[Amended 6-26-2007 by Ord. No. 06/26/07-2]
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Within 12 months after receiving approval of the preliminary plan by the City Council, there shall be submitted to the Administrator, by the subdivider, four copies of the engineering plans and specifications as required in § 230-20 through § 230-29 of this article. The Administrator shall immediately refer two copies to the Planning and Zoning Board and two copies to the Mayor and shall notify the City Council of this action at the next regular City Council meeting. In the event of a special problem, the Planning and Zoning Board shall notify the owner or subdivider of the time and place at which he shall be afforded an opportunity to be heard. The Planning and Zoning Board shall make its recommendation to the City Council within 45 days after receipt of the engineering drawings and specifications. In the event of disapproval of the engineering plans and specifications by the Planning and Zoning Board, the same shall be immediately returned so marked to the Administrator for return to the subdivider and may be refiled with the Administrator after necessary revisions are made.
Utility and street improvements shall be provided by the subdivider in each new subdivision in accordance with the standards and requirements described in the following sections. The requirements set forth below shall be considered as minimum requirements and nothing contained herein shall be construed to mean that the subdivider cannot construct or provide improvements of a higher type.
A. 
Permanent monuments shall be 1/2-inch iron pins not less than 30 inches in length and driven into the ground and shall not protrude above the ground more than 1 1/2 inches and shall be placed in the field as required by the Illinois Compiled Statutes.
B. 
All lot corners shall be marked by 1/2-inch iron pins not less than 30 inches in length and driven into the ground and shall not protrude above the ground surface more than 1 1/2 inches.
C. 
These monuments must be placed at all corners, at the end of all curves, at the point where a curve changes its radius, at all angle points along a meander line, the points to be not less than 20 feet back from the normal water elevation of a lake or from the bank of a stream; except that when such corners or points fall within a street or proposed future street, the monuments must be placed in the right-of-way line of the street. All internal boundaries, corners and points must be monumented in the field by like monuments as defined above.
All streets shall be graded as hereinafter provided.
A. 
New streets.
(1) 
All new streets, which are created and dedicated for use within a subdivision, shall be graded, drained and surfaced in accordance with the minimum requirements hereinbelow set forth and in a manner which will provide complete and adequate drainage of all the streets, alleys and public grounds which may be necessary in order to provide adequate and satisfactory drainage along the side of any existing public street which lies adjacent to the subdivision.
(2) 
In general, all such new streets within the subdivision and all work to be undertaken thereon shall be designed and constructed according to the specifications adopted by the State of Illinois Department of Transportation; as the same are in effect at the time the preliminary plat and plans for such improvement work are submitted for approval.
B. 
Grading roadway and side slopes. The roadway shall be considered to be that part of the improvement which lies between the right-of-way lines and which roadway shall not be less than 50 feet in width on local streets and 60 feet on collector streets.
C. 
Combination concrete curb and gutter. Combination concrete curb and gutter shall be built in accordance with the detail shown on Figure 3.[1] The minimum distance from back to back of curbs shall be 38 feet on local streets and 42 feet on collector streets.
[1]
Editor's Note: Figure 3 is included in an attachment to this chapter.
D. 
Street construction standards. All streets within the jurisdictional authority of the City, other than state highways, shall be improved with pavements bounded by integral concrete curbs and gutter, in accordance with the following criteria:
(1) 
Specifications are as follows:
Street Type
Dedicated Street Width
(feet)
Pavement Width
(feet)
Pavement Type
Arterial (Primary)
80
50
*
Collector (Secondary)
60
38
Bituminous surface treatment (See below)
Local (Minor)
50
34
Bituminous surface treatment (See below)
Cul-de-sac
50
32
Bituminous surface treatment (See below)
*
To be mutually agreed upon between the City and the developer.
(2) 
Collector street pavements shall be provided with a bituminous surface of 1 1/2 inches of bituminous concrete binder and 1 1/2 inches of bituminous concrete surface course Class 1 placed upon an aggregate base course of CA #6 having a minimum thickness of six inches compacted. The center 42 feet of the base course shall have a crown of three inches.
(3) 
Local street pavements shall be provided with a CA #6 aggregate base course having a minimum thickness of eight inches compacted. An A-3 surface treatment shall be applied in accordance with the Standard Specifications for Road and Bridge Construction of the State of Illinois Department of Transportation.
(4) 
The aggregate base course shall be permitted to remain throughout one winter season before the bituminous surface is placed thereon. Following inspection of the base and subbase as to compaction and thickness of the base by the administrative officer, he may, by authority in writing to the subdivider, waive the winter season waiting period. Compaction shall be based upon percent of optimum density.
(5) 
The subdivider shall be required to improve arterial or primary streets only to the width required by the current and immediate needs of his subdivision consistent with the standards and specifications herein contained.
E. 
Alleys. Alleys, where permitted or required, shall be constructed as specified for local streets.
F. 
Utility lines. Underground utilities in streets or rights-of-way or in easements shall be installed prior to the construction of such streets and/or alleys. Wherever possible, utilities will be placed in rear lot easements, with street placement permitted only in the most unusual circumstances.
All storm sewers and drainage appurtenances shall be constructed in accordance with Article VII, Driveways, of this chapter with variances and/or additional requirements as established by the Planning and Zoning Board, provided they are subsequently approved by the City Council.
All proposed water and sanitary sewer facilities shall comply with the minimum requirements and recommendations of the Illinois Environmental Protection Agency and the Administrator. When a proposed subdivision is reasonably accessible to a public sewer system and/or distribution system, the subdivider shall provide the subdivision with a complete sanitary sewer system and/or water distribution system to be connected to the proper public sewer(s).
