[1960 Code, Sec. 13.44.010]
Unless otherwise expressly indicated, the developer, through
his engineer, shall prepare and furnish all plans, specifications,
cost estimates and other essential documents necessary for the construction
and installation of the required improvements. And, further, the subdivider
shall agree at his own cost and expense to do all the work, furnish
all the materials and labor necessary to construct and complete the
required improvements in a good and substantial manner to the satisfaction
of the City engineer.
[1960 Code, Secs. 13.44.020, 13.44.030, 13.44.040, 13.44.050,
13.44.060, 13.44.070, 13.44.080, 13.44.090]
(A)
Standards: Unless otherwise specified, all construction work shall
be in accordance with the provisions of the current issue of the "Standard
Specifications For Road And Bridge Construction", adopted August 1968,
by the department of public works and buildings, division of highways
of the state of Illinois, as the same is amended from time to time,
and hereinafter referred to as the "standard specifications". Unless
otherwise specified, design standards shall be as specified in the
current issue of the manual "Highway Standards" as published by the
bureau of construction, division of highways, department of public
works and buildings, state of Illinois, as the same is amended from
time to time, and hereinafter referred to as "highway standards".
(B)
Specifications, Supervision, Inspection: The specifications adopted
by the City shall in all respects govern all construction work. The
work shall be done under City supervision and inspection. It shall
be completed within the time fixed or agreed upon by the City engineer.
(C)
Inspection Costs: The cost of City inspection shall be paid by the
subdivider, and an amount of money estimated by the City engineer
for such purpose shall be deposited in advance with the City Treasurer.
(D)
Recommendation, Approval: It shall be competent for the City engineer
to recommend the final plat of subdivision to the person or persons
making same, to the effect that, whenever the required improvements
are properly made or otherwise secured as hereinafter mentioned, said
engineer will pass upon and recommend to the City Council that said
plat, if otherwise conforming to these platting rules and regulations,
be approved.
(E)
Qualifications Of Contractors: The developer shall file with the
City engineer a list of all contractors and subcontractors who are
to participate in the construction of public improvements. Such contractors
and subcontractors shall be subject to any and all licensing provisions
of the City or county and shall be subject to disqualification by
reason of faulty performance of prior construction work done in the
City or county.
(F)
Time Schedule, Sequence Of Construction: The subdivider shall submit
a statement setting forth a scheduled time not to exceed one year
(except in the case of an asphaltic construction, where the maximum
shall be two years) from the date of approval of the preliminary plat,
within which the improvements required by these regulations will be
completed.
(G)
Extension Of Time: All construction items shall be completed within
one year of the recording of the final plat where bituminous construction
is required, for which a maximum of two years shall be allowed. The
City engineer is authorized to grant one and only one extension, and
for a period not to exceed six months.
(H)
Default: If the improvements are not completed within the specified
time, the City Council may use the performance bond or any portion
thereof necessary to complete same.
[1960 Code, Sec. 13.44.100]
All grading, paving, surfacing, drainage structures or other
improvements required or involved in the opening, widening or expansion
of any street, road or public way, shall be of such size, width, thickness,
character and type deemed by the City Council, upon the recommendations
of the City engineer, to be suitable and appropriate to the intended
use and development; and consistent with the standards and specifications
set forth in these rules and regulations.
[1960 Code, Sec. 13.44.110; Ord. 261, 9-6-1988]
(A)
High back curbs and gutters shall be required on all streets.
(B)
Where residential lot frontages are less than 85 feet in commercial
developments or where other similar intensive urban uses exist or
are anticipated, curbs shall ordinarily be required. The installation
of curbs may be required on major, collector and local streets, if
such construction is deemed necessary for public safety.
(C)
Where curbs exist on abutting properties, their extension will ordinarily
be required throughout the proposed subdivision.
(D)
Where curbs are not required, adequate gutters shall be graded and
protected by seeding or a hard surface may be required where the grade
is, such as may be deemed necessary by the City engineer.
