavement Design Chart
| |
---|---|
Street Classification
|
Minimum Structural Number
(HMA)
|
Major/Minor Arterial
|
4.0
|
Major Collector
|
3.7
|
Minor Collector
|
3.5
|
Local/Alley
|
3.0
|
Parking Lot - Heavy Duty
|
2.7
|
Parking Lot
|
2.2
|
3.
Structural coefficients: Structural numbers for any alternate designs
shall be calculated using the following structural coefficients:
Common Structural Coefficients
| |
---|---|
Structural Coefficient
|
Coefficient
|
Portland Cement Concrete
|
0.50
|
Hot Mix Asphalt Surface Course
|
0.40
|
Hot Mix Asphalt Binder Course
|
0.33
|
Bituminous Base Course
|
0.25
|
Aggregate Base Course (CA-6, Grade #9)
|
0.13
|
Structural coefficients for other materials not listed in this
Ordinance must be approved by the City Engineer.
|
4.
Final surface placement: Final hot mix asphalt surface for public
or private streets may be delayed upon approval of the City Engineer
to avoid premature damage of final surface course if a performance
surety covering 120% of the cost for the placement of the surface
course is in place and only if a bituminous aggregate mixture pavement
section is utilized.
5.
Asphalt seams: Asphalt seams for bituminous base course, binder,
and surface layers must be staggered by one foot.
6.
Minimum thickness:
[Amended 3-1-2016 by Ord.
No. 7200]
a.
Surface course thickness: The minimum thickness for hot mix
asphalt surface course shall meet the latest Illinois Department of
Transportation specifications.
b.
Binder lift thickness: The minimum lift thickness for hot mix
asphalt binder shall meet the latest Illinois Department of Transportation
specifications.
c.
Aggregate base course thickness: The minimum thickness for aggregate
base course shall be four inches.
7.
Certification of pavement improvements: The City shall require street
cores to be taken and tested at random intervals before the final
wearing surface is applied, to certify that construction has met City
requirements. If street core samples do not meet the required pavement
design standards, an additional wearing course or other remedial action
will be required.
8.
Hot mix asphalt ramping: The hot mix asphalt binder course shall
be ramped up to meet the top of the gutter flag and the top of all
utility structures, such as sanitary sewer manholes, storm sewer inlets,
valve vaults, and similar improvements. The binder course shall be
ground off around the utility structures and around the gutter flag
prior to placement of the final surface course. Refer to the City
Standard Details in Appendix Section A-600 for additional information.
9.
Construction season: All pavement materials can be installed from
April 1 to November 1, weather permitting. Any work done after November
1 shall require authorization from the City Engineer. This authorization
will in no way void the contractor's and developer's required guarantee
on the work done.
10.
Unstable ground: Whenever ground is encountered which, in the
opinion of a soils engineer acceptable to the Engineering Division,
is unstable either before preparation of detailed plans or during
the construction phase of the proposed improvements, no paving for
public or private streets shall be placed thereon until such unstable
materials are removed in their entirety and replaced with satisfactory
material which shall be adequately compacted, or the unstable material
shall be adequately stabilized, all in accordance with recommendations
rendered by such soils engineer and as approved by the City Engineer.
A.
Sidewalk design and construction: Sidewalk design and construction
shall be to the following standards:
1.
Sidewalk materials.
a.
No walk shall be poured unless the subgrade, compacted granular
base, forms, grade and alignment have been inspected and approved
by the Community Development Department.
[Amended 3-1-2016 by Ord.
No. 7200]
b.
Sidewalks shall be constructed on a well-compacted subgrade.
c.
The base course shall consist of a minimum of two inches of
compacted CA-6 gravel, Grade 8 or 9. Sand and pea gravel are not acceptable
as a base course material.
d.
The surface shall be constructed with a six-bag cement mix per
cubic yard of concrete. The aggregate gradation incorporated shall
meet the minimum requirements of Class S1 concrete as specified by
IDOT Standard Specifications, Sections 703 and 704.
e.
A curing compound shall be applied to all finished surfaces.
Alternate methods of curing may be used as specified in Section 625.04
of the IDOT Standard Specifications.
2.
Sidewalk design.
a.
The finish grade of the sidewalk shall be established by the
City Engineer. However, general criteria includes a minimum pitch
to the street of 1/4 inch per foot of width, and the grade of the
finished walk shall have sufficient fall from the edge of the walk
to the curbline to provide sufficient drainage which shall be 1/4
inch to 1/2 inch per foot.
b.
The sidewalk finish surface shall have a broom finish and shall
have contraction joints on five-foot centers, and 1/2 inch full depth
expansion joints every 50 feet. Expansion joints shall also be required
where the walk abuts an existing walk, a curb, driveway, approach,
building, or as directed by the City Engineer. Contraction joints
shall not exceed 1/3 the thickness of the finished walk. All joints
and edges of the walk shall be tooled. Preformed expansion joint material
shall meet the requirements of Section 715 of the IDOT Standard Specifications.
c.
Water service boxes shall not be located in the sidewalk slab.
In the event of a conflict, the contractor shall contact the Public
Works Department for further instructions.
[Amended 3-1-2016 by Ord.
No. 7200]
d.
The area around all walks and approaches must be backfilled,
graded and seeded. Excess dirt and concrete must be cleaned away by
the contractor, leaving the right-of-way in a neat, workmanlike condition.
e.
The finish grade of the sidewalk shall meet the latest guidelines
and standards of the American with Disabilities Act. General criteria
includes a minimum pitch to the street of 1/4 inch per foot of width,
and the grade of the finished walk shall have sufficient fall from
the edge of the walk to the curbline to provide sufficient drainage
which shall be 1/4 inch to 1/2 inch per foot.
[Added 6-3-2014 by Ord. No. 7034]
3.
Cold weather pours: Special attention shall be given to pouring concrete
in cold weather as follows:
a.
Unless authorized by the City Engineer, the placing of concrete
shall not commence unless the ambient air temperature is 35° F.
and rising. Operations shall cease and finished work protected if
the temperature drops below that level.
b.
Protection after placing concrete shall be in place for at least
four days as follows:
Cold Weather Protection
| |
---|---|
Minimum Temp.
|
Protection
|
25° F. through 32° F.
|
2 layers of polyethylene
|
Below 25° F.
|
12 inches of straw covered with 2 layers of polyethylene
|
c.
If calcium chloride is added to the concrete mix, it may be
added only in liquid form as part of the mixing water at the batch
plant and shall not exceed 2% by weight of the amount of cement in
the concrete.
d.
No material containing frost shall be used.
e.
No sidewalk shall be placed on a frozen base or subgrade.
4.
Private sidewalks: The same material and construction specifications
apply to sidewalks erected on private property.
[Amended 3-1-2016 by Ord.
No. 7200]
5.
Traffic control/pedestrian safety: It is the responsibility of the
permit holder or his/her agent/contractor to supply warning devices,
barricades, etc., to protect the work and to warn of any excavations,
material stockpile, drop-offs, or any condition constituting a pedestrian
or traffic hazard.
The steps described in the following hypothetical example are
a simplified version of a full shared parking analysis. The applicant
must provide operational data to support the presented percentages
for maximum parking needs for different uses at different days and
time. These percentages will be reviewed by the City and in certain
instances, a review by the City's approved traffic consultant may
be deemed necessary by the City Engineer.
A mixed-use development consisting of office, retail and entertainment
uses is proposing to utilize shared parking. The number of originally
required parking spaces for these different uses is as follows:
Use
|
Number of Parking Spaces
|
---|---|
Office
|
200
|
Retail
|
320
|
Entertainment
|
125
|
Total
|
645
|
The percentages of maximum parking needed for these different
uses at different days and times are determined as follows:
|
Weekday
|
Weekend
|
Overnight
| |||
---|---|---|---|---|---|
Use
|
Daytime
|
Evening
|
Daytime
|
Evening
|
12:00 a.m. - 6:00 a.m.
|
Office
|
100%
|
10%
|
10%
|
5%
|
5%
|
Retail
|
60%
|
90%
|
100%
|
70%
|
5%
|
Entertainment
|
40%
|
100%
|
80%
|
100%
|
10%
|
Applying these percentages to the original number of required
parking spaces yields:
|
Weekday
|
Weekend
|
Overnight
| |||
---|---|---|---|---|---|
Use
|
Daytime
|
Evening
|
Daytime
|
Evening
|
12:00 a.m. - 6:00 a.m.
|
Office
|
200
|
20
|
20
|
10
|
10
|
Retail
|
192
|
288
|
320
|
224
|
16
|
Entertainment
|
50
|
125
|
100
|
125
|
13
|
Total
|
442
|
433
|
440
|
359
|
39
|
For this example, a parking reduction to allow shared parking
from the originally required 645 spaces to the greater of the maximum
parking required for the combination of uses at the same time (442)
or 75% of the originally required parking spaces (484) is permissible.
Therefore 484 spaces, a reduction of 161 spaces, shall be required
for this development.
|
Elderly Housing/Assisted Living (Continuing Care Retirement
Community)
|
0.4 parking spaces for each dwelling unit (Arlington, Mass.,
pop. 42, 389)
|
0.5 spaces per unit (Kearney, Nebr., pop. 27, 431; St. Charles,
Ill., pop. 27, 896)
|
0.6 of a parking space for each unit (Fairfield, Conn., pop.
57,340)
|
1 space per 1,000 square feet of gross floor area (Spartanburg,
S.C., pop. 39, 673)
|
1 space per staff person during the shift with the maximum number
of employees, plus 1 space per 4 residents. For assisted living facilities
in the R-3 (single-family medium density) residential district that
have agreed to prohibit residents from parking vehicles at the facility,
the parking requirements may be reduces for the residents, provided
at least 1 visitor space per 10 residents is available (Ormond Beach,
Fla., pop. 36, 301)
|
1 space per dwelling unit (Mesa, Ariz., pop. 396, 375)
|
1 per each dwelling unit, plus 1 per every 3 employees (Royal
Oak, Mich., pop. 60, 062)
|
1 space per staff person working the largest shift, plus 1 space
per 4 residents (Ormond Beach, Fla., pop. 36,301)
|
1 per employee, plus 0.25 per bed or 0.25 per dwelling unit
(Lakewood, Ohio, pop. 56,646)
|
1 for each 3 beds (Ewing Township, N.J., pop. 57,564)
|
2 spaces for each living unit (Harlingen, Tex., pop. 57,564)
|
Automobile Parts Store (Automotive Parts, Accessories
and Tire Stores)
|
1 space per each 400 square feet of gross leasable area, plus
1 space for each employee on the maximum work shift (Spartanburg,
S.C., pop. 39,673)
|
1 space per 350 square feet of gross floor area (Redding, Calif.,
pop. 80,365)
|
1 parking space per 800 square feet of floor area, plus site
area (Huntsville, Tex., pop 35,078)
|
1 parking space for each 600 square feet of gross floor area
(San Bruno, Calif., pop. 40,165)
|
4 per 1,000 square feet (Hickory, N.C., pop. 37,222)
|
Automobile Rental Establishment/Motor Vehicle Rental Establishment
(Passenger Car Rental and Leasing)
|
1 per 300 square feet of gross floor area, plus adequate space
for rental vehicles (Faribault, Minn., pop. 20,818)
|
1 per 400 square feet, plus 1 per rental vehicle (San Jose,
Calif., pop. 894,943)
|
1 space per 400 square feet of gross floor area (Spartanburg,
S.C., pop. 39,673)
|
1 space per 400 square feet of gross floor area of inside display,
plus 1 space per 2,000 square feet of outside display, plus 1 space
per 500 square feet of gross floor area of repair, plus 1 space per
300 square feet of gross floor area of parts storage and sales area
(Garden Grove, Calif., pop. 165,196)
|
1 per 300 square feet indoor sales per office area, plus 1 per
1,500 square feet outdoor storage, plus 4 per service bay for repair
per maintenance activities (Hickory, N.C., pop. 37,222)
|
1 space per 300 square feet, plus 1 space per 4,500 square feet
of outdoor sales per display (Lenexa, Kans., pop. 40,238)
|
Car Wash - Full Service
|
Stacking for 30 vehicles or 10 per approach lane, whichever
is greater, plus 3 spaces per bay for manual drying, plus 2 per 3
employees on largest shift (Greensboro, N.C., pop. 223,891)
|
Stacking area 5 times the capacity of the car wash, plus 1 parking
space per employee (DeKalb, County, Ill., pop. 88,969)
|
Stacking for 30 vehicles or 10 per approach lane, whichever
is greater, plus 3 spaces per bay for manual drying, plus 1 per employee
on largest shift (Washington, N.C., pop. 9,583)
|
1 space per each employee, plus reserve spaces equal to 3 times
the wash lane capacity (Yavapai County, Ariz., pop. 167,517)
|
1 space per 150 square feet of gross floor area (under main
roof, including wash and detail areas) (Duncanville, Tex., pop. 36,081)
|
1 parking space per employee of the largest shift. Stacking
for 5 vehicles for automatic car wash lane, plus 2 drying spaces for
each washing stall (Spartanburg, S.C., pop. 39,673)
|
2 per washing stall (Missouri City, Tex., pop. 52,913)
|
3 spaces, plus 1 space for each manager or employee on the largest
shift (Ormond Beach, Fla., pop. 36,301)
|
4 spaces, plus sufficient are for stacking spaces (North Miami
Beach, Fla.)
