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 section. 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. No Final Plat shall be approved unless:
The surveyor must at the time of making the survey, set in such manner that they will not be moved by frost, good and sufficient monuments marking the external boundaries of the tract to be divided and must designate upon the plat the points where they may be found. These monuments must be placed at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line and at all angle points along a meander line, the points to be not less than twenty (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 rights-of-way line of the street. These monuments, two (2) of which should be of reinforced concrete, shall be set at opposite extremities of the property platted. All lot corners shall be monumented in a like manner with iron pins or pipe.
Concrete monuments shall be four (4) inches by four (4) inches by thirty (30) inches (4"x4"x30") with one-half (1/2) inch by thirty (30) inches iron pipe cast in center.
Iron pins or pipes shall be one-half (1/2) inch or larger in diameter, not less than twenty-eight (28) inches in length and driven into the ground not protruding above the surface more than one-half (1/2) inch.
Existing cornerstones will be accepted in lieu of concrete monuments provided locations are at opposite extremities of the platted parcel.
The Developer may delay installation of lot marker monuments until completion of improvements provided that cost of placing said monuments shall be included in the improvement plan cost estimate and be subject to bonding requirements. The land surveyor shall submit letter stating desire to place monuments after improvements are completed in contract form guaranteeing maximum cost for installation.
[Ord. No. 02-04, 3-4-2002; Ord. No. 05-17, 11-7-2005]
All streets shall be constructed as hereinafter provided:
(A)
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 herein below set forth and in a manner which will provide complete and adequate drainage of all the streets, alleys and public grounds in the entire subdivision.
All existing roadways adjacent to the subdivision shall be widened and graded in accordance with the “Standard Widening & Grading Section” detailed in Figure No. 3 at the end of this Code.[1]
In general, all such streets within the subdivision and all work to be undertaken thereon shall be designed and constructed according to the Standard Specifications for Road and Bridge Construction adopted by the Department of Transportation of the State of Illinois, that is in effect at the time the Preliminary Plat and plans for such improvement work are submitted for approval, except as otherwise provided herein.
[1]
Editor's Note: Figure 3 is included as an attachment to this chapter.
(B)
Grading roadway and side slope. The roadway shall not be less than the dedicated street width provided in Section 34-5-4 and shall be constructed substantially in accordance with the typical cross section shown in Figures 1 and 2 at the end of this Code.[2] The following requirements should also be met:
(1)
Any roadway shall be seeded in accordance with standard specifications. The developer shall assume responsibility for maintaining the complete roadway, including the seeding, the removal of earth, crushed stone or other debris from the pavement, curb and gutter and other drainage facilities for a period of one (1) year after acceptance by the Road District Highway Commissioner or by the County.
(2)
Alleys shall not be less than twenty (20) foot in width. Of this twenty (20) foot area, not less than eighteen (18) feet in width shall be paved in accordance with standards and specifications herein provided for local streets, except that such alleys shall not be required to have concrete curb and gutter.
(3)
Cul-de-sacs shall provide a one hundred (100) foot diameter turn-around or a turn-around acceptable to the County Engineer.
[2]
Editor's Note: Figures 1 and 2 are included as attachments to this chapter.
(C)
Grading, excavation and embankment. All excavation and construction embankments shall be in accordance with the specifications. The embankment or fills shall be placed in six (6) inch layers and thoroughly compacted.
(D)
Combination concrete curb and gutter. Combination concrete curb and gutter complete with reinforcing rods shall be built in accordance with the detail shown in Figure 1 at the end of this Code.[3] The minimum distance from face to face of curbs shall not be less than the pavement width provided in Section 34-5-4.
[3]
Editor's Note: Figure 1 is included as an attachment to this chapter.
(E)
Street construction standards. All streets within the jurisdictional authority of the County other than state highways shall be improved with pavements bounded by integral concrete curbs and gutters, in accordance with the following minimum criteria:
(1)
Area service highways and collectors shall be designed and constructed to conform to Illinois Department of Transportation Design and Construction Policies, Standards and Specifications. Area service highways and collectors shall be surfaced with bituminous concrete, concrete or portland cement.