(E)
Concrete curb and gutter (special), of 3,500 psi Portland cement
concrete with 5% to 7% air entraining, per Section 80, state specifications,
shall be required.
[1960 Code, Sec. 13.44.120]
(A)
Requirements: Roadway pavement surface and base course shall meet the requirements as outlined in the table in Section 12-7-5 of this title, minimum pavement requirements for the various acceptable road types.
(B)
Minimum Pavement Requirements By Roadway Classification By Type:
1.
Six inch Portland cement concrete pavement over four inches of stabilized
granular material, or its equivalent;
2.
Two inch bituminous surface course (class 1) over eight inches Portland
cement concrete base course, or its equivalent;
3.
Three inch bituminous plant hot mix (class 1) over eight inches aggregate
base course, type A, or its equivalent;
4.
Three inch bituminous plant hot mix (class B) over eight inches aggregate
base course, type B, or six inches Portland concrete cement base course,
or its equivalent.
|
Roadway Classification
|
Pavement Type1
|
|---|---|
|
Major street2
|
1, 2
|
|
Collector street
|
1, 2
|
|
Local street
|
1,2, 3, 4
|
|
Local highway (rural)
|
1,2,3,4
|
|
Marginal access street
|
1,2,3,4
|
|
Business district
|
1,2
|
|
Industrial district
|
1,2
|
|
Notes:
| |
|
1.
|
All pavement types regulated by "Standard Specifications For
Road And Bridge Construction", state of Illinois.
|
|
2.
|
ACBR (California bearing rate) test is required before roadway
surface, base and subbase courses are determined.
|
[Ord. 56, 6-20-1977]
Sidewalks shall normally be required unless an official plan
element intends no sidewalks in a given area. In residential districts,
sidewalks shall be constructed with the near edge of the sidewalk
at the property line. In industrial districts, sidewalks shall be
constructed next to the curb. All commercial areas shall include pedestrian
circulation. Sidewalks shall be constructed as follows:
(A)
Residential, Commercial And Industrial Districts: Minimum width,
four feet four inches; minimum thickness, four inches; except access
driveway areas where minimum thickness shall be five inches.
(B)
Shopping Districts: Minimum width, four feet; minimum thickness,
five inches.
(C)
All sidewalks shall be of one course made of Portland concrete cement
containing not less than five bags of cement per cubic yard of concrete.
When delivered at the site of the work, the concrete shall have a
maximum slump of three inches. Sidewalks shall not be constructed
until backfilling of all trenches dug under the proposed sidewalk
has completely settled or compacted to the satisfaction of the engineer
of the City.
[1960 Code, Sec. 13.44.150; Ord. 56, 6-20-1977]
All alleys shall be improved with a roadway consisting of not
less than eight inches of water bound macadam when thoroughly compacted
and two inches of bituminous concrete surface of the following widths.
[1960 Code, Sec. 13.44.160]
The subdivision shall be provided with street signs of a type
approved by and erected at locations and in the manner prescribed
by the Mayor and City Council.
[1960 Code, Sec. 13.44.170]
(A)
Permanent monuments shall be placed at all corners and at points
of tangency of curve lines along the boundary of the subdivision.
Permanent monuments shall be of concrete with minimum dimensions of
four inches by four inches at top, six inches by six inches at bottom,
and 36 inches long, with copper dowel three-eighths inch in diameter,
at least 2 1/2 inches in length, embedded so that the top of
the dowel shall be flush with the surface and at the center of the
monument.
(B)
All lot corners not marked by concrete monuments shall be marked
by galvanized or wrought iron pipe or iron or steel bars, at least
18 inches in length and not less than 1/2 inch in diameter. The top
of the pipe or bar is to be set level with the established grade of
the ground.