|
Car Wash - Self Service
|
1 parking space for each employee, plus 1 space per owner or
manager and reservoir space equals to 5 times the capacity of the
facility (Bellevue, Ky., pop. 6,480)
|
1 space per 2 washing bays or stalls in addition to the washing
are or stalls themselves (Duncanville, Tex., pop. 36,081)
|
2 stacking spaces per each washing stall, plus 2 drying spaces
for each washing stall (Spartanburg, S.C., pop. 39,673)
|
2 spaces for drying and cleaning purposes per stall, plus 3
reservoir spaces in front of each stall (Yavapai County, Ariz., pop.
167,517)
|
3 stacking spaces per approach lane, plus 2 drying spaces per
stall (Greensboro, N.C., pop. 223,891)
|
4 spaces for each stall (State College, Pa., pop. 38,420)
|
5 stacking spaces for each car-washing stall (DeKalb County,
Ill., pop. 88,969)
|
Furniture Store
|
1 space for every 400 square feet floor area gross (Columbia,
N.C., pop. 819, Raleigh, N.C., pop. 276,093)
|
1 parking space for each 500 square feet of gross floor area
up 5,000 square feet, plus 1 parking space for each additional 1,000
square feet, plus 1 space for each employee (Boca Raton, Fla., pop
74,764)
|
1 per each 660 square feet of floor area (Eugene, Ore., pop
137,893)
|
1 space per 1,000 square feet of floor area (Gresham, Ore.,
pop. 90,205)
|
Home Improvement Center (Home Centers)
|
1 space per 200 square feet of gross leasable floor area (Grosse
Ile Township, Mich., pop. 10,894)
|
1 per 400 square feet of gross floor area (Ft. Lauderdale, Fla.,
pop. 152,397)
|
Hardware Store
|
1 space for every 400 square feet floor area gross (Raleigh,
N.C., pop. 276, 093)
|
1 per each 660 square feet of floor area (Eugene, Ore., pop.
137, 893)
|
1 parking space for each 200 square feet of gross floor area,
plus 1 parking space for each 1,000 square feet of the facility devoted
to outside operations or storage, exclusive of the parking area (Indianapolis,
Ind., pop. 781,870)
|
2 parking spaces, plus 1 additional parking space for each 300
square feet of floor area over 1,000 (Frisco, Tex., pop. 33,714)
|
3.29 spaces per 1,000 square feet of gross floor area (Helena,
Mont., pop. 25,780)
|
4 per 1,000 square feet (Hickory, N.C., pop. 25,780)
|
Bakery (Baked Goods Store)
|
1 space per each 350 square feet of gross floor area excluding
storage areas which shall not exceed 15% of the gross square footage
(St. Tammany Parish, La., pop. 191,268)
|
1 per 1,000 square feet or 1 per employee, whichever results
in more spaces (Blue Springs, Mo., pop. 48,080)
|
1 space for each 250 square feet of net floor area (Lafayette,
Calif., pop. 23,908, Ft. Lauderdale, Fla., pop. 152,397)
|
1 for each 500 square feet of floor area or 5 spaces, whichever
is greater (Memphis, Tenn., pop. 650,100)
|
3.5 parking spaces for each 1,000 square feet of gross leasable
floor area (Plainfield, Ind., pop. 18,396)
|
4.5 parking spaces per each 1,000 square feet of gross floor
area (Naperville, Ill., pop. 128,358)
|
10 per 1,000 square feet; 5 per 1,000 square feet if no sit
down eating area is provided (Hickory, N.C., pop. 37,222)
|
Liquor Store (Beer, Wine and Liquor Stores)
|
1 space per 250 square feet (Lenexa, Kans., pop. 40,238)
|
1 space per 200 square feet (Omaha, Nebr., pop. 390,007)
|
1 per 300 square feet of gross floor area restaurant, plus drive-through
1 per 40 square feet of dining area, plus 6 stacking spaces per drive-up
lane (Faribault, Minn., pop. 20,818)
|
1 parking space is required per 150 square feet (Coral Springs,
Fla., pop. 117,549)
|
3.5 parking spaces for each 1,000 square feet of gross leasable
area shall be required for any individual free standing retail or
service commercial use unless listed separately in this section, in
which case the parking requirement noted for that specific use shall
be utilized; provided, however, that in no case shall any individual
use provide less than 5 parking spaces (Indianapolis, Ind., pop. 781,870)
|
4 per 1,000 square feet (Hickory, N.C., pop. 25,780)
|
Pharmacy/Drug Store
|
1 space for each 150 square feet of gross floor area (Grants
Pass, Ore., pop. 20,003)
|
1 parking space for each 275 square feet of retails sales, office
or work area, plus warehouse requirements for designated storage,
receiving and shipping area not open to the public (Ormond Beach,
Fla., pop. 36,301)
|
3 per 1,000 square feet of gross floor area (Tampa, Fla., pop.
303,447)
|
1 space per each 350 square feet of gross floor area excluding
storage areas which shall not exceed 15% of the gross square footage
(St. Tammany Parish, La., pop. 191,268)
|
1 space per 200 square feet (Columbia, Mo., pop. 84,531, Kennewick,
Wash., pop. 54,693)
|
1 space per 250 square feet of gross leasable area (Ogden, Utah,
pop. 15,026)
|
1 space per 300 square feet for stores 20,000 square feet and
under and 1 space per 225 square feet for stores over 20,000 square
feet (San Mateo, Calif., pop. 92,482)
|
3.5 parking spaces for each 1,000 square feet of gross leasable
area shall be required for any individual free standing retail or
service commercial use unless listed separately in this section, in
which case the parking requirement noted for that specific use shall
be utilized; provided, however, that in no case shall any individual
use provide less than 5 parking spaces (Indianapolis, Ind., pop. 781,870)
|
4.5 parking spaces per each 1,000 square feet of gross floor
area (Naperville, Ill., pop. 128,358)
|
5 spaces per 1,000 square feet of gross floor area (Spartanburg,
S.C., pop. 39673)
|
5.5 spaces for each 1,000 square feet of gross floor area for
building over 3,000 square feet; all smaller buildings, 1 space for
each 200 square feet (Evansville, Ind., pop. 121,582)
|
Department Stores
|
1 space for every 200 square feet floor area gross (including
all aboveground and below-ground floors) (Raleigh, N.C., pop. 276,093)
|
1 space per 200 square feet (Columbia, Miss., pop. 6,603)
|
1 per each 250 square feet of usable floor area (Royal Oak,
Mich., pop. 60,062)
|
Between 25,001-400,000 square feet of gross leasable area: 3.3
per 1,000 gross floor area; between 400,001-600,000 square feet of
gross leasable area: 3.6 per 1,000 gross floor area; more than 600,000
square feet of gross leasable area: 4 per 1,000 gross floor area.
|
Retail Sales Establishment, bulk Merchandise (Warehouse
Clubs and Supercenters)
|
A minimum of 5 and a maximum of 7 spaces for each 1,000 square
feet of gross floor area depending upon the nature of the specific
use (Redondo Beach, Calif., pop. 63,261)
|
1 space for each 200 square feet of gross floor area (Las Cruces,
N. Mex., pop. 74,267)
|
Office Supplies Store
|
1 space per 250 square feet (Lenexa, Kans., pop. 40,238)
|
1 parking space is required per 300 square feet (Coral Springs,
Fla., pop. 117,549)
|
8 spaces for each development up to 1,000 square feet of floor
space and 1 additional space for each additional 300 square feet or
portion thereof (Irving, Tex., pop. 191,615)
|
Pet Shop (Pet and Pet Supplies Stores)
|
1 per 250 square feet (Henderson, Nev., pop. 175,381)
|
Massage Establishment
|
4 per 1,000 square feet of gross floor area (Racine, Wisc.,
pop. 81,855)
|
6 spaces per 1,000 square feet with a minimum of 6 spaces (Costa
Mesa, Calif., pop. 108,724)
|
Tattoo Parlor
|
1 space per 300 square feet of gross floor area in excess of
4,000 square feet (Minneapolis, Minn., pop. 382,618)
|
1 per 250 square feet of gross floor area (Broward County, Fla.,
pop. 1,623,018)
|
2 spaces per tattoo or body piercing artist (Knoxville, Tenn.,
pop. 173,890)
|
Funeral Homes
|
0.25 per seat of chapel capacity plus 0.33 per employee (Tampa,
Fla., pop. 303,447)
|
1 per 3 persons capacity (Hickory, N.C., pop. 37,222)
|
1 space per 5 seats in largest chapel plus 1 space per employee,
plus 1 space for each facility vehicle (Columbia, Mo., pop. 84,531)
|
1 space per 3 permanent seats plus 1 space per 25 square feet
of temporary seating area (Lenexa, Kans., pop. 40,238)
|
Crematorium
|
0.25 per seat in chapel, plus 1 per employee (Hickory, N.C.,
pop. 37,222)
|
0.25 space per seat of chapel capacity, plus 0.33 space per
employee (Spartanburg, S.C., pop. 39,673)
|
1 space per 32 square feet of area in parlor and assembly rooms
(Bloomington, Ind., pop. 69,291)
|
1 per 4 seats or; 1 per 75 square feet of seating area if no
fixed seats (Rohnert Park, Calif., pop. 42,236)
|
1 parking space per for each 50 square feet of floor area in
parlors or assembly rooms (Plainfield, Ind., pop. 18,396)
|
1 per 4 seats or 100 square feet of chapel area, whichever is
greater (Burlington, Vt., pop. 38,889)
|
Pool Hall (Billiards Parlor)
|
1 per billiard table (North Ogden, Utah, pop. 15,026)
|
1 space per 300 square feet (Columbia, Mo., pop. 84,531)
|
1 space per 3 persons based on the maximum occupancy, plus,
1 space per employee on the major shift (Smithfield, Va., pop. 6,324)
|
1 per 2 persons who may be legally admitted at 1 time based
on the occupancy load established by local codes, plus 1 per employee,
or 1 per 100 square feet of usable floor area, whichever is greater
(Canton, Mich., pop. 76,366)
|
1 space for each 225 square feet of gross floor area, plus restaurant
per bar seating requirements, as applicable (Ormond Beach, Fla., pop.