(2)
Land access street pavement surfacing shall consist of a twelve (12) inch lime modified subgrade, (or four (4) inch type B, CA4), a five (5) inch Type B, CA4 gradation subbase, and five (5) inch Type A, CA6 gradation base course conforming to Illinois Department of Transportation Specifications. Surface shall be bituminous concrete, concrete or portland cement built in accordance with Figures 1 and 2 at end of this Code.[4]
[4]
Editor's Note: Figures 1 and 2 are included as attachments to this chapter.
(3)
Land access streets for large lot subdivisions can be constructed, if approved by the Planning Commission, in accordance with the roadway cross section shown by Figure 2 at the end of this Code.[5] A large lot subdivision shall be defined as having a minimum lot density of one (1) lot per acre based on the total subdivided area with no lot less than three-fourths (3/4) acre in size. Surfacing for streets in residential subdivisions will all lots two and one-half (2 ½) acre or larger may have bituminous surface treatment, conforming to Illinois Department of Transportation Specifications for Class A, Subclass A-3.
[5]
Editor's Note: Figure 2 is included as an attachment to this chapter.
(F)
Utility lines. Underground utility lines in utility easements or rights-of-way shall be installed prior to the construction of such streets and alleys.
In addition to the installation of curbs or gutters along the streets as required by Section 34-6-3(D) of this Article, storm sewers shall be required to provide adequate drainage along any street and such storm sewers, manholes, catch basins, inlets and outlets shall be constructed in accordance with the applicable provisions in the specifications. Storm sewer material shall be approved by the County Engineer. Catch basins are to be constructed in accordance with the Standard Specifications for Road and Bridge Construction, prepared by the Illinois Department of Transportation, as amended. The stormwater drainage system shall be separate and independent of the sanitary sewer system and shall be in accordance with the drainage laws of the State of Illinois. The plans and specifications for the disposing of storm water shall be approved by the County Engineer.
The flow line of any combination curb and gutter section, as well as the flow line of any storm sewer, shall have a fall of at least one-half (1/2) of a foot per one hundred (100) lineal feet, except where vertical curves in the grade line of the street make this provision inapplicable with respect to the curb and gutter.
All across-road culverts and entrance culverts shall comply with the specifications. No such pipe culverts, however, shall be less than fifteen (15) inches in diameter unless written approval is given by the County Engineer for a reduced size, with a minimum of twelve (12) inches in diameter. The design, installation and construction of all drainage structures shall be in accordance with the policies and procedures contained in the Illinois Department of Transportation, Drainage Manual. Pipe culverts under the roadway shall be either CMP (corrugated metal pipe) or RCP (reinforced concrete pipe). Any other material with prior approval of the County Engineer.
[Ord. No. 06-08, 10-2-2006]
There shall be provided a minimum of one (1) trash collection per week for all properties within the subdivision. Provisions for trash collection shall be made a part of the subdivision declaration of covenants. The homeowner association shall contract with a single contractor for the services, with cost covered by payments to the association by individual lot owners.
Electrical, telephone, and CATV service lines shall be placed underground throughout the subdivision. The conduit or cables shall be located within easements or public rights-of-way in a manner which will not conflict with other underground services. All transformers and terminal boxes shall be located so as not to be unsightly or hazardous to the public. The location of such services within any public right-of-way shall be approved by the County Engineer.
All proposed water and sanitary sewer facilities shall comply with the minimum requirements and recommendations of the Environmental Protection Agency of the State of Illinois. When a proposed subdivision is reasonably accessible to a public sewer system and/or water 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 system(s), when a permit can be secured from the public agency. Utilities, when possible, shall be placed in the back lot easements.
Whenever the subdivider provides a private system of sanitary sewers and a treatment plant, such system and plant shall conform to all standards, specifications and requirements of the Illinois Environmental Protection Agency and shall be approved by the agency and the County Engineer.
Whenever septic tanks are utilized, the system shall comply with applicable County regulations or recommendations of the Illinois Department of Public Health, whichever is greater. Any such septic tank need not be constructed until the principal building or residence is erected on the lot.
When provided, each lot in the subdivision shall be provided at the property line with a connection to the private or 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 County Engineer. Sewage collection lines shall not be smaller than eight (8) inches in diameter.
When provided, each lot in the subdivision shall be provided at the property line with a connection to the private or public water system. 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 County Engineer. Water distribution lines shall not be smaller than six (6) inches in diameter.