A. 
All sewer plans and installations shall conform to the standards and specifications set forth in the Standard Specifications for Water and Sewer Main Construction in Illinois as established by the Illinois Society of Professional Engineers.
B. 
Sanitary sewer lines shall be installed to serve all properties in the subdivision except subdivisions where individual sewage disposal systems are permitted by the City Council.
C. 
Where sanitary sewer mains of larger capacity than necessary to serve the subdivision as delineated in the preliminary plan are required to serve the future growth in the vicinity of the subdivision, as determined by the City Council, the City shall then reimburse the subdivider for the difference in cost of the smaller size pipe and the larger size pipe. The larger size shall be determined by the City Council.
D. 
Each lot in the subdivision shall be provided at the property line with a connection to the public sanitary sewer system. The construction of the sewer system shall conform to the approved plans and specifications, and all work should be properly inspected and approved by the Administrator.
E. 
All tap-in fees, if applicable, shall be paid in advance as prescribed in Chapter 242, Utilities, of the City Code.
F. 
The minimum size for all sewer mains shall be eight inches at a minimum slope of 0.4%, and for service lines the minimum size shall be six inches at a minimum slope of 1.0%. (Note: This prevents the street from being torn up after construction. In addition, see Schedule B for requirements.[1])
[1]
Editor's Note: Schedule B is included in Attachment 1 to this chapter.
A. 
All water main plans and installations, including all appurtenances thereto, shall conform to the Standard Specifications for Water and Sewer Main Construction in Illinois, as established by the Illinois Society of Professional Engineers.
B. 
Water distribution facilities, including all pipe, fittings, hydrants, valves, vaults, etc., shall be installed to serve all properties within the subdivision.
C. 
Where water mains of a larger capacity than six inches are necessary to serve the subdivision as delineated in the preliminary plan and are required to serve the future growth in the vicinity of the subdivision as determined by the City Council, the City shall then reimburse the difference in cost of the smaller size pipe and the larger size pipe. The larger size shall be determined by the City Council.
D. 
The construction of the water system shall conform to the approved plans and specifications, and all work shall be properly inspected and approved by the City Engineer. Water service lines shall be extended to each lot in the subdivision prior to the City accepting the street(s) for maintenance. A curb stop shall be installed at the property line.
E. 
Fire hydrants shall be located and installed by the subdivider, with the approval of the Superintendent of Public Works, as part of the water distribution system. Installation of hydrants shall be accomplished in such a manner that each lot is within 400 feet of the fire hydrant when measured along the center line of the right-of-way. No fire hydrant shall be placed on a main smaller than six inches in diameter. Hydrants installed shall be of the type approved by the Superintendent of Public Works. The mains shall be looped. Valves shall be provided at 800-foot intervals. All water mains shall be at least six inches in diameter, and all water main fittings shall be ductile or cast iron. In addition, all water services shall be at least 3/4 inch in diameter. (See Schedule B for requirements.[1])
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
[1]
Editor's Note: Schedule B is included in Attachment 1 to this chapter.
A. 
Street names. The names of new streets shall be sufficiently different in sound and spelling from the names of existing streets in the City to avoid confusion. A street which is planned as a continuation of an existing street shall bear the same name as the existing street.
B. 
Street name signs. Street name signs shall be erected by the developer at all intersections within or abutting the subdivision with the approval of the Street Superintendent. Signs shall be embossed steel U. S. Standard Street Signs (or the equivalent thereof), measuring six inches by 24 inches, with lettering at least four inches high. All street name signs shall be mounted on two-inch-diameter galvanized pipe set in concrete to a depth of at least three feet and extending above the surface to a height of at least seven feet.
A. 
Electric system. The developer shall conform to the regulations and procedures specified in Chapter 242, Utilities, of the City Code as it pertains to the electric distribution system and appurtenances.
B. 
Natural gas system. The developer shall conform to the regulations and procedures specified in Chapter 242, Utilities, of the City Code as it pertains to the natural gas distribution system and appurtenances.
C. 
Telephone and cable television. All utility lines and cable television service lines shall be placed in the rear-line easements when carried on overhead poles.
A. 
Concrete sidewalks not less than four inches in thickness and four feet in width shall be constructed within the street right-of-way and adjacent to the property line. The sidewalks shall be six inches thick for driveways.
B. 
In the event a crosswalk is required in accordance with § 230-17E, a concrete sidewalk not less than four inches in thickness and four feet in width shall be constructed and at a grade no steeper than 15% unless steps of adequate design are provided.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Checklist. In order to qualify for approval, the engineering plans shall be accompanied by a properly executed checklist as shown in Schedule B.[1]
[1]
Editor's Note: Schedule B is included in Attachment 1 to this chapter.
B. 
Changes or revisions. The Planning and Zoning Board may recommend or the City Council may require such changes or revisions as are deemed necessary in the interest and needs of the community.
C. 
Approval tentative. The Planning and Zoning Board may grant approval of the total required engineering plans by approval of plans covering only a portion of the land improvements (e.g., sanitary sewers and water) so as to facilitate immediate installations. This partial approval shall consist of a certificate on the plans covering each of the required improvements signed by the Planning and Zoning Board.
D. 
Letter of approval. Final approval of the complete set of engineering plans shall consist of a letter of approval from the Planning and Zoning Board, listing thereon:
(1) 
Type of improvement(s) covered by the plan.
(2) 
Name of designing engineer.
(3) 
Date of preparation and revision, if any.