36,301)
|
1 space per 2 billiards tables, plus 1 space per 2 employees
(Humboldt County, Nev., pop. 16,106)
|
4 parking spaces for each table (Platte County, Mo., pop. 73,781)
|
Bowling Alley
|
1 space for every 3 persons of maximum capacity permitted by
fire regulations, plus 1 space per 200 square feet of gross floor
area used in a manner not susceptible to such calculations (Yavapai
County, Ariz., pop. 167,517)
|
2 spaces for each alley, plus 1 additional space for each 2
employees, plus 1 for each 100 square feet of gross floor area used
or amusement or assembly (Canton, Mich., pop. 7,709)
|
2 spaces for each alley, plus 1 additional space for each 2
employees (Salisbury, N.C., pop. 26,462)
|
2 per bowling lane (Ithaca, N.Y., pop. 29,287)
|
4 spaces for each bowling lane (Burbank, Calif., pop. 100,316)
|
4.36 spaces per lane (Helena, Mont., pop. 25,780)
|
5 spaces per lane (Lycoming County, Pa., pop. 120,044 Raleigh,
N.C., pop. 276,093)
|
Golf Courses
|
1 per 3 holes, plus 1 per each 2 employees (Eugene, Ore., pop.
137,893)
|
2 spaces per hole and 60 per tee time spacing (in minutes),
2 spaces per designated station on the driving range tee area, and
1 space per 50 square feet of dining area (indoor and outdoor combined),
and 1 space per 300 square feet of retail sales area, and 1 space
per golf course facility staff, and 1 space per 500 square feet putting
and chipping green. For golf course facilities located adjacent to
or within a resort to and from which the golf facility provides free
motorized transportation (e.g. golf cart), the course golfer range
user, diner and customer parking requirements stated above will be
reduced by 30% (Phoenix, Ariz., pop. 1,321,045)
|
4 spaces per hole (Columbia, Mo., pop. 84,531)
|
5 spaces for each hole, plus 1 space for each employee, plus
1 space for each 4 seats within an accessory restaurant (Sugar Creek
Township, Ohio, pop. 3,894)
|
6 spaces per hole (Lenexa, Kans., pop. 40,238)
|
36 per 9 holes (Las Cruces, N. Mex., pop. 74,267)
|
50 per 18 holes (Hickory, N.C., pop. 37,222)
|
50 spaces, plus 1 space for each 3 persons of total capacity
where dining facilities are included (South Kingstown, R.I., pop.
27,921)
|
Country Club
|
1 space for each 3 persons, based on the maximum anticipated
capacity of all facilities capable of simultaneous use as determined
by the director of community development (Coconino County, Ariz.,
pop. 18,617)
|
1 space for each 3 members (Bedford, N.Y., pop. 18,133)
|
1 space per member or family member (Niagara Falls, N.Y. pop.
55,593)
|
1 per employee, plus 4 per golf green (Charleston County, S.C.,
pop. 309,969)
|
1 parking space for each 2 members, or accommodations such as
lockers or seating capacity, which ever is greater, but not less than
4 parking spaces for each 1 hole, plus 1 parking space for each 3
seats in dining, bar and rooms for assembly (Platte County, M.O.,
pop. 73,781)
|
1 per 5 members (Staunton, Va., pop. 23,853)
|
1 space per 4 members based on maximum anticipated membership,
plus 1 space per 2 employees on the major shift (Capistrano, Calif.,
pop. 33,826)
|
3 spaces per golf hole, plus 1 space for each 4 seats in an
accessory restaurant or bar use (Ormond Beach, Fla., pop. 36,301)
|
Health Clubs
|
With: playing court, 1.8 per each playing court; viewing area,
1 per each 4.4 seats, 9.6 feet of bench, length, or 31 square feet
of gross floor area; locker room, sauna, whirlpool, weight room, or
gymnasium, 1 per each 83 square feet of gross floor area; lounge or
snack bar area, 1 per each 66 square feet of gross floor area; pro
shops or sales area, 1 per each 330 square feet of gross floor area;
swimming pool, 1 per each 220 square feet of pool surface area (Eugene,
Ore., pop. 137,893)
|
1 space per 4 persons based on the maximum allowable occupancy
(Provo, Utah, pop. 105,166)
|
1 space for each 3 occupants based on maximum design capacity
as determined by the fire codes (Lansing, N.Y., pop. 10,521)
|
1 space per 100 square feet floor area gross (including all
aboveground and below ground floors) (Raleigh, N.C., pop. 276,093)
|
1 parking space per 200 square feet of exercise area (Frisco,
Tex., pop. 33,714)
|
1 per 300 square feet of floor space (Arlington, Mass., pop.
42,389)
|
1 per 150 square feet of gross floor area (Columbia, Mo., pop.
84,531; Las Cruces, N. Mex., pop. 74,267)
|
1 space 200 square feet (Lenexa, Kan., pop. 40,238)
|
5 per 1,000 square feet (Hickory, N.C., pop. 37,222)
|
10 per 1,000 square feet of gross floor area (Jefferson County,
Col., pop. 527,056)
|
Hotels
|
The maximum required shall be as follows: 1 space for each guest
room without kitchen facilities and 1.5 spaces for each guest room
with kitchen facilities, plus 1 space per each 100 square feet of
banquet, assembly, meeting, or restaurant seating area. The decision-making
body may require less than the maximum requirement based on factors
including, but not limited to, the size of the project, the range
of services offered, and the location. (Redondo Beach, Calif., pop.
63,261)
|
For the first 40,000 square feet of floor area, 20 off-street
parking spaces for every 1,000 square feet. 10 off-street parking
spaces shall be provided and maintained by the hotel or motel for
each additional 1,000 square feet up to 100,000 square feet of floor
area. Furthermore, 5 off-street parking spaces shall be provided for
ever 1,000 square feet over 100,000 square feet of space used. Additionally,
at least 1 permanently maintained off-street parking space shall be
provided for every 300 square feet of floor area used for administrative
offices. Convention facilities, dressing rooms, employee lounges and
locker rooms, kitchen areas, stage and backstage areas, and all similar
areas not open to the public and not excluded in this subsection shall
provide at least 1 permanently maintained parking space for every
1,000 square feet of floor area. (Mesquite, Nev., pop. 9,389)
|
0.7 spaces per accommodation unit, plus 1 space per 330 square
feet (Vail, Colo., pop. 4,531)
|
1 for each sleeping room, plus 1 for each 400 square feet of
meeting area and restaurant space (Arlington, Mass., pop. 42,389)
|
1 space per room or lodging unit (Eugene, Ore., pop. 137,893;
Gresham, Ore., pop. 90,205; Raleigh, N.C., pop. 276,093; Tampa, Fla.,
pop. 303,447)
|
1 space per guestroom, plus the applicable requirement for eating
and drinking, banquet, assembly, commercial or other as required for
such use, less 75% of the spaces required for guestrooms (Palo Alto,
Calif., pop. 58,598)
|
1 space per room, plus 1 space per 20 rooms (to accommodate
motel per hotel staff), plus 75% of the normal spaces required for
accessory uses (e.g. banquet rooms, meeting rooms, restaurants, etc.)
if applicable (Columbia, Mo., pop. 84,531)
|
1 parking space shall be provided for each guest or sleeping
room or suite, plus 1 additional space for each employee (Gurnee,
Ill., pop. 28,834)
|
1.2 parking spaces shall be provided for each sleeping room
for hotels, apartment hotels and motels. In addition to sleeping rooms,
if there are other accessory uses provided therein, additional, off-street
parking shall be provided for those accessory uses at the rate of
40% of the requirements for such uses as provided in other subsections
hereof. (Boca, Raton, Fla., pop. 74,764)
|
1.25 for each rentable room or suite, plus 10 for each 100 square
feet of conference, banquet or restaurant area (Lansing, N.Y., pop.
10,521)
|
1.25 per room for first 50 rooms, plus 1 per room for each additional
room; other uses within hotel per motel at standard rates (Hickory,
N.C., pop. 37,222)
|
Bed-and-Breakfast Inn
|
1 per guest room (Brunswick County, N.C., pop. 73,143; Ithaca,
N.Y., pop. 29,287)
|
1 space per bed-and-breakfast guest unit, plus required parking
spaces for resident family and 1 per employee (Yavapai County, Ariz.,
pop. 167,517)
|
1 space per guest room, plus 2 parking spaces per dwelling unit
(Columbia, Mo., pop. 84,531)
|
2 parking spaces for the primary dwelling unit, plus 1 space
for each additional habitable unit, plus 1 parking space for each
2 seats in the dining area in excess of 2 seats per habitable unit
(Duluth, Minn., pop. 86,918)
|
2 for every dwelling, plus 1 for every guest room (Cincinnati,
Ohio, pop. 331,285)
|
2 spaces per permanent resident family, plus 1 space per guest
room (Big Rapids, Mich., pop. 10,849)
|
3 spaces for the principal dwelling, plus 1 space per rented
room (Cookeville, Tenn., pop. 23,923)
|
Hospitals
|
In excess of 10,000 square feet of floor area, 1 per each 200
square feet of floor area or 1.35 per bed (Eugene, Ore., pop. 137,893)
|
1 space for every 2 beds (Raleigh, N.C., pop. 276,093)
|
1 space for every 2 beds for patients, plus 1 space for each
staff doctor or nurse, plus 1 parking space for each employee on the
maximum shift (Boca Raton, Fla., pop. 74,764)
|
1 per bed (Tampa, Fla., pop. 303,447)
|
1 space per bed for first 100 beds; 1 space per 2 beds for next
100 beds; 1 space per 4 beds thereafter (Columbia, Mo., pop. 84,531)
|
1 parking space shall be provided for each 2 beds, plus 2 spaces
for each 3 employees (Gurnee, Ill., pop. 28,834)
|
1.5 spaces per bed, plus 1 space per employee (Lenexa, Kans.,
pop. 40,238)
|
2 spaces per bed, plus outpatient medical clinic and outpatient
medical offices, if any (Aventura, Mass., pop. 25,267)
|
2.25 per bed at design capacity (Arlington, Mass., pop. 42,389)
|
3 per bed (Hickory, N.C., pop. 37,222)
|
[Amended 9-6-2022 by Ord. No. 7857; 9-19-2023 by Ord. No. 7964]
Certain plants are more suited than others to provide benefits
under various landscape conditions. The recommended plant lists below
provide a range of plants suitable for various plantings; they are
not inclusive of all the better plants but are representative of them.
A.
Acceptable street trees.