(C)
In addition, a minimum of one permanent bench mark shall be established
for each 20 acres or fraction thereof, subdivided, and at a location
designated by the City engineer. This monument shall be of concrete
with a minimum dimension of four inches by four inches at top, six
inches by six inches at bottom, and 36 inches long, with copper dowel
three-eighths inch in diameter, at least 2 1/2 inches in length,
embedded so that the top of the dowel shall be flush with the surface
and at the center of the monument.
[Ord. 129, 12-21-1981; amended Ord. 173, 7-16-1984; Ord. 261, 9-6-1988]
(A)
The controlled release and storage of excess storm water runoff shall
be required in combination for all commercial and industrial land
use projects that exceed one and five-tenths acres in area, and for
all residential areas containing five acres or more in area as indicated
on the preliminary plat.
(B)
The controlled release of storm water runoff from all developments described in Subsection (A) of this section shall not exceed the release or discharge rate which existed at the site prior to development. This rate shall be known as the predeveloped discharge rate. In the case of multiple discharge locations, no location shall discharge at a rate higher than the predeveloped discharge rate for that location under any set of conditions. The controlled release rate in any case shall not exceed the rated capacity of the existing natural downstream outlet channel or storm sewer system as determined by the City engineer. The rate at which storm water runoff is transported into a designated storage area may be as determined by the design engineer and is unrestricted.
(C)
A natural or surface channel system shall be designed with adequate
capacity to convey the storm water runoff from all tributary upstream
areas through the development. This bypass channel shall be designed
to carry the peak rate of runoff from a fifty-year storm, assuming
all storm sewers are blocked and that the upstream areas are fully
developed and have been saturated with antecedent rainfall. No habitable
structures shall be constructed within this floodway, however, streets
and parking or playground areas and utility easements shall be considered
compatible primary uses.
(D)
Storm water runoff storage capacity of detention facilities and discharge
rates from such facilities shall be calculated by analyzing volume
and rate of runoff during pre- and postdevelopment conditions for
the fifty-year frequency of the following durations:
1.
One hour, total rain 3.10 inches.
2.
Six hour, total rain 4.9 inches.
3.
Twenty-four-hour, total rain 7.0 inches.
|
Storage capacity and discharge rates shall be based on the maximum
calculated volume and peak flow of storm waters, respectively.
|
|
Storage facilities shall be designed using the soil conservation service (SCS) method of calculating runoff discharge rate and total volume of storage. The storage volume shall be provided for the fully developed watershed that is tributary to the area designated for detention purposes. The control structure for discharge shall maintain the release rate at or below the rate established in Subsection (B) of this section for all rainfall events of fifty-year or less frequency.
|
(E)
Detention reservoirs or bottom storm water storage areas shall be
designed to serve a secondary purpose for recreation, open space or
other types of uses that will not be adversely affected by occasional
or intermittent flooding. A method of carrying the low flow through
these areas shall be provided in addition to a system of drains, and
both shall be provided with a positive gravity outlet to a natural
channel or other storm sewer facility with adequate capacity according
to the definition of the term "safe storm drainage capacity". The
combination of storage of the water from a fifty-year storm and the
design release rate shall not result in a storage duration in excess
of 72 hours. Maximum depths of planned storm water storage shall not
exceed four feet unless the existing natural ground contours and other
conditions lend themselves to greater storage depth, which shall be
approved by the City engineer. Minimum grades for turf areas shall
be 2% and maximum slopes shall be 10% (10 units horizontally to one
unit vertically). Storage area side slopes shall be kept as close
to the natural land contours as practical and a 10% slope or less
shall be used wherever possible. If slopes greater than 10% are necessary
to meet storage requirements or area restrictions, approval shall
be obtained from the City engineer, and suitable erosion control shall
be provided in addition to the protection required to ensure public
health, safety and welfare.
