City of Crystal Lake, IL Appendix

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.

SECTION A-200 A Pattern Book for Crystal Lake Neighborhoods.

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.

SECTION A-300 (Reserved)

SECTION A-400 Access Management Manual.

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.

Roadway classification hierarchy. Per the UDO, City streets are classified as follows from highest to lowest:

Major arterial;

Minor arterial;

Major collector;

Minor collector;

Local street; and

Alley.

Major arterial, minor arterial, major collector and minor collector streets in the City are indicated on the Thoroughfare Plan included in the Appendix.

Design objectives. In reviewing an application for any development, the City Engineer shall determine that the following objectives have been met:

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;

Adequate stopping sight distance and intersection sight distance is provided;

Auxiliary lanes are provided as needed to:

Minimize speed differentials with mainline highway traffic;

Prevent the encroachment of turning vehicles on mainline traffic; and

Prevent the queuing of inbound traffic from impacting mainline traffic.

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;

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;

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;

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;

The access provides for the safe crossing of pedestrians, bicyclists and the handicapped;

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.

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]

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.

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.

For individual residential properties, the following limitation on the number of driveways applies:

One driveway for 70 feet or less of lot width frontage.

Two driveways for greater than 70 feet of lot width frontage.

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]

Access.

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:

Residential subdivisions shall not derive direct access from roadways with a freeway (or equivalent) designation.

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:

(i)

The use of cross access easements in order to maintain private access points at intervals no less than 400 feet.

(ii)

The use of lower level public streets to provide secondary access.

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.

Secondary access shall be required for major residential subdivisions with 100 or more lots.

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.

Shared access/cross access.

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.

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.

Recorded easements. Pursuant to this section, property owners required to provide shared or cross access easements shall:

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;

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;

Record a joint maintenance agreement with the deed defining maintenance responsibilities of property owners.

Direct access to individual one to four family dwellings shall be prohibited on major collector, minor arterial, and major arterial streets.

Reverse frontage.

Access to double-frontage lots shall be required on the street with the lower functional classification.

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.

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.

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:

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.

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.

Driveway design.

[Amended 3-1-2016 by Ord. No. 7200; 10-6-2020 by Ord. No. 7656]

All driveways shall meet the City's Standard Details and Chapter 570 of the City Code.

Curb cuts for driveways shall not be permitted in the curb return of an intersection.

The curb return radii for driveways intersecting at right angles with the roadway and without a deceleration lane shall be as follows:

Curb return radii for commercial and multifamily driveways shall vary between 15 feet and 30 feet.

Curb return radii for driveway types not included in the above shall be determined by the City Engineer.

The angle of driveway approach shall be approximately 90° for two-way drives and between 45° and 90° for one-way drives.

Restricted access may be necessary based on the recommendations of the traffic study or as determined by the City Engineer.

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 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.

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.

Driveway width.

[Amended 3-1-2016 by Ord. No. 7200]

Residential.

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.

The minimum width of the residential driveway approach measured at the property line shall not be less than nine feet in width.

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.

Nonresidential.

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.

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.

Driveway length.

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.

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)

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:

Existing structure is replaced by a new structure or improvements; or

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

An existing use is changed to a use for which a higher parking ratio is specified.

SECTION A-500 Standard cross-sections for streets.

Major Collector, Section C-1

Major Collector, Section C-2

Major Collector, Section C-3

Major Collector, Section C-4

Major Collector, Section MC-1

Minor Collector, Section MC-2

Minor Collector, Section MC-3

Minor Collector, Section MC-4

Minor Collector, Section MC-5

Local Street, Section L-1

SECTION A-600 Standard Details.

[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.

SECTION A-700 Pavement design and construction.

Pavement design and construction: Pavement Design and Construction shall be to the following standards:

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"

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

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.

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.

Asphalt seams: Asphalt seams for bituminous base course, binder, and surface layers must be staggered by one foot.

Minimum thickness:

[Amended 3-1-2016 by Ord. No. 7200]

Surface course thickness: The minimum thickness for hot mix asphalt surface course shall meet the latest Illinois Department of Transportation specifications.

Binder lift thickness: The minimum lift thickness for hot mix asphalt binder shall meet the latest Illinois Department of Transportation specifications.

Aggregate base course thickness: The minimum thickness for aggregate base course shall be four inches.

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.

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.

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.

SECTION A-800 Sidewalk design and construction.