Alder, Black (Alnus glutinosa)
|
Alder, Speckled (Alnus rugosa)
|
Birch, River (Betula nigra), especially Heritage
|
Cherry, Sargent (Prunus sargentii)
|
Chokecherry, Schubert (Prunus virginiana "Schubertii")
|
Corktree, Amur (Phellodendron amurense)
|
Corktree, Sakhalin (Phellodendron sakhalinense)
|
Dogwood, Kousa (Cornus kousa)
|
Dogwood, Corneliancherry (Corrus mas)
|
Elm, Accolade (Ulmus morton)
|
Elm, Chinese (Ulmus parvifolia, NOT Siberian elm)
|
Elm, Triumph (Ulmus morton glossy)
|
Ginkgo (Ginkgo biloba), male clones only
|
Hackberry (Celtis occidentalis), esp. Chicago-land, Prairie
Pride, and Windy City
|
Honeylocust, Thornless Common (Gleditsia triacanthos inermis)
|
Hornbeam, American (Carpinus caroliniana)
|
Hornbeam, European (Carpinus betulus)
|
Horsechestnut (Aesculus hippocastanum)
|
Hophornbeam, American (Ostrya virginiana)
|
Katsuratree (Cercidiphyllum japonicum)
|
Kentucky coffeetree (Gymocladus dioicus)
|
Linden, Crimean (Tilia X euchlora), esp. Redmond
|
Linden, Littleleaf (Tilia cordata), esp. Glenleven, Greenspire,
and June Bride
|
Linden, Silver (Tilia tomentosa)
|
London Plane Tree (Platanus acerifolla)
|
Maple, Hedge (Acer campestre)
|
Maple, Paperbark (Acer griseum)
|
Maple, Three-flower (Acer triflorum)
|
Maple, Miyabe (Acer miyabei)
|
Maple, Norway (Acer platanoides), esp. Cleveland, Emerald Queen,
Schwedler, Summershade, and Superform. May be too big for many areas;
too shady, often preventing lawn growth.
|
Maple, Red (Acer rubrum), esp. Autumn Blaze, Marmo, Morgan,
Northwood, October Glory, and Red Sunset
|
Maple, Sycamore (Acer pseudoplatanus)
|
Maple, Tartarian (Acer tataricum)
|
Maple, Purpleblow (Acer truncatum)
|
Oak, Bur (Quercus macrocarpa)
|
Oak, English (Quercus robur)
|
Oak, Red (Quercus rubra or Q. borealis)
|
Oak, Swamp White (Quercus bicolor)
|
Tulip Tree (Liriodendron tullipifera)
|
B.
Unacceptable street trees. The following are landscape liabilities
because of high susceptibility of pests or disease; invasive root
systems; casting deep shade; dangerous thorns; troublesome seeds,
fruits, or cones; or weak-wooded, leading to hazardous twig and limb
breakage.
Ash (Fraxinus species)
|
Birches (Betula species), except river birch (B. nigra)
|
Boxelder (Acer negundo)
|
Buckeyes (Aesculus species)
|
Buckthorn (Rhamnus species)
|
Catalpa (Catalpa species)
|
Cone-bearing trees, including pines, spruces, firs, larches
|
Crabapples, except for non-fruiting varieties
|
Elms (Ulmus species), except Chinese elm (U. parvifolia)
|
Fruit trees, including apple, cherry, peach, pear, plum
|
Ginkgo (Ginkgo species), female only
|
Hawthorns (Crataegus species)
|
Hickories (Carya species)
|
Locust, Black (Robinia pseudoacacia)
|
Maple, Silver (Acer saccharunum)
|
Mulberries (Morus species)
|
Mountainashes (Sorbus species)
|
Osage-orange (Maclura pomifera)
|
Poplars (Populus species), including aspens and cottonwoods
|
Russian-olive (Eleagnus augustifolia)
|
Sycamore, or Planetree (Platanus species)
|
Tree-of-heaven (Ailanthus altissima)
|
Walnut, Black (Juglars nigra)
|
Willows (Salix species)
|
The above-listed plants shall not be planted within parkways,
medians, or other passageways. Such approval will be contingent upon
an agreement that the developer/owner will accept all obligations
for maintenance, liability, and removal if such is deemed necessary.
|
C.
Acceptable street trees to be planted under power lines.
Maple, Trident (Acer buergeranum)
|
Maple, Amur (Acer tataricum subsp. ginnala)
|
Maple, Tatarian (Acer tataricum)
|
Ivory Silk Japanese Lilac (Syringa reticulata)
|
D.
Plants well-suited for parking islands and median strip planting.
These plants are characterized by variable tolerance to sun, heat,
drought, and pollution. In addition, they possess relatively restricted
root systems, few litter problems, and have aesthetically pleasing
habit.
1.
Trees:
Crabapple, Japanese (Malus floribunda)
|
Crabapple, Siberian (Malus baccata)
|
Corktree, Amur (Phellodendron amurense)
|
Dogwood, Corneliancherry (Cornus mas)
|
Elm, Chinese (Ulmus parvifolia; NOT Siberian)
|
Hackberry, Common (Celtis occidentalis)
|
Hawthorn, Thornless Corkspur (Crataegus crusgalli inermis)
|
Honeylocust, Thornless (Gleditsia triacanthos inermis)
|
Lilac, Japanese Tree (Syringa reticulata)
|
Linden, Littleleaf (Tilia cordata)
|
Linden, Redmond (Tilia Americana "Redmond")
|
Linden, Silver (Tilia tomentosa)
|
Maple, Amur (Acer ginnala)
|
Maple, Hedge (Acer campestre)
|
Oak, Bur (Quercus macrocarpa)
|
Oak, Chestnut (Quercus prinus)
|
Pear, Callery (Pyrus calleryana)
|
Pine, Jack (Pinus banksiana)
|
Redcedar, Eastern (Juniperus virginiana)
|
Spruce, Black Hills (Picea glauca "Bensata")
|
Spruce, Colorado (green or blue; Picea pungens)
|
2.
Shrubs:
Autumn-olive, Cardinal (Eleagnus umbellata "Cardinal")
|
Bayberry, Northern (Myrica pennsylvanica)
|
Barberry, Japanese (Berberis thunbergii)
|
Cinquefoil (Potentilla species)
|
Coralberry, Hancock (Symphoricarpos X chenaultii "Hancock")
|
Currant, Alpine (Ribes alpinum)
|
Falsespirea, Ural (Sorbaria sorbifolia)
|
Forsythia, Border (Forsythia X intermedia)
|
Junipers (Juniperus species)
|
Peashrub, Siberian (Caragana arborescens)
|
Plum, Beach (Prunus maritima)
|
Privet, Regel (Ligustrum obtusifolium regelianum)
|
Quince, Flowering (Chaenomeles speciosa)
|
Rose, Rugosa (hedge; Rosa rugosa)
|
Rose, Virginia (Rosa virginiana)
|
Spirea, Goldflame (Spirea X bumalda "Goldflame")
|
Sumacs (Rhus species)
|
Viburnum, Arrowwood (Viburnum dentatum)
|
Viburnum, Black Haw (Viburnum prunifolia)
|
Yucca, Adam's needle (Yucca filamentosa)
|
3.
Vines and ground covers:
Juniper, Sargent Chinese (Juniperus chinensis sargentii)
|
Cinquefoil, Longacre (Potentilla fruticosa "Longacre")
|
Sumac, Gro-Low Fragrant (Rhus aromatica "Gro-low")
|
Fleeceflower, Japanese (Polygonum cuspidatum compactum)
|
Englemann ivy (Parthenocissus quinquefolia engelmannii)
|
E.
Plants well-suited for berms (Mounds).
1.
Trees:
Crabapple, Sargent (Malus sargentii)
|
Crabapple, Japanese (Malus floribunda)
|
Fir, White (concolor; Abies concolor)
|
Hawthorn, Thornless Corkspur (Crataegus crusgalli inermis)
|
Linden, Silver (Tilia tomentosa)
|
Maple, Amur (Acer ginnala)
|
Maple, Hedge (Acer campestre)
|
Oak, Bur (Quercus macrocarpa)
|
Pine, Mugo (Pinus mugo)
|
Pine, Jack (Pinus banksiana)
|
Pine, Red (Pinus resinosa)
|
Pine, Scotch (Pinus sylvestris)
|
Redcedar, Eastern (Juniperus virginiana)
|
Spruce, Colorado (green or blue; Picea pungens)
|
Yellowwood (Cladrastis lutea)
|
2.
Shrubs:
Barberry, Japanese (Berberis thunbergii)
|
Currant, Alpine (Ribes alpinum)
|
Dogwood, Gray (Cornus racemosa)
|
Junipers (Juniperus species)
|
Peashrub, Siberian (Caragana arborescens)
|
Cinquefoil (Potentilla species)
|
Privet, Regel (Ligustrum obtusifolium regelianum)
|
Rose, Rugosa (hedge; Rosa rugosa)
|
Smokebush, Common (Cotinus coggygria)
|
Sumacs (Rhus species)
|
F.
Plants well-suited for detention ponds.
1.
In water up to six feet deep.
Yellow lotus (yellow water lily; Nuphar species)
|
2.
In water two-three feet deep.
White water lily (Nymphaea odorata)
|
Pickerelweed (Pontaderia cordata)
|
Arrowhead (Sagittaria latifolia)
|
3.
At the water's edge.
4.
Above the water's edge.
a.
Herbaceous plants:
Daylilies (Hemerocallis species)
|
Purple cornflower (Echinacea purpurea)
|
Marsh milkweed (Asclepias incarnata)
|
b.
Trees and shrubs:
Speckled alder (Alnus rugosa)
|
Serviceberry (Amelanchier leaves)
|
Pagoda dogwood (Cornus alternifolia)
|
Silly dogwood (Cornus amomum)
|
Redosier dogwood (Cornus sericea or Cornus stolonifera)
|
American hazelnut (Corylus americana)
|
Tamarack (Larix laricina)
|
European larch (Larix decidua)
|
Swamp white oak (Quercus bicolor)
|
Red maple (Acer rubrum)
|
Silver Maple (Acer saccharinum)
|
Black alder (Alnus glutinosa)
|
Willows (Salix species)
|
Indigobush (Amorpha fruticosa)
|
Black chokeberry (Aronia melanocarpa)
|
Purple-fruited chokeberry (Aronia prunifolia)
|
Pasture rose (Rosa carolina)
|
Elderberry (Sambucus species)
|
Arrowwood viburnum (Viburnum dentatum)
|
American bladdernut (Staphylea trifolia)
|
Nannyberry viburnum (Viburnum lentago)
|
Blackhaw (Viburnum prunifolium)
|
G.
Trees with high salt-tolerance. Among the following trees, some (indicated
with an asterisk) are considered to be undesirable for street tree
planting. Such undesirable trees, however, have the good fortune to
survive all sorts of adverse environmental conditions. They often
thrive with little or no maintenance. These trees can be useful in
vacant lots, industrial areas, leftover bits of land. Their lack of
aesthetic appeal is more than balanced by their ability to bring some
measure of green relief to an otherwise ugly and barren landscape.
Cherry, black (Prunus serotina)*
|
Hickory, shagbark (Carya ovata)*
|
Honeylocust (Gleditsia triacanthos)
|
Larches (Larix species)
|
Locust, black (Robinia pseudoacacia)*
|
Maple, Norway (Acer platanoides)
|
Maple, silver (Acer saccharinum)*
|
Oak, bur (Quercus macrocarpa)
|
Oak, English (Quercus robur)
|
Oak, Red (Quercus rubra)
|
Pine, Austrian (Pinus nigra)
|
Pine, jack (Pinus banksiana)*
|
Pine, mugo (Pinus mugo)
|
Pine, Scotch (Pinus sylvestris)
|
Poplars (Populus species)*
|
Redcedar, eastern (Juniperus virginiana)*
|
Serviceberry (Amelanchier species)
|
Spruce, Colorado (Picea puncens)
|
Sumac, staghorn (Rhus typhina)*
|
Sycamore maple (Not sycamore; Acer pseudoplatanus)
|
Tree-of-heaven (Ailanthus altissima)*
|
Willows (Salix species)*
|
The following shall govern the furnishing and planting of parkway
trees:
A.