Outlet control structures shall be designed as simply as possible and shall require little or no maintenance and/or attention for proper operation. Each storm water storage area shall be provided with a method of emergency overflow in the event that a storm in excess of the fifty-year return frequency storm occurs. The emergency overflow facility shall be designed to function without maintenance and/or attention and shall become part of the natural or surface channel system described in Subsection (C) of this section. Hydraulic calculations shall be submitted to substantiate all design features. Both outlet control structures and emergency overflow facilities shall be designed and constructed to fully protect the public health, safety and welfare. Storm water runoff velocities shall be kept to a minimum and turbulent conditions at an outfall control structure will not be permitted without complete protection for the public safety. The use of restrictive fences shall be kept to a minimum and shall be used only as a last resort when no other method is feasible.
(F)
Retention reservoir or wet bottom storm water storage areas shall
be designed with all of the items required for detention reservoir
storage areas except that a low flow conduit and a system of drains
with a positive gravity outlet shall not be required. However, the
following additional conditions shall be complied with.
1.
Water surface area shall not exceed one-tenth of the tributary drainage
area.
2.
Shoreline protection shall be provided to prevent erosion from wave
action.
3.
Minimum normal water depth shall be four feet. If fish are to be
used to keep the pond clean, a minimum of one-fourth of the pond area
shall be a minimum of 10 feet deep.
4.
Facilities shall be available, if possible, to allow the pond level
to be lowered by gravity flow for cleaning purposes and shoreline
maintenance.
5.
Control structures for storm water release shall be designed to operate
at full capacity with only a minor increase in the water surface level.
Hydraulic calculations shall be submitted to substantiate all design
features.
6.
Aeration facilities to prevent pond stagnation, if required, shall
be provided. Design calculation to substantiate the effectiveness
of these aeration facilities shall be submitted with final engineering
plans. Agreements for the perpetual operation and maintenance of aeration
facilities shall be prepared to the satisfaction of the City engineer.
7.
In the event that the water surface of the pond is to be raised for
purposes of storing water for irrigation or in anticipation of the
evapotranspiration demands of dry weather, the volume remaining for
storage of excess storm water runoff shall still be sufficient to
contain the fifty-year storm runoff.
(G)
Paved surfaces that are to serve as storm water storage areas shall
have minimum grades of 1% and shall be restricted to storage depths
of one foot maximum.
Rooftop storage shall be designed with permanent type control
inlets and parapet walls to contain runoff on the rooftop. Emergency
overflow areas shall be provided to ensure that the weight of water
stored will not exceed the structural capacity of the roof. Release
rate and storage volume requirements for paved storage areas shall
be as hereinabove outlined in Subsections F1 and F2 of this section.
If a portion of an area within a storm water storage area is to be
paved for parking or recreational purposes, the paved surface shall
be placed at the highest elevation within the storage area as possible.
Maximum parking lot grades shall not exceed normal design parameters
of 3% to 5%.
(H)
Where developments form only a portion of the watershed or contain
portions of several watersheds, the requirements for providing storage
shall be based upon that proportion of the area being developed as
compared to the total watershed tributary to the storage area. Compensating
storage will be acceptable whenever it is justified and feasible.
As a watershed is developed with a series of storm water storage facilities,
due consideration will be given for calculation of the allowable release
rate and capacity of the natural or surface channel system as described
in Subsection F3 of this section.
(I)
Plans, specifications, and all calculations for storm water runoff
control as required hereunder shall be submitted to the City engineer
for review and approval of a final plat, in the case of subdivisions
and planned unit developments, or issuance of a building permit, in
the case of commercial or industrial construction.
(J)
Where development of a property presents the threat of flooding or
damage by flash flood runoff to downstream residents, the facilities
for storm water runoff control shall be constructed prior to any earthmoving
or drainage construction on the project site.
(K)
The construction of the storm water control system shall be accomplished
as part of the cost of land development. If the amount of storage
capacity can be increased to provide certain benefits to the surrounding
properties, negotiations for public participation in the cost of such
development may be feasible.