Sidewalk design and construction: Sidewalk design and construction shall be to the following standards:

Sidewalk materials.

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]

Sidewalks shall be constructed on a well-compacted subgrade.

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.

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.

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.

Sidewalk design.

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.

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.

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]

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.

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]

Cold weather pours: Special attention shall be given to pouring concrete in cold weather as follows:

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.

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

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.

No material containing frost shall be used.

No sidewalk shall be placed on a frozen base or subgrade.

Private sidewalks: The same material and construction specifications apply to sidewalks erected on private property.

[Amended 3-1-2016 by Ord. No. 7200]

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.

SECTION A-900 Sample procedure for determining shared parking benefit.

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.

SECTION A-1000 Parking standards.

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)

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)

SECTION A-1100 Recommended plant list.

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.

Acceptable street trees.

[Amended 9-6-2022 by Ord. No. 7857]

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)

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.

[Amended 9-6-2022 by Ord. No. 7857]

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.

Acceptable street trees to be planted under power lines.

[Amended 9-6-2022 by Ord. No. 7857]

Maple, Trident (Acer buergeranum)

Maple, Amur (Acer tataricum subsp. ginnala)

Maple, Tatarian (Acer tataricum)

Ivory Silk Japanese Lilac (Syringa reticulata)

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.

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)

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)

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)

Plants well-suited for berms (Mounds).

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)

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)

Plants well-suited for detention ponds.

In water up to six feet deep.

Yellow lotus (yellow water lily; Nuphar species)

In water two - three feet deep.

White water lily (Nymphaea odorata)

Pickerelweed (Pontaderia cordata)

Arrowhead (Sagittaria latifolia)

At the water's edge.

Herbaceous plants:

Sweet flag (Acorus calamus)

Turtlehead (Chelone glabra)

Bulrushes, sages, rushes

Buttonbush (Cephalanthus occidentalis)

Marsh marigola (Caltha palustris)

Trees and shrubs:

Speckle alder (Alnus rugosa)

Black alder (Alrus glutinosa)

Willows (Salix species)

Above the water's edge.

Herbaceous plants:

Daylilies (Hemerocallis species)

Purple cornflower (Echinacea purpurea)

Marsh milkweed (Asclepias incarnata)

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)

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)*

SECTION A-1200 Parkway tree planting regulations.

The following shall govern the furnishing and planting of parkway trees:

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.

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.

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.

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:

If tagged trees are missing the actual tags that were placed by the City.

If the trees are found to be injured or in poor condition (including dry or cracked root balls).

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.

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.

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.

Specifications for parkway trees.

All trees shall have a diameter of 2 1/2 inches or greater, measured at a point six inches above the root flare.

All trees must be nursery grown within a radius of 50 miles of the City of Crystal Lake, Illinois.

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.

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.

Trees shall be true to name as specified.

Trees shall be freshly dug. No heeled-in plants or plants from cold storage will be accepted.

Transportation and handling.

The Contractor will transport the trees to the planting sites. All trees will be covered during transport to reduce water loss through transpiration.

Planting material shall be handled in a manner as to cause the least amount of damage during the planting process.

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.

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.

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.

Digging planting hole.

All planting holes shall be dug circular in outline.

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.

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).

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.

Placement of tree/unwrapping ball.

The tree shall be placed plumb in the center of the hole.

All ropes, strings, nails and burlap wrapping shall be removed from the upper one-third of the root ball after the tree has been placed in the hole.

Backfilling/watering/pruning.

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.

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.

Any excess soil or debris shall be removed from the planting site immediately upon completion of planting each individual tree.

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.

Initial pruning shall be corrective only and done by the contractor at the time of planting.

Approved species.

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.

Approved species list is included in Appendix Section A-1000.

No ash or elm species shall be planted in City parkways until further notice.

Inspection. City staff shall inspect plantings on the day of plant material installation, one year after planting and at two years after planting.

SECTION A-1300 Downtown District.

[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.

SECTION A-1400 Impact fees.

[Added 12-4-2018 by Ord. No. 7519[1]]

Findings and purpose.

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.

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.

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.

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.

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.

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.

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.

Applicability.

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.

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.

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.

General procedures for development impact fees.

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.

Collection of development impact fees.

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.

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.

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.

Transfer of funds to accounts. Upon receipt of development impact fees, the Building Division shall forward such fees to the Finance Director. In addition:

The Finance Director shall establish an account in a bank authorized to receive deposits of City funds.