Location of planting sites. All plantings will be made on City parkways
at various addresses or block/lot numbers. Contractors are responsible
for all JULIE locates. The City will stake or mark the curbing or
sidewalk for the location of the new plantings. All trees must be
centered in the parkway at that point unless otherwise directed. Planting
will be done in the Spring and Fall only.
B.
Communication. The contractor must notify the City's Engineering
and Building Department before commencing work. Failure to do so will
result in a stop-work order.
C.
Tagging of trees. The City reserves the right to tag all trees before
digging. Trees should not be transplanted from a distance greater
than 50 miles from the City of Crystal Lake. The City shall not be
required to accept any delivered trees, which in the opinion of the
Director of Public Works or his authorized representatives do not
meet specifications.
D.
Final acceptance of trees. Approval of trees during tagging shall
not be construed as final acceptance. The City reserves the right
to additionally reject trees at the final planting site under the
following conditions:
1.
If tagged trees are missing the actual tags that were placed by the
City.
2.
If the trees are found to be injured or in poor condition (including
dry or cracked root balls).
3.
If, after the ball wrapping materials are unwrapped from the top
of the root ball, the root flare (the point where the roots flare
out from the trunk) is deeper than two inches from existing grade.
In each case, the City shall not be financially liable in any
way for rejected trees, even if they have already been planted.
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E.
Leaning trees. All Contractors will guarantee that the new planting
will remain plumb for two years after planting, or they are required
to return and straighten and stake the tree as necessary. The guide
wires must have appropriate warning flags.
F.
Guarantee. Trees furnished are to include planting and a minimum
two-year warranty. All trees that die or fail to grow adequately in
the opinion of the City Staff within two years after planting must
be replaced the same or the following planting season. The replacement
tree shall also be covered by a successive two-year guarantee. Total
contract amount shall be retained by the City in the form of bond
until the end of the guarantee period, for purposes of insuring performance
during the guarantee period.
G.
Specifications for parkway trees.
1.
All trees shall have a diameter of 2 1/2 inches or greater,
measured at a point six inches above the root flare.
2.
All trees must be nursery grown within a radius of 50 miles of the
City of Crystal Lake, Illinois.
3.
All trees shall have straight trunks and be uniformly shaped with
good full branching and well-developed root systems. All trees shall
be free from insects and disease, broken branches and bark scrapes.
All shade trees must have one dominant leader split or secondary leaders
are not allowed.
4.
All tree roots shall be balled and burlapped with a minimum ball
size of 24 inches diameter. Balls shall be intact at the time of planting.
5.
Trees shall be true to name as specified.
6.
Trees shall be freshly dug. No heeled-in plants or plants from cold
storage will be accepted.
H.
Transportation and handling.
1.
The Contractor will transport the trees to the planting sites. All
trees will be covered during transport to reduce water loss through
transpiration.
2.
Planting material shall be handled in a manner as to cause the least
amount of damage during the planting process.
3.
Balled and burlapped plants shall always be handled by the soil ball.
Plants shall not under any circumstance be dragged, lifted or pulled
by the trunk or foliage parts in a manner that will loosen the roots
in the ball.
4.
On the job site, plants should be handled, secured or covered so
as to prevent damage from wind and vibration. Plants shall never be
thrown or bounced off a truck or loader to the ground.
5.
Plant material shall be planted the day it is taken to planting site,
or it shall be watered and/or covered and placed in a shady area to
prevent drying out or freezing.
I.
Digging planting hole.
1.
All planting holes shall be dug circular in outline.
2.
Depth of holes shall be such that the bottom of the root ball will
be placed on undisturbed subgrade, and the root flare shall be at
or one inch above the grade of the surrounding soil.
3.
Width of holes at the soil surface shall be twice the diameter of
the root ball, with sides sloping inward towards the bottom of the
root ball (see planting detail).
4.
Excavated plant pit that will be left open when work is not in progress
or pose an immediate and considerable hazard to traffic shall be adequately
barricaded with qualified warning devices. No planting pit may remain
open in excess of 24 hours.
K.
Backfilling/watering/pruning.
1.
In most instances, the backfill around the ball shall be the same
soil that was removed from the hole. However, in cases where excessive
clay, rocks, stones, etc. are encountered, topsoil shall be used.
2.
A shallow "saucer" of soil, approximately three inches to four inches
high shall be formed just inside the edge of each planting hole to
serve as a water reservoir.
3.
Any excess soil or debris shall be removed from the planting site
immediately upon completion of planting each individual tree.
4.
When approximately two-thirds of the planting pit has been backfilled,
the hole shall be watered so as to settle the soil around all of the
roots. After the water has been absorbed, the planting pit shall be
filled with the planting soil, tamped lightly to grade, and watered
thoroughly again, any further settlement shall be brought to grade
with additional planting soil. Contractor shall supply all watering
equipment. Trees planted in an empty lot or retention pond must be
watered by Contractor for at least one year.
5.
Initial pruning shall be corrective only and done by the contractor
at the time of planting.
L.
Approved species.
1.
Average City blocks shall have no more than 33% of any one species
of tree. The planting of one species exclusively is not allowed because
of the possibility of an epidemic.
2.
Approved species list is included in Appendix Section A-1000.
3.
No ash or elm species shall be planted in City parkways until further
notice.
M.
Inspection. City staff shall inspect plantings on the day of plant
material installation, one year after planting and at two years after
planting.
[Amended 3-1-2016 by Ord.
No. 7200]
The boundaries of the Downtown District are delineated below.
This delineation does not imply that properties within this district
are zoned B-4 Downtown Business. Rather, it indicated properties where
provisions pertaining to the Downtown District are applicable.
[Added 12-4-2018 by Ord.
No. 7519[1]]
A.
Findings and purpose.
1.
It is declared to be the policy of the City that the provision of
various public facilities required to serve new residential development
is subject to the control of the City in accordance with the Comprehensive
Plan of the City for the orderly, planned, efficient, and economical
development of the City.
2.
New residential developments cause and impose increased and excessive
demands upon public facilities and services that are specifically
and uniquely attributable to those new residential developments. Affected
facilities and services include public schools, libraries, parks,
playgrounds and recreation facilities, open space, police services,
fire and emergency services, and public works services.
3.
Planning projections indicate that new residential development shall
continue and shall place ever-increasing demands on the school districts,
the City, and other governmental bodies to provide necessary public
facilities.
4.
Development potential and property values are influenced and affected
by City policy as expressed in the Comprehensive Plan and as implemented
by the City Unified Development Ordinance and other City regulations.
5.
To the extent that new residential developments place demands upon
public facilities that are specifically and uniquely attributable
to such developments, those demands should be satisfied by requiring
that the new residential developments creating the demands pay the
cost of meeting the demands.
6.
The amount of the development impact fees to be required of new residential
developments shall reflect the proportionate share of the cost of
the additional public facilities or operations needed to support such
developments (including during the period of time between occupancy
and full inclusion in the general property tax rolls) in accordance
with Illinois law, and such development impact fees shall be calculated
to ensure that new residential developments pay only that portion
of the costs of acquiring needed lands and, to the extent permitted
by law, the needed facilities specifically and uniquely attributable
to the new residential developments or the portion of the costs of
the operation for services not reflected by general property taxes
to serve the new residential development.
7.
The City Council, after careful consideration, hereby finds and declares
that imposition of development impact fees upon new residential developments
to finance, in accordance with Illinois law, the acquisition of certain
land and public facilities or the operations for services, the demand
for which is created by such developments within the City, is in the
best interests of the general welfare of the City and its residents,
is equitable, and does not impose an unfair burden on such developments.
Therefore, the City Council deems it necessary and desirable to adopt
this section as herein set forth.
B.
Applicability.
1.
General. This section requires payment of development impact fees,
ordinarily payable at building permit issuance, unless otherwise set
forth in a development agreement approved by the City, in an amount
equal to the proportionate share of the cost of the various public
facilities or services required to serve certain developments. The
fees for school, library, park and open space, police, fire and public
work services and facilities shall be uniformly applicable to all
residential development, as defined herein.
2.
Use of development impact fees. The use of development impact fees
by public bodies and public service providers shall be governed by
this section and the applicable laws of the State of Illinois.
3.
Collection, disbursement and alternate arrangements. The City shall
collect and disburse impact fees, enter into alternate agreements
and agree to land dedication in lieu of fees, provided that the City
and the respective public body have entered into an intergovernmental
agreement in which the public body fully indemnifies the City in connection
with its administration of this section and to reimburse the City
for any expense it may incur, including but not limited to consultant's
fees, expert's fees and attorney's fees, in the enforcement or defense
of this section.
C.
General procedures for development impact fees.
1.
Calculation of development impact fees. The Building Division shall
calculate development impact fees due from any particular residential
development pursuant to and in accordance with this section, and the
City shall present such calculations in writing to the developer and
to each public body and public service provider eligible to receive
development impact fees due from any particular residential development.
Development impact fees due from any particular residential development
shall be collected at the time of building permit for any particular
residential development, unless otherwise set forth in a development
agreement approved by the City. A developer may challenge the calculation
or imposition of development impact fees by filing a written objection
with the City Clerk within 10 days after receipt of the calculation
from the City Manager. Such objection shall set forth with particularity
the basis for challenging the calculation and shall be accompanied
by any evidence supporting such objection. In addition, if requested
by the City Manager, the developer shall obtain or provide such other
information as may be reasonably requested for purposes of evaluating
the developer's objection. The final determination of calculation
or applicability of development impact fees shall be made by the City
Council, in its sole discretion, based upon such information submitted
by the developer and from other sources available to the City Council
or that may be submitted to the City Council by a public body or public
service provider.
2.
Collection of development impact fees.
a.
Public bodies with intergovernmental agreements. Any development
impact fees due to a public body pursuant to an intergovernmental
agreement and the provisions of this section shall be collected by
the City at the time of building permit.
b.
Public bodies without intergovernmental agreements. Any development
impact fees relating to public facilities for public bodies that have
not entered into intergovernmental agreements with the City pursuant
to this section shall be collected by the City's Building Division,
which shall hold such development impact fees in trust for the affected
public body or bodies.
c.
Public service providers. Any development impact fees relating
to public facilities for public services providers shall be paid to
the City and collected by the Building Division.
Unless expressly provided otherwise in a development agreement
approved by the City, the developer shall not be entitled to any further
permits, approvals, or authorizations relating to the development
until the developer delivers such payments to the City.
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3.
Transfer of funds to accounts. Upon receipt of development impact
fees, the Building Division shall forward such fees to the Finance
Director. In addition:
a.
The Finance Director shall establish an account in a bank authorized
to receive deposits of City funds.
b.
The development impact fees deposited in the account shall be
used solely for the purposes of and in accordance with this section.
c.
The Finance Director shall maintain and keep adequate financial
records for the account, which shall show the source and disbursement
of all revenues, and which shall account for all moneys received.
Such records shall account for moneys received as being funds allocable
to the particular public body or public service provider to which
the funds are allocable under this section.
Whenever the City receives development impact fees in trust
pursuant to Subsection C(2)(b), the Finance Director shall separately
account for such fees held in trust.
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4.
Disbursement of funds. In order to ensure that each distribution
of development impact fees from the account shall be used solely and
exclusively for the provision of projects consistent with the applicable
needs assessment on file with the City, prior to the City Council
authorizing disbursement of any such funds in accord with this section,
the City Clerk shall be in receipt of one of the following:
a.
A fully executed intergovernmental agreement between the City
and the public body receiving such funds governing certain aspects
of the implementation of this section by the City and the public body;
or
b.