(L)
The ability to retain and maximize the ground water recharge capacity of the area being developed is encouraged. Design of the storm water runoff control system as provided in Subsection (E) of this section, shall give due consideration to providing ground water recharge to compensate for the reduction in the percolation that occurs when the ground surface is paved and/or roofed over. Specific design calculations and details shall be provided with the final plans and specifications presented for review. The use of natural gravel deposits for the lower portions of storm runoff storage areas, the flattening of drainage slopes and the retention of existing topography are samples of possible recharge methods.
(M)
During the construction phase of land development, facilities shall
be provided by appropriate stockpile design, to prevent the erosion
and washing away of the earth. Silting of downstream areas can be
prevented through the strategic use of silting basins, sodding of
runoff channels, and by limiting the period of time during which the
earth is stripped of vegetation.
(N)
Final engineering plans shall show complete details for all of the
items covered in this section and shall be submitted for review and
approved prior to the approval of final plat.
[1960 Code, Sec. 13.44.190]
Backyard swales may be permitted, subject to the following regulations:
(A)
Maximum and minimum slopes and general design criteria of the federal
housing administration's "minimum property requirements" will
be acceptable, except as herein modified;
(B)
No continuous swale shall have a length exceeding 600 feet;
(C)
Minimum grade of the flow line shall be 0.4%;
(D)
At no point in the swale shall the flow line be more than three feet
below the finished grade of the topsoil at the foundation of the house
opposite the swale;
(E)
No change in alignment of a backyard swale shall exceed 45°.
[1960 Code, Secs. 13.44.200, 13.44.210; Ord.
467, 4-6-1998]
(A)
Sanitary Sewers: A complete system of sanitary sewers shall be constructed
throughout the entire subdivision in such a manner as to service every
lot. The engineer shall specify sizes for all sewer lines.
(B)
Private Sewer System: If no City sewer main is available to said
subdivision, application for the use of a private disposal system
may be made to the Mayor and City Council. Upon an affirmative vote
of the majority of the City Council, a private sewer system comprising
septic tanks and tile seepage fields may be used; provided, however,
that they shall conform with the following conditions:
1.
Septic tanks and tile fields shall not be permitted on any lot less
than 20,000 square feet in area;
2.
A seepage test shall be made for each acre of ground to be subdivided
and shall show the area to be suitable for septic tanks and tile fields.
A written report of such tests made by a registered professional engineer
shall be submitted with the final plat;
3.
If, after septic tanks have been in use in any subdivision, a sewer
main is installed capable of serving the subdivision and the lots
therein, it shall thereafter be unlawful to utilize septic tanks for
the disposal of sewage, and all properties utilizing septic tanks
shall discontinue their use and make connection to the sanitary sewer
for disposal of sewage.
(C)
Manholes To Be Maintained At Grade: All manhole connections wherever
located shall be maintained at grade level when not located on a street
or sidewalk. It shall be unlawful for any person to bury, or otherwise
impede access to said manhole, wherever located, that ultimately connects
to the sewerage system for the City.
[Ord. 261, 9-6-1988]
When located within the service area of a public water supply
system, water mains of not less than six inches in diameter or larger,
if specified by the City engineer, shall be constructed throughout
the entire subdivision in such manner as to provide adequately all
lots and tracts with connection to such public system or privately
owned City franchised system together with shutoff valves and fire
hydrants. Fire hydrants shall be installed throughout the entire water
system at intervals no greater than 300 feet. Each hydrant shall have
two 2 1/2-inch and 4 1/2-inch hydrant connections with national
standard threads.
[1960 Code, Secs. 13.44.230, 13.44.240]
(A)
Test Wells: When lots cannot economically, or for some other reason,
be connected with the public water supply system, provision must be
made for a water supply suitable for domestic use approved by the
City health officer. At least one test well shall be made in the area
being platted for each 100 lots or for every 25 acres of area, whichever
is the smaller. In cases where copies of the logs of existing wells
located within the area being platted are available, this may be submitted
in lieu of making test wells. Test wells shall be at least 25 feet
in depth and shall produce safe potable drinking water at a rate of
not less than five gallons per minute. A copy of the well log which
will include the name and address of the well driller, shall be submitted
with the preliminary documents to the City engineer.