The development impact fees deposited in the account shall be used solely for the purposes of and in accordance with this section.

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.

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 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

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.

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.

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.

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.

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.

Land in lieu of development impact fees.

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.

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:

Other developments occurring in the prior year within the surrounding area of the development;

Public facilities actually constructed and servicing the surrounding area of the development;

Changing public facility needs and capacity at existing public facilities servicing the surrounding area of the development; and

Such other factors as the City Council may deem to be relevant.

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.

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.

Use and content of needs assessment:

A needs assessment shall ordinarily contain the following information for each service area described in the assessment:

An inventory of existing lands and buildings utilized by the public body or public service provider to provide services within the service area;

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;

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;

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;

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

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.

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.

Source information for population estimate variable in impact fee formulas.

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.

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.

Determination of land value and distribution of development impact fees.

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.

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.

Criteria for determining school development impact fee.

The following criteria shall govern the calculation of the school development impact fee:

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.

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

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).

Location. Where land in lieu of development impact fees is requested, or required pursuant to Subsection G or R, the Comprehensive Plan and the standards adopted by the affected school district shall be used as guidelines in locating sites.

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

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

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

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

Criteria for determining park impact fee.

The following criteria shall govern the calculation of the park improvement fee:

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.

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.

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).

Distributive share. The park development impact fee moneys shall be distributed (subject to the terms of this section) based on the following shares:

60% to the Crystal Lake Park District; and

40% to the City for park and recreational purposes.

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:

Accessibility to population served;

Existence of mature vegetation;

Proximity to permanent and seasonal waterways;

Existence of or proximity to unique topographical features; and

The value of the site as an extension of existing elements of the park system.

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.

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.

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.

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.

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:

The language in the text of this Section A-1400 shall be interpreted in accordance with the following rules of construction:

The singular number includes the plural number, and the plural the singular;

The word "shall" is mandatory; the word "may" is permissive; and

The masculine gender includes the feminine and neuter.

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.

BEDROOM

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:

Is suitable for sleeping purposes;

Is greater than 100 square feet in floor area; and

Is not a living room, dining room, kitchen, or bathroom.

BUILDING PERMIT

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.

BUILDING SITE

An area of land designed, intended, or used as a location for a structure.

CODE

The Crystal Lake City Code.

COMPREHENSIVE PLAN

The official plan for the development of the City adopted by the City Council.

DEVELOPER

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.

DEVELOPMENT

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.

DEVELOPMENT AGREEMENT

An agreement, entered into between a developer and the City, approving and governing the project.

DEVELOPMENT IMPACT FEE

A special and additional fee imposed or parcel of property provided pursuant to the provisions of this section.

GROSS ACREAGE

The entire area of a parcel of real property or a building site expressed in acres or portions thereof.

INTERGOVERNMENTAL AGREEMENT

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.

PERSON

Any individual, firm, partnership, association, corporation, organization or business, or charitable trust.

PLANNED UNIT DEVELOPMENT

Shall have the same meaning ascribed to it in the Zoning Code.[3]

PROPORTIONATE SHARE

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.

PUBLIC BODY

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.

PUBLIC FACILITY

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.

PUBLIC SERVICE PROVIDER

The Parks and Recreation Department, the Police Department, the Fire Department, and the Public Works Department of the City.

RESIDENTIAL DEVELOPMENT

Any development, as defined in this section, that is:

Used, or is designed or intended to be used, entirely or in part, for residential purposes; and

Contemplates, or results in, a net increase in the number of lots, dwelling units, or bedrooms over that which previously existed on the property on which the development is, or is to be, located.

SCHOOL DISTRICT

The following public school districts, situated wholly or partially within the corporate limits of the City:

Crystal Lake Community Consolidated School District No. 47.

Crystal Lake Community High School District No. 155.

Woodstock Community Unit School District No. 200.

Prairie Grove Consolidated School District No. 46.

SERVICE AREA

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.

SERVICE STANDARD

The existing level of service delivery associated with a public facility for which a development impact fee shall be required.

SITES

Lands that are:

Leased or owned, or to be leased or owned, by a public body or public service provider; and

Used, to be used, or capable of being used for any purposes of the public body or public service provider.

SUBDIVISION

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

[3]

Editor's Note: See Part 1, Art. 10, Definitions.

[4]

Editor's Note: See Part 1, Art. 5, Subdivision Standards.