With respect to development impact fees for any authorized public
facilities relating to a public service provider, a fully executed
statement of disbursement from the affected public service provider.
No impact fees shall be disbursed until the City Clerk has received
the fully executed intergovernmental agreement or statement of disbursement
required pursuant to paragraphs (a) and (b) above, as applicable.
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5.
Previously approved developments. For any residential development
for which a final plat or final development plan has been approved
before the date set forth in this section, the development impact
fee shall be as set forth in any applicable development, subdivision,
annexation, or other agreement relating to such development. If there
is no such agreement, the terms and provisions of this section shall
apply.
D.
Use of development impact fees.
Development impact fees paid pursuant to this section shall
be restricted to use solely and exclusively to finance, in accordance
with Illinois law, the acquisition of certain land and public facilities
or the operations for services, for paying the cost of public facilities,
whether payment is made directly therefor, or as a pledge against
bonds, revenue certificates, or other obligations of indebtedness.
In the event that a public body or public service provider does not
take the steps necessary to effect disbursement of its development
impact fees within five years after collection thereof, the City shall
have the right to offset against such development impact fees the
reasonable costs for fund management, accounting, and auditing services
therefor.
E.
Effect of development impact fees on zoning and subdivision regulations.
This section shall not affect, in any manner, the permissible
use of property, density of development, design, and improvement standards
and requirements; or any other aspect of the development of land or
provision of public improvements subject to the zoning and subdivision
regulations or other applicable regulations of the City, which shall
be operative and remain in full force and effect without limitation
with respect to all such development.
F.
Development impact fees as additional and supplemental requirement.
Development impact fees are additional and supplemental to,
and not in substitution of, any other requirements imposed by the
City on the development or subdivision of land or the issuance of
building permits. In no event shall a property owner be obligated
to pay for public facilities in an amount in excess of the amount
calculated pursuant to this section; but a property owner may be required
to pay, pursuant to City ordinances, regulations, or policies, for
other public facilities in addition to the development impact fees
for public facilities as specified herein.
G.
Land in lieu of development impact fees.
1.
Prior to any preliminary plat or preliminary planned development
approval (or such later time as the City Council may, in its discretion,
allow), a public body or public service provider may make a request
in writing to the City Council to allow for a donation of land in
lieu of development impact fees related to any development. Such a
request shall specifically itemize the public body's or public service
provider's reasons for requesting land in lieu of development impact
fees.
2.
Upon receipt of a request from a public body or public service provider
for land in lieu of development impact fees, the City Council shall
consider and perform an analysis of such request, and make a determination
thereon by resolution duly adopted. The resolution shall be based
upon a review of the needs assessment on file with the City Clerk
for the public body or public service provider making the request,
as well as the following factors:
a.
Other developments occurring in the prior year within the surrounding
area of the development;
b.
Public facilities actually constructed and servicing the surrounding
area of the development;
c.
Changing public facility needs and capacity at existing public
facilities servicing the surrounding area of the development; and
d.
Such other factors as the City Council may deem to be relevant.
3.
Requests of land in lieu of development impact fees shall be made
specifically for the construction of public facilities or expansion
of public facilities on adjacent parcels.
H.
Preparation of needs assessments.
Each public body and public service provider shall periodically
prepare a study to assess the need for additional public facilities.
The study may consist of a detailed examination or analysis of existing
public facilities, service standards, and/or research regarding sites.
Such study should also reflect (1) development occurring in the prior
years, (2) public facilities actually constructed, (3) changing public
facility needs, (4) inflation, (5) revised cost estimates for public
facilities, (6) changes in the availability of other funding sources
applicable to public facility projects, and (7) such other factors
as may be relevant. Each public body or public service provider shall
maintain on file with the City Clerk its most recent needs assessment
study. In addition, the City may request, as a condition of calculating
or disbursing any development impact fees from any particular residential
development, that the public body or public service provider certify
that the needs assessment study on file with the City Clerk reasonably
reflects such public body's or public service provider's need for
public facilities. Two or more public bodies or public service providers
may join together in the preparation of a needs assessment, provided
the assessment ultimately contains the information required under
this section for each service area served by each such public body
and/or public service provider.
I.
Use and content of needs assessment:
1.
A needs assessment shall ordinarily contain the following information
for each service area described in the assessment:
a.
An inventory of existing lands and buildings utilized by the
public body or public service provider to provide services within
the service area;
b.
An identification of the area of each building within a service
area and, in the case of schools, the number of students then enrolled
in each school building;
c.
A projection of the character of development that is expected
to occur during the succeeding ten-year period that will be affecting
any service area;
d.
An identification of the amount of lands that will be necessary
for each service area in order to accommodate the demands of the projected
development;
e.
A general description of the total building area and, in the
case of schools, temporary classrooms, if any, that will be necessary
for each service area in order to provide capacity for the projected
development; and
f.
An identification of additional public facilities required to
meet the demands of the projected development.
The specific contents of a needs assessment may vary depending
on the nature of the needs described and intended uses of development
impact fee moneys.
|
2.
Public bodies and public service providers that complete needs assessments
for the acquisition of lands shall periodically update those needs
assessments and shall amend their adopted land acquisition plan based
on those updated needs assessments.
J.
Source information for population estimate variable in impact fee
formulas.
1.
Where applicable, calculation of required development impact fees
or land dedication, as set forth in this section, shall be made in
accordance with the population density projections contained in the
Table of Estimated Ultimate Population Per Dwelling Unit, as defined
in this section.[2]
[2]
Editor's Note: See the Tables included at the end of this
§ A-1400.
2.
In the event a developer files a written objection, within 10 days
after receiving notice of the development impact fee calculation pursuant
to Subsection C(1) of this section, to the use of the Table of Estimated
Ultimate Population Per Dwelling Unit, the developer shall obtain
and submit, at his or her own cost, a demographic study showing the
estimated population to be generated from the residential development;
and in that event, final determination of the density formula to be
used in such calculations shall be made by the City Council, in its
sole discretion, based upon such demographic information submitted
by the developer and from other sources available to the City Council
or that may be submitted to the City Council by a public body.
K.
Determination of land value and distribution of development impact
fees.
1.
Determination of land value. Where applicable, the development impact
fees for public facilities shall be based on the fair market value
of an acre of land for such facilities. For purposes of this section,
the "fair market value" of an improved acre of land in and surrounding
the City shall be no less than $163,276, which amount may be adjusted
from time-to-time by ordinance or resolution of the City Council.
Such land value shall be used in making any calculations required
in this section unless the developer files a written objection within
10 days after receiving notice of the development impact fee calculation
pursuant to Subsection C(1) of this section. In the event of any such
objection, the developer, at his or her own cost, shall obtain and
submit an independent appraisal from an MAI-designated appraiser indicating
the fair market value of such improved land in the area of the proposed
development. Final determination of the fair market value per acre
of such land shall be made by the City Council in its sole discretion
based on such information submitted by the developer and from other
sources which may be submitted to the City Council by the public bodies
or public service providers or others.
2.
Distribution of development impact fees. The development impact fee for public facilities shall be collected in accordance with Subsection C(2) of this section and shall be used solely for public facilities of the public bodies or public service providers for which such development impact fees are designated. Subject to Subsection H of this section, and provided the City Clerk has in his or her possession the respective agreements and indemnities of the public bodies as required by this section or any required statement of disbursement from public service providers (as the case may be), any development impact fees so collected and held by the City shall be forwarded from time to time to the public body or public service provider to be used in the funding of public facilities and for other purposes as permitted by law and in accordance with any applicable intergovernmental agreement.
L.
Criteria for determining school development impact fee.
The following criteria shall govern the calculation of the school
development impact fee:
1.
Service area requirement and population ratio. The school development
impact fee shall be calculated based on the amount of land that would
be required for a school site in light of the ultimate number of students
to be generated by the residential development. The school development
impact fee requirement shall be determined by obtaining the product
of the following: (1) estimated number of students to be generated
by the residential development within each school classification,
as derived from the most current version of the Table of Estimated
Ultimate Population per Dwelling Unit; over (2) the maximum recommended
number of students to be served in each such school classification
as established in this section; times (3) the recommended number of
acres for a school site of each school classification as established
in this section. The product thereof shall be the acres of land deemed
needed to have sufficient school site land to serve the estimated
increased number of students in each such school classification. The
school site development impact fee shall be the cash amount equal
to the product of the number of acres required for school site times
the fair market value of land per acre ("$FMV") established in Subsection
K(1) of this section.
2.
School classification and size of school site. School classifications
and the size of school building sites within the City shall be determined
in accordance with the following criteria:
School Classification by Grade
|
School Capacity
(students)
|
Acres
|
---|---|---|
Elementary
|
578
|
7
|
Junior high
|
983
|
15
|
High school
|
1,655
|
80
|
3.
School site development impact fee. The formula for determining an
impact fee for School Sites shall be as follows:
(EUPST/SC x SA) x FMV
| ||
Where:
| ||
•
|
EUPST is the Estimated Ultimate Population Per Dwelling Unit
for the School Type as determined by Table A
| |
•
|
SC is the School Capacity as shown in Subsection L(2) above
| |
•
|
SA is the required School Acreage for a classification of school
as shown in Subsection L(2) above
| |
•
|
FMV is the Full Market Value of an acre of land as defined in
Subsection K(1).
|
M.
Criteria for determining library impact fee.
The following criteria shall govern the calculation of the library
development impact fee. This requirement shall be determined by the
cost-per-capita method by obtaining the quotient of the following:
(1) the actual current Fiscal Year's operating costs for the library
as established in the most recently completed annual audit for the
library; (2) divided by the population of the City as established
by the most recent federal census therefor. This number will be (3)
multiplied by the estimated population generated by the residential
development to be served by the library as derived from the most current
version of the Table of Estimated Ultimate Population Per Dwelling
Unit. This derived value will represent an estimate of the impact
of the proposed residential development on the library.
Formula:
| |
Current Fiscal Year Operating Costs\Census Population = Cost
per new resident
| |
Cost per new resident x Projected new residents = Library Development
Impact Fee
|
N.
Criteria for determining police impact fee.
The following criteria shall govern the calculation of the police
development impact fee. This requirement shall be determined by the
cost-per-capita method by obtaining the quotient of the following:
(1) the actual current Fiscal Year's operating costs for the Police
Department as established in the most recently completed annual audit
for the City; (2) divided by the population of the City as established
by the most recent federal census therefor. This number will be (3)
multiplied by the estimated population generated by the residential
development to be served by the police as derived from the most current
version of the Table of Estimated Ultimate Population Per Dwelling
Unit. This derived value will represent an estimate of the impact
of the proposed residential development on police services.
Current Fiscal Year Operating Costs\Census Population = Cost
per new resident
|
Cost per new resident x Projected new residents = Police Development
Impact Fee
|
O.
Criteria for determining fire rescue impact fee.
The following criteria shall govern the calculation of the fire
rescue development impact fee. This requirement shall be determined
by the cost-per-capita method by obtaining the quotient of the following:
(1) the actual current Fiscal Year's operating costs for the Fire
Rescue Department as established in the most recently completed annual
audit for the City; (2) divided by the population of the City as established
by the most recent federal census therefor. This number will be (3)
multiplied by the estimated population generated by the residential
development to be served by the Fire Rescue Department as derived
from the most current version of the Table of Estimated Ultimate Population
Per Dwelling Unit. This derived value will represent an estimate of
the impact of the proposed residential development on fire rescue
services.
Formula:
| |
Current Fiscal Year Operating Costs\Census Population = Cost
per new resident
| |
Cost per new resident x Projected new residents = Fire Rescue
Development Impact Fee
|
P.