(B)
Location And Construction Of Individual Private Wells: Individual
private wells shall be located at least 25 feet from property lines;
50 feet from all septic tanks; approximately 150 feet from all tile
disposal fields and other sewage disposal facilities; 30 feet from
all cast iron sewer lines; 50 feet from any vitrified sewer tile lines;
and shall not be located within any floodplain.
As a precaution against seepage, a watertight seal shall be
provided around the pump mounting.
All abandoned wells shall be sealed in a manner that will render
them watertight. In all cases where it has been determined that individual
water supplies from private wells are not feasible, a public water
distribution system will be required.
[1960 Code, Secs. 13.44.250, 13.44.260]
(A)
Connections: House services shall be constructed to connect with
the utility service mains constructed within any street or thoroughfare
to serve each adjoining lot, tract or building site; such house services
shall extend from the main to a point at least eight feet beyond the
outside curb lines of the proposed roadway pavement in the street
and at least one foot beyond the outside lines of proposed alley pavement.
(B)
Location: All such house services connected with utility mains constructed
within any street or thoroughfare shall be located at the approximate
centerline of each lot.
[1960 Code, Sec. 13.44.270]
The City shall make its sewer facilities available to all real
estate now or hereafter located therein according to the following
rules:
(A)
The property owner shall pay reasonable tap on or connection charges,
the same being determined by resolution duly adopted by the Mayor
and the City Council from time to time.
(B)
The property owner shall provide sewer connections between his building
and the main and pay the City, as deemed necessary by the City engineer.
(C)
Subdividers and developers shall be exempt from all tap on, connection and permit fees, except those provided for in Subsection (F) of this section, provided:
(D)
The City shall in all instances determine the appropriate sizing
of mains and the required capacity of proposed water and sewer facilities
necessary to serve any proposed subdivision.
(E)
If the City desires to increase the size or capacity of any portion
or all of the sanitary sewer proposed by the subdivider or developer
in order to provide service to area not located within or beyond the
limits of said subdivision, the cost thereof in excess of the cost
of the subdivider's or developer's proposed installation
shall be refunded by the City to the subdivider or developer on the
following basis:
1.
Prior to construction, the subdivider or developer and the City shall
agree upon the location and acreage of the land which the excess capacity
is designed to serve, and shall agree on the total excess cost in
dollars;
2.
Any subdivider, developer or property owner in the area as established
according to Subsection (E)1 of this section, for which the said excess
capacity has been provided, shall pay to the City the dollar cost
of such excess capacity in the same proportion that the acreage of
said subdivision, development or land bears to the total acreage for
which the excess capacity was provided; whereupon the City shall refund
a like amount to the subdivider or developer providing said excess
capacity.
(F)
All persons connecting directly to any City water and/or sewer main
shall pay a reasonable inspection fee for so doing, which fee shall
be determined by resolution of the Mayor and City Council; said fee
to approximate as closely as practicable the cost to the City of making
necessary inspections.
[1960 Code, Sec. 13.44.280]
Street lighting may be required and shall be installed in accordance
with current minimum standards as set forth by the American Society
of Illuminating Engineers. Such installation shall be completed within
one year after the completion of subdivision construction, where deemed
necessary by the Plan Commission.
[1960 Code, Sec. 13.44.290]
If required under the direction of the Plan Commission, all
public utility lines for telephone and electric services shall be
placed underground entirely throughout a subdivided area; said conduits
or cables shall be placed in dedicated public ways or easements, when
necessary, in a manner which will not conflict with other underground
services. Further, all transformer boxes shall be located so as not
to be unsightly or hazardous to the public.
[1960 Code, Sec. 13.44.300]
All public improvements to be made under the provisions of this
title shall be inspected during the course of construction by the
City engineer or other competent person appointed by the City Council.
The compensation for such inspection and other costs incurred in connection
with such inspection shall be paid by the subdivider to the City as
established by ordinance.