[1]

Editor's Note: This ordinance replaced former § A-1400, Criteria for requiring park, recreation land and school site dedications.

SECTION A-1500 (Reserved) [1]

[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.

SECTION A-1600 Easements.

[Amended 6-3-2014 by Ord. No. 7034; 10-6-2020 by Ord. No. 7656]

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.

All easements and corresponding utility location plans shall be approved prior to the approval of the plat.

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.

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.

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.

Existing easements. All proposed plats shall clearly identify any existing easements on the property, including dimensions, bearings, and recorded instrument numbers.

Easement types. Unless specifically defined on an approved plat or by condition of plat approval, the following requirements shall apply to these easements:

Municipal utility easement (MUE).

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.

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.

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.

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.

Shall prohibit the altering, modification, or change in any way the topography or elevations without approval from the City.

Allows the placement of pavement or any other approved surface within the easement.

Shall be exclusive of any other blanket easement on the property.

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).

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.

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.

Public utility easement (PUE).

Shall allow both private and public utility providers access associated with the installation, maintenance, repair, or removal of utility facilities.

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.

Shall allow the location of fences and plant material in the easement, subject to written approval of the applicable utility company.

Shall only perpendicularly cross Municipal Utility Easements.

Drainage easement (DE).

Shall be required for any surface swales required for the stormwater management system to function.

Shall prohibit any alteration within the easement that would hinder or redirect flow.

Shall allow the location of fences in the easement, subject to permit approval by the City.

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.

Shall be enforceable by the City on behalf of owners of properties that are adversely affected by conditions within the easement.

Shall prohibit the altering, modification, or change in any way the topography or elevations without approval from the City.

Stormwater management easement (SME).

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.

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.

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.

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.

Shall be enforceable by the City on behalf of owners of properties that are adversely affected by conditions within the easement.

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.

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.

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.

Conservation easement (CE).

Prohibits any land-disturbing activities, or alteration of any vegetative cover, including mowing, within the easement area.

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.

[1]

Editor's Note: See Ch. 595, Stormwater Management.

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.

Conservation easements shall be required on the final plat for the following environmental features:

(i)

Excessive slopes: All areas with a slope 2:1 (H:V) or greater.

(ii)

Riparian buffers: Riparian buffer areas as defined in the Crystal Lake Stormwater Ordinance.[2]

[2]

Editor's Note: See Ch. 595, Stormwater Management.

(iii)

Floodplains: All areas within designated floodways and regulatory floodplains as defined in the Crystal Lake Stormwater Ordinance.[3]

[3]

Editor's Note: See Ch. 595, Stormwater Management.

(iv)

Native Vegetation/Wetlands: All delineated wetlands and required wetland buffer areas as defined in the Crystal Lake Stormwater Ordinance.[4]

[4]

Editor's Note: See Ch. 595, Stormwater Management.

(v)

Trees and forested areas: All trees required to be preserved by Section 4-300, Tree preservation.

Access easement (AE).

Shall be required for shared, joint or cross access as required by the Access Management Ordinance or to facilitate pedestrian connections between private properties.

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.

Prohibits the placement of any obstruction within the easement that would otherwise prevent the public from accessing this easement.

Landscape easement (LE).

Shall be required for landscaping in common areas that is maintained by the property owners' association or other responsible party.

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.

No individual lot fences are permitted in the landscape easements.

Watershed Stormwater Management Easement (WSME).

Shall be required for new stormwater management systems located within the Crystal Lake Watershed.

The "Crystal Lake Watershed Stormwater Management Facilities Non-Residential Maintenance Plan, Grant of Easement and Funding Agreement" shall also be applicable as directed by the City Engineer.

Wetland and Wetland Buffer Easement (WE).

Shall be required as outlined in Chapter 595 of the City Code.

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.

Shall be enforceable by the City on behalf of owners of properties that are adversely affected by conditions within the easement.

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.

Common areas.

In addition to easements required by this section, the following environmental features shall be placed within common (outlot) areas on the plat:

Riparian buffers.

ii.

Floodways.

iii.

Wetlands and wetland buffers: All delineated wetlands and required wetland buffer areas as defined in the Crystal Lake Stormwater Ordinance.[5]

[5]

Editor's Note: See Ch. 595, Stormwater Management.

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.

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]

[6]

Editor's Note: See Ch. 595, Stormwater Management.

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

SECTION A-1700 Thoroughfare Classification Map.