Criteria for determining Public Works Department impact fee.
The following criteria shall govern the calculation of the public
works development impact fee. This requirement shall be determined
by the cost-per-capita method by obtaining the quotient of the following:
(1) the actual current Fiscal Year's operating costs for the Public
Works Department as established in the most recently completed annual
audit for the City; (2) divided by the population of the City as established
by the most recent federal census therefor. This number will be (3)
multiplied by the estimated population generated by the residential
development to be served by the Public Works Department as derived
from the most current version of the Table of Estimated Ultimate Population
Per Dwelling Unit. This derived value will represent an estimate of
the impact of the proposed residential development on public works
services.
Formula:
| |
Current Fiscal Year Operating Costs\Census Population = Cost
per new resident
| |
Cost per new resident x Projected new residents = Public Works
Development Impact Fee
|
Q.
Criteria for determining park impact fee.
The following criteria shall govern the calculation of the park
improvement fee:
1.
Service area requirement and population ratio. The public facilities
that would be required for park purposes shall be directly related
to the ultimate population to be generated by the residential development.
The park impact fee requirement shall be determined by obtaining the
product of the following: (1) estimated population to be served by
the park system, as derived from the Table of Estimated Ultimate Population
Per Dwelling Unit; multiplied by (2) the ratio of minimum park acreage
per additional person added; times (3) the sum of the recommended
number of acres of park site for each park classification as established
in this section. The product thereof shall be the acres of land deemed
needed to have sufficient park site land to serve the estimated increased
population. The park site improvement fee shall be the cash amount
equal to the product of the number of acres required for park site
times the fair market value of land per acre ("$FMV") established
in Subsection K(1) of this section.
2.
Park acreage per population. The National Recreation and Park Association
establishes a benchmark of 10 acres of park per 1,000 people, creating
a 0.01 acre of park per person.
3.
Park development impact fee. The formula for calculating shall be
as follows:
EUPDU x AP x FMV
| ||
Where:
| ||
•
|
EUPDU is the Estimated Ultimate Population Per Dwelling Unit
found in Table B.
| |
•
|
AP is the ratio of minimum park acreage per additional person
added in the residential development, which is the minimum park acres
divided by 100 [i.e., AP = 0.01].
| |
•
|
FMV is the Full Market Value of an acre of land as defined in
Subsection K(1).
|
5.
Location. Where the Park District requests land in lieu of its share of the development impact fees, or a land dedication for such share is required pursuant to Subsection G the Comprehensive Plan shall be used as a guideline in locating sites. Factors affecting the location of required park site dedication shall include, but not be limited to:
R.
Reservation of additional land.
Where land is requested in lieu of a development impact fee
or in lieu of a portion of a development impact fee, and the Comprehensive
Plan or the standards of the City call for a larger park site or school
site in a particular residential development than the developer is
required to dedicate, the land needed beyond the developer's dedication
shall be reserved in accord with the statutes of the State of Illinois
for subsequent purchase by the City or other public body designated
by the City; provided that a negotiated purchase is made within one
year from the date of approval of the final plat, or an agreement
between the developer and the City [or the park or school board where
such board has entered into an intergovernmental agreement with the
City in accordance with Subsection C(2)(a) of this section] is recorded
outlining specific conditions for the conveyance of such property.
S.
Combining with adjoining development.
Where land is requested in lieu of a development impact fee
and the residential development is less than 40 acres, where practical,
a park site or school site should be combined with dedications from
adjoining developments in order to produce a usable park site or school
site without undue hardship on a particular developer.
T.
General site standards.
The slope, topography, and geology of any dedicated site as
well as its surroundings must be suitable for its intended purpose.
Wetlands, stormwater detention areas, retention areas, and areas of
steep slope shall not be accepted for ownership and maintenance by
the City, nor shall such lands be credited against development impact
fees if accepted by a school district, park district, or the City
for ownership and maintenance. A creditable park site shall be not
less than one acre in area.
U.
School site standards.
A school site shall be dedicated in a condition ready for full
infrastructure improvements as required by this code, including but
not limited to electrical service, water service, sanitary sewer,
storm sewer and street improvements. Depending upon projected timing
for the construction of school facilities, a cash contribution may
be required in lieu of the sidewalk and street tree improvements.
The cash contribution shall be equal to the cost of such improvements
consistent with approved engineering plans and estimates of cost.
V.
Rules of construction; definitions relating to Section A-1400.
For purposes of this Section A-1400, the following rules of
construction and definitions shall apply:
1.
The language in the text of this Section A-1400 shall be interpreted
in accordance with the following rules of construction:
2.
BEDROOM
BUILDING PERMIT
BUILDING SITE
CODE
COMPREHENSIVE PLAN
DEVELOPER
DEVELOPMENT
a.
b.
c.
d.
e.
DEVELOPMENT AGREEMENT
DEVELOPMENT IMPACT FEE
GROSS ACREAGE
INTERGOVERNMENTAL AGREEMENT
PERSON
PLANNED UNIT DEVELOPMENT
PROPORTIONATE SHARE
PUBLIC BODY
PUBLIC FACILITY
PUBLIC SERVICE PROVIDER
RESIDENTIAL DEVELOPMENT
SCHOOL DISTRICT
SERVICE AREA
SERVICE STANDARD
SITES
SUBDIVISION
The following words and phrases shall, for the purposes of this Section
A-1400, have the meanings respectively ascribed to them in this subsection,
except when the context otherwise indicates.
Any room in a dwelling unit that is designed and intended
for sleeping purposes. In the absence of other means of determining
the status of a room in a dwelling unit, a "bedroom" is a room that:
The permit issued by the City for the construction, reconstruction,
alteration, addition, repair, placement, removal, or demolition of
or to a building or structure within the corporate limits of the City.
An area of land designed, intended, or used as a location
for a structure.
The Crystal Lake City Code.
The official plan for the development of the City adopted
by the City Council.
The person undertaking a residential development, which may,
for purposes of this section, include without limitation the owner
as well as the subdivider of the land on which the development is
to take place.
Any of the following activities occurring, or receiving required
final approvals, on or after July 21, 2009:
Any subdivision of land;
Any resubdivision or modification of an existing subdivision;
Any planned unit development;
Any modification of an existing planned unit development; or
Any construction, reconstruction, alteration, addition, repair,
or placement of or to a building that requires issuance of a building
permit.
An agreement, entered into between a developer and the City,
approving and governing the project.
A special and additional fee imposed or parcel of property
provided pursuant to the provisions of this section.
The entire area of a parcel of real property or a building
site expressed in acres or portions thereof.
An agreement to be entered into between the City and each
public body, individually, that affirms each public body's acknowledgement
that this section shall control the collection and distribution of
development impact fees, or land in lieu of development impact fees
relating to developments, and that creates the responsibility for
each public body to fully indemnify the City in connection with its
administration of this section.
Any individual, firm, partnership, association, corporation,
organization or business, or charitable trust.
Shall have the same meaning ascribed to it in the Zoning
Code.[3]
The cost of a public facility specifically and uniquely attributable
to a development, after consideration of the generation of additional
demand from the development, and any appropriate credits for contribution
of money, dedication of land, or taxes dedicated for such projects.
Collectively, any school district, library, and park service
provider (other than the City) having territory that is co-extensive,
in whole or in part, within the City of Crystal Lake.
Sites and facilities for providing school, library, park
and open space, police, fire and emergency, and public works services
that may be financed in whole or in part by the requirement of, or
funds generated from, a development impact fee, as well as any other
use of such development impact fee funds permitted by law.
The Parks and Recreation Department, the Police Department,
the Fire Department, and the Public Works Department of the City.
Any development, as defined in this section, that is:
The following public school districts, situated wholly or
partially within the corporate limits of the City:
Any classification, whether geographic, functional, or otherwise,
described in a public body's or public service provider's needs assessment
that is used to quantify and identify public facilities required by
such public body or public service provider to meet an existing or
projected service standard.
The existing level of service delivery associated with a
public facility for which a development impact fee shall be required.
Lands that are:
Shall have the meaning ascribed to it in the subdivision
regulations.[4]
Table A
| |||||||
---|---|---|---|---|---|---|---|
Table of Estimated Ultimate Population Per Dwelling Unit
| |||||||
Type of Unit
|
Pre-School (0-4 years)
|
Elementary Grades K-5 (5-10 years)
|
Junior High Grades 6-8 (11-13 years)
|
Total Grades K-8 (5-13 years)
|
High School Grades 9-12 (14-17 years)
|
Adults (18 up)
|
Total Per Unit
|
Single-family detached
| |||||||
2-bedroom
|
0.133
|
0.136
|
0.048
|
0.184
|
0.020
|
1.700
|
2.017
|
3-bedroom
|
0.292
|
0.369
|
0.173
|
0.542
|
0.184
|
1.881
|
2.899
|
4-bedroom
|
0.418
|
0.530
|
0.298
|
0.828
|
0.360
|
2.158
|
3.764
|
5-bedroom
|
0.283
|
0.345
|
0.248
|
0.593
|
0.300
|
2.594
|
3.770
|
Single-family attached
| |||||||
1-bedroom
|
0.000
|
0.000
|
0.000
|
0.000
|
0.000
|
1.193
|
1.193
|
2-bedroom
|
0.064
|
0.088
|
0.048
|
0.136
|
0.038
|
1.752
|
1.990
|
3-bedroom
|
0.212
|
0.234
|
0.058
|
0.292
|
0.059
|
1.829
|
2.392
|
4-bedroom or more
|
0.323
|
0.322
|
0.154
|
0.476
|
0.173
|
2.173
|
3.145
|
Multiple-family dwelling and community residence
| |||||||
Efficiency
|
0.000
|
0.000
|
0.000
|
0.000
|
0.000
|
1.294
|
1.294
|
1-bedroom
|
0.000
|
0.002
|
0.001
|
0.003
|
0.001
|
1.754
|
1.758
|
2-bedroom
|
0.047
|
0.086
|
0.042
|
0.128
|
0.046
|
1.693
|
1.914
|
3-bedroom or more
|
0.052
|
0.234
|
0.123
|
0.357
|
0.118
|
2.526
|
3.053
|
Table B
| |
---|---|
Table of Estimated Ultimate Population Per Dwelling Unit
| |
Single-family detached
| |
2-bedroom
|
2.017
|
3-bedroom
|
2.899
|
4-bedroom
|
3.764
|
5-bedroom
|
3.770
|
Single-family attached
| |
1-bedroom
|
1.193
|
2-bedroom
|
1.990
|
3-bedroom
|
2.392
|
4-bedroom or more
|
3.145
|
Multiple-family dwelling and community residence
| |
Efficiency
|
1.294
|
1-bedroom
|
1.758
|
2-bedroom
|
1.914
|
3-bedroom or more
|
3.053
|
[1]
Editor's Note: This ordinance replaced former § A-1400,
Criteria for requiring park, recreation land and school site dedications.
[1]
Editor's Note: Former § A-1500, Fire/Rescue capital
facilities fees, was repealed 12-4-2018 by Ord. No. 7519. See now
§ A-1400, Impace fees.
[Amended 6-3-2014 by Ord.
No. 7034; 10-6-2020 by Ord. No. 7656]
A.
General. All proposed plats submitted for approval under the provisions
of the UDO shall allocate sufficient easement areas for features including,
but not limited to, stormwater management facilities, public utilities,
tree preservation, environmental conservation, pedestrian/vehicular
access, landscaping, municipal facilities and wetland/wetland buffers,
wherever necessary.
1.