[Ord. No. 05-17, 11-7-2005]
When a public or private water distribution system is provided, fire hydrants shall be installed by the subdivider as part of the water distribution system. Installation of hydrants shall be accomplished in such manner that each lot is within four hundred (400) feet of the fire hydrant when measured along the centerline of the right-of-way. No fire hydrant shall be placed on a main smaller than six (6) inches in diameter. Fire hydrants should be located no further than twenty (20) feet from the curb. Hydrants installed shall be of the type approved by the Fire Chief of the district having jurisdiction.
When there are lakes within the boundaries of a subdivision a dry hydrant may be installed in each lake. Access to hydrants shall be provided by a twenty (20) foot wide unobstructable easement to the nearest public roadway or streets. Hydrant type, design and installation shall meet the requirements of the jurisdictional fire protection district.
Sidewalks shall be of Portland cement concrete, with a minimum thickness of four (4) inches and a minimum width of four (4) feet. The following requirements should also be met:
(A)
Sidewalks shall be required:
(1)
On at least one (1) side of the street when dwelling unit/net density is from two (2) to four (4) dwelling units per acre;
(2)
On both sides of a street when dwelling unit density is four point one (4.1) or more dwelling units per net acre;
(3)
On collector streets, near schools, shopping and similar areas.
(B)
All walks shall be constructed at a grade no steeper than ten (10) percent (10%), unless steps of adequate design with handrails are provided and approved by the County Engineer.
(C)
Non-residential sidewalks within the non-residential site shall be concrete, four (4) inches thick and six (6) feet in width, except at driveways where thickness shall be approved by the County Engineer and shall be adequate for the intended use.
(D)
Sidewalks shall be provided with number six (6) reinforcing mesh across the entire width and breath of driveway aprons or the concrete shall be at least six (6) inches in thickness.
(E)
All sidewalks and curbs shall meet the Americans With Disabilities Act (ADA) of 1990 standards, as amended.
A variance may be granted, in the provision of sidewalks, if one (1) or more of the following conditions are met:
(A)
Where sidewalks are not deemed necessary for public safety or where topographical or other conditions make their installation and use impractical; and/or
(B)
Where the subdivision designer has submitted for review a proposed pedestrian movement plan that provides for more direct and safer movement of pedestrian traffic.
In addition to the sidewalk requirements, developers are encouraged to include other methods of pedestrian movement such as bike paths and nature trails in conjunction with or partially in substitution for sidewalks.
Street lighting improvements shall be installed to serve all properties within the subdivision. The following requirements must also be met:
(A)
Location: There shall be at least one (1) light at each intersection and at each cul-de-sac. Spacing of standards shall not exceed three hundred (300) feet with consideration for minor space adjustments allowing standards to be placed at lot lines.
(B)
Specifications.
(1)
Lighting standards shall be of conventional fiberglass, wood, or steel construction with a minimum of fourteen (14) feet mounting height.
(2)
Residential luminaries shall be a minimum of one hundred fifty (150) watt sodium lights.
(3)
Commercial and industrial luminaries shall be a minimum of two hundred fifty (250) watt sodium lights.
The developer shall provide for the formation of a lighting district to cover all costs associated with the operation of the street lighting within the subdivision covenants and restrictions.
A street marker shall be placed at each intersection designating the names of the streets entering the intersection. The marker shall be of an approved material sufficient in size to accommodate four (4) inch lettering; they shall be mounted on four (4) inch by four (4) inch creosoted wood posts, two (2) inch galvanized pipe posts or standard "U" channel painted or galvanized sign posts (minimum weight two and six-tenths (2.6) pounds per foot) with at least three (3) feet in the ground and a minimum of seven (7) feet above the ground. All signs shall be reflectorized.
The developer shall place all traffic control devices required by the latest edition of the State of Illinois Manual of Uniform Traffic Control Devices. The County Engineer will provide written requirements at time of the improvement plan review.
When a subdivision contains sewers, sewage treatment plants, water supply system, park area, or other physical facilities that have not been dedicated to and accepted by an existing public agency, adequate provision shall be made for the continuous maintenance, supervision, operation, and reconstruction of such facilities by the lot owners in the subdivision, subject to the regulations of the Department of Public Health and Commerce Commission of the State of Illinois and the