Before a final plat of subdivision is approved by the City Council,
the owner or subdivider shall submit to the City Engineer completed
plans and specifications (both in electronic and paper bond format
form), prepared by a licensed professional engineer, covering the
improvements and utilities described in the subdivider's plat,
and the City Engineer shall certify in writing to the City Council
that such improvements and utilities meet the minimum requirements
of the City, county, state and other authorities having jurisdiction,
and comply with the following.
Design, dimensions, materials, and methods of construction of
improvements shall conform to the following general requirements:
A. For storm drainage: Section 600 (or equivalent) of the Standard Specifications
for Road and Bridge Construction adopted by the State of Illinois,
Division of Highways, latest edition thereof.
B. For public water supply and sanitary sewer system and/or sewage treatment
works: Standard Specifications for Water and Sewer Main Construction
in Illinois, the latest edition thereof, as prepared by the Illinois
Society of Professional Engineers, the Consulting Engineers Council
of Illinois, the Illinois Chapter of the American Public Works Association,
the Illinois Municipal League, and the Associated General Contractors
of Illinois.
C. For subgrade preparation of streets: Section 300 (or equivalent)
of the Standard Specifications for Road and Bridge Construction, latest
edition thereof. Illinois bearing values (IBV) of in-situ subgrade
soil materials will be required for the design of all pavement structures.
D. For base course of streets: Section 300 (or equivalent) of the aforementioned
Standard Specifications for Road and Bridge Construction, latest edition
thereof.
E. For surface course of streets: Section 400 (or equivalent) of the
aforementioned Standard Specifications for Road and Bridge Construction,
latest edition thereof.
F. For curbs and gutters: Section 600 (or equivalent) of the aforementioned
Specifications for Road and Bridge Construction.
G. For sidewalks and crosswalks: Section 600 (or equivalent) of the
aforementioned Specifications for Road and Bridge Construction.
H. For earthwork and erosion control: Section 200 (or equivalent) of
the aforementioned Standard Specifications for Road and Bridge Construction,
latest edition thereof.
I. A cul-de-sac street shall be prohibited except where essential to
the reasonable development of the subdivision in conformity with the
other requirements of these regulations, and where there are perceived
to be no other viable alternatives available. In said cases, the following
applies: A cul-de-sac in single-family residential districts shall
be not more than 600 feet in length, measured along the center line
from the street of origin to the end of the right-of-way, or if the
topography is such that cross-connections are unrealistic. In multiple-family
residential districts, such street shall not exceed 600 feet in length.
Each cul-de-sac shall have a terminus of nearly circular shape with
a minimum radius diameter of 90 feet, except a cul-de-sac street may
have a terminus of the "T" type or other variation of the circular
shape as approved by the Plan Commission.
House services for water and sewer shall be constructed to connect
each lot or building site with the utility service mains for each
utility as follows:
A. House water service for each single-family residence shall be copper
tubing, Type K, and shall be terminated at a shut-off valve and box
of a type approved by the City of Mendota. The shutoff valve and box
shall be located on the lot line. In no case shall the buffalo box
be located in the sidewalk or driveway or buried underground. The
size of service lines shall be a minimum of one inch, unless otherwise
specified by the Illinois Plumbing Code.
B. Upon completion of the construction of all such house sewer and water
service connections with the utility mains, three accurate maps showing
the exact location of all such sewer and water mains, together with
manholes, shutoff valves, and similar facilities being part thereof,
by distances in feet from street lines, and of all such house service
connections in distances in feet from side lot lines approved by the
Engineer of the City of Mendota, shall be filed with the City Clerk.
C. The connection from the main to the sanitary house drain shall be
not less than six inches in internal diameter. The sanitary sewer
materials used shall be acceptable to the City of Mendota.
If any plat of subdivision or planned unit development contains
public streets or thoroughfares which are herein dedicated as such,
whether located within the corporate limits of the City or in part
outside thereof, the approval of the plat by the City Council for
the subsequent annexation of the property to the City shall not constitute
an acceptance thereon or therein, for maintenance purposes, irrespective
of any act or acts by an officer, agent, or employee of the City with
respect to such streets or improvements. The acceptance of such streets
or thoroughfares for maintenance shall be made only by the adoption
of a resolution by the City Council after there has been filed with
the City Clerk a certificate by the City Engineer certifying that
all improvements required to be constructed or installed in or upon
such streets or thoroughfares, in connection with the approval of
the final plat of subdivision by the City Engineer certifying that
all improvements required to be constructed or installed in or upon
such streets and thoroughfares, in connection with the approval of
the final plat of subdivision by the City Council, have been fully
completed and the construction or installation thereof has been approved
by him/her. However, the owner and/or developer shall be responsible
for any and all maintenance repairs to the roadway and infrastructure
systems and all other improvements within the subdivision for a one-year
period after formal acceptance of the subdivision improvements by
the City. The City Engineer shall be the sole judge as to whether
or not any such repairs need to be made by the owner or developer
within this one-year period. The owner's/developer's construction
bond for all such improvements shall also be required to remain in
force during this same one-year period.
All subdivisions and planned unit developments shall comply with the requirements of Chapter
257, Stormwater Management, of the City Code.