All easements and corresponding utility location plans shall be approved
prior to the approval of the plat.
2.
For features required to be in an easement but not required to be
within common area, maintenance shall generally be the responsibility
of the lot owner, except as expressly provided otherwise in this Unified
Development Ordinance or in the development approval.
3.
A grant of authority to the City to enter upon an easement for purposes
of inspection, maintenance and/or repair of a feature within the easement
shall not be construed as relieving the owner or owners of such responsibility.
B.
Recording of easements. All necessary easements and easement provisions
shall be clearly identified on final plats and shall be recorded with
the McHenry County Recorder's Office by the owner as a condition of
approval prior to permit issuance.
C.
Existing easements. All proposed plats shall clearly identify any
existing easements on the property, including dimensions, bearings,
and recorded instrument numbers.
D.
Easement types. Unless specifically defined on an approved plat or
by condition of plat approval, the following requirements shall apply
to these easements:
1.
Municipal utility easement (MUE).
a.
Shall be required for any publicly owned and maintained sanitary
sewer, water, and/or storm sewer facilities, including all fire hydrants
and associated fire service lines.
b.
Grants the City exclusive access to install, operate, maintain,
relocate, renew and remove sanitary sewer, water, and/or storm sewer
facilities together with the right to cut, trim, or remove trees,
bushes, and roots as may be reasonably required to maintain or access
such facilities.
c.
Shall prohibit encroachment by other utilities, unless such
encroachment is approved by the Director of Public Works (or designee)
in conjunction with the preliminary plat or consists of a perpendicular
crossings of the municipal utility easement. Upon written permission
from the Director of Public Works (or designee), encroachments may
be permitted after the recording of the final plat.
d.
Shall prohibit the installation, construction, placement or
planting of any structures, buildings, fences, walls, patios, posts,
trees, plants or shrubbery within the easement. Grass or City-approved
plantings are allowed.
e.
Shall prohibit the altering, modification, or change in any
way the topography or elevations without approval from the City.
f.
Allows the placement of pavement or any other approved surface
within the easement.
g.
Shall be exclusive of any other blanket easement on the property.
h.
Shall be at least 20 feet in width if the easement is not immediately
accessible from a public right-of-way. Municipal utility easements
that are immediately adjacent to a public right-of-way may be reduced
to 15 feet in width with the approval of the Director of Public Works
(or designee).
i.
Shall provide that the owner of the lot, property owners' association
or other party accepting title to all or any part of the easement
is responsible for the maintenance of the surface of that portion
of the easement which is located on such party's property. Maintenance
shall include, but shall not be limited to, the regular seeding, watering
and mowing of all lawns.
j.
Shall provide that the owner of the lot, property owners' association
or other party accepting title to all or any part of the easement
is completely responsible for landscape and/or paving restoration,
should maintenance of the utility be required.
2.
Public utility easement (PUE).
a.
Shall allow both private and public utility providers access
associated with the installation, maintenance, repair, or removal
of utility facilities.
b.
Shall prohibit the installation, construction, placement or
planting of any structures, buildings, walls, patios, posts, trees,
plants or shrubbery within the easement. Grass or City-approved plantings
are allowed.
c.
Shall allow the location of fences and plant material in the
easement, subject to written approval of the applicable utility company.
d.
Shall only perpendicularly cross Municipal Utility Easements.
3.
Drainage easement (DE).
a.
Shall be required for any surface swales required for the stormwater
management system to function.
b.
Shall prohibit any alteration within the easement that would
hinder or redirect flow.
c.
Shall prohibit the installation, construction, placement or
planting of any structures, buildings, walls, patios, posts, trees,
plants or shrubbery within the easement. Grass or City-approved plantings
are allowed.
d.
Shall allow the location of fences in the easement, subject
to permit approval by the City.
e.
Shall provide that the owner of the lot, property owners' association
or other party accepting title to all or any part of the easement
is responsible for maintenance of the drainage features within such
easement so that it is in good and functional condition for its intended
purpose as a stormwater drainage facility. Maintenance shall include,
but shall not be limited to, the regular seeding, watering and mowing
of all lawns and removal of all obstructions.
f.
Shall be enforceable by the City on behalf of owners of properties
that are adversely affected by conditions within the easement.
g.
Shall prohibit the altering, modification, or change in any
way the topography or elevations without approval from the City.
4.
Stormwater management easement (SME).
a.
Shall be required for all components of the stormwater management
system. It may also be required for existing residential properties
located within the Crystal Lake Watershed as required by the City
Engineer.
b.
Shall provide that the owner of the lot, property owners' association
or other party accepting title to all or any part of the easement
is responsible for maintenance of the stormwater management system
(including but not limited to basins, pipes, structures and overland
flood routes) within such easement so that it is in good and functional
condition for its intended purpose as a stormwater management system.
Maintenance shall include, but shall not be limited to, the regular
seeding, watering and mowing of all lawns, removal of all obstructions
and keeping all surface openings of the drainage pipes underlying
the easement free of all grass clippings, leaves, or other related
or foreign materials.
c.
Shall prohibit the installation, construction, placement or
planting of any structures, buildings, fences, walls, posts, trees,
plants or shrubbery within the easement. Grass or City-approved plantings
are allowed.
d.
Shall prohibit any alteration, modification or obstruction within
the easement that would hinder or redirect drainage flow or change
in any way the topography or elevations of the easement.
e.
Shall be enforceable by the City on behalf of owners of properties
that are adversely affected by conditions within the easement.
f.
Shall allow the City, upon five days' notice to the owner of
the lot, property owners' association or party accepting title served
by certified mail, to enter upon the easement for the purpose of maintenance
and to charge the costs of such maintenance to the owner of the lot,
property owners' association or party accepting title at its discretion.
g.
Shall allow the City to enter upon the easement for the purpose
of emergency repairs, to charge the costs of such repairs to the owner
of the lot, property owners' association or party accepting title,
to construct drainage facilities within the easement, and to assume
temporary responsibility for the drainage features at its discretion.
h.
The City may, at its sole election, record notice of lien with
the Recorder of Deeds for McHenry County as described above against
the subject real property for the costs of unpaid maintenance or emergency
repairs conducted by the City. Said lien shall include the applicable
expense to the owner of the lot, property owners' association or party
accepting title plus attorney's fees and court costs. Upon payment
of said lien, the City shall issue the appropriate release of lien
to the owner of the lot, property owners' association or party accepting
title. It shall not be the obligation of the City to record the release
of the lien but shall be the obligation of the party procuring the
release.
5.
Conservation easement (CE).
a.
Prohibits any land-disturbing activities, or alteration of any
vegetative cover, including mowing, within the easement area.
b.
Allows the removal of dead and diseased trees that pose a safety
risk or impede drainage, only after first obtaining written approval
from the Community Development Department. Normal maintenance activities
for wetlands or wetland buffers, as outlined in a maintenance plan
approved by the City Engineer and in accordance with the Crystal Lake
Stormwater Ordinance,[1] are permitted.
c.
All conservation easements shall be identified with signs located
along the boundary of the easement. Signs shall be placed at intervals
of no more than 200 feet, and each sign shall be a maximum of 1.5
square feet in area. A minimum of one sign is required, regardless
of easement size.
6.
Access easement (AE).
a.
Shall be required for shared, joint or cross access as required
by the Access Management Ordinance or to facilitate pedestrian connections
between private properties.
b.
Grants the general public the right to access the easement for
purposes of driving, walking, running, bicycling, skating, or utilizing
certain classes of nonmotorized vehicles.
c.
Prohibits the placement of any obstruction within the easement
that would otherwise prevent the public from accessing this easement.
7.
Landscape easement (LE).
a.
Shall be required for landscaping in common areas that is maintained
by the property owners' association or other responsible party.
b.
Shall provide that the property owners' association or other
party accepting title or maintenance obligations to all or any part
of the easement is responsible for maintenance of the landscaping
as indicated on the plat of subdivision in a manner consistent with
the landscape plan approved by the City of Crystal Lake. Maintenance
shall include, but shall not be limited to, the watering of plantings
and lawns, removal of weeds, leaves or other foreign material and
the mowing of lawns.
c.
No individual lot fences are permitted in the landscape easements.
8.
Watershed Stormwater Management Easement (WSME).
9.
Wetland and Wetland Buffer Easement (WE).
b.
Shall prohibit the installation, construction, placement or
planting of any structures, buildings, walls, patios, posts, trees,
plants or shrubbery within the easement. Grass or City-approved plantings
are allowed.
c.
Shall prohibit any alteration, modification or obstruction within
the easement that would hinder or redirect drainage flow or change
in any way the topography or elevations of the easement.
d.
Shall be enforceable by the City on behalf of owners of properties
that are adversely affected by conditions within the easement.
e.
Shall allow the City, upon five days' notice to the owner of
the lot, property owners' association or party accepting title served
by certified mail, to enter upon the easement for the purpose of maintenance
and to charge the costs of such maintenance to the owner of the lot,
property owners' association or party accepting title at its discretion.
f.
Shall allow the City to enter upon the easement for the purpose
of emergency repairs, to charge the costs of such repairs to the owner
of the lot, property owners' association or party accepting title,
to construct drainage facilities within the easement, and to assume
temporary responsibility for the drainage features at its discretion.
g.
The City may, at its sole election, record notice of lien with
the Recorder of Deeds for McHenry County as described above against
the subject real property for the costs of unpaid maintenance or emergency
repairs conducted by the City. Said lien shall include the applicable
expense to the owner of the lot, property owners' association or party
accepting title plus attorney's fees and court costs. Upon payment
of said lien, the City shall issue the appropriate release of lien
to the owner of the lot, property owners' association or party accepting
title. It shall not be the obligation of the City to record the release
of the lien but shall be the obligation of the party procuring the
release.
10.
Other. Other easements may be required by the City Council to
preserve features or functions unique to a given property and shall
be defined on the recorded plat.
E.
Common areas.
1.
In addition to easements required by this section, the following
environmental features shall be placed within common (outlot) areas
on the plat:
i.
Riparian buffers.
ii.
Floodways.
iv.
Forested areas: All contiguous areas of tree cover totaling
one acre or greater that are required to be preserved by Section 4-300,
Tree preservation.
v.
Stormwater management systems: Engineered and built drainage
or water quality treatment improvements, including but not limited
to detention and retention facilities, for subdivisions shall be contained
within common areas. Such improvements shall be constructed and maintained
according to the requirements of the Crystal Lake Stormwater Ordinance.[6]
2.
Access. All common areas required by this section shall be provided
with an access easement that connects the common area with a public
right-of-way. The access easement shall be a minimum of 15 feet in
width.
F.
Access. All common areas required by this section shall be provided
with an access easement that connects the common area with a public
right-of-way. The access easement shall be a minimum of 15 feet in
width.
Summary of Easements
| ||||
---|---|---|---|---|
Easement Type
|
Width
|
Typical Maintenance By
|
Fences Permitted?
| |
Municipal Utility Easement
|
MUE
|
Minimum 20 feet
|
City
|
No
|
Public Utility Easement
|
PUE
|
Varies
|
Utility Company
|
Yes (utility company approval needed)
|
Drainage Easement
|
DE
|
Varies
|
Property Owner
|
Yes (City approval)
|
Stormwater Management Easement
|
SME
|
Varies
|
Property Owners' Association
|
No
|
Conservancy Easement
|
CE
|
Varies
|
Property Owners' Association
|
Yes (City approval)
|
Access Easement
|
AE
|
Varies (minimum 15 feet)
|
Property Owner
|
No
|
Landscape Easement
|
LE
|
Varies
|
Property Owners' Association
|
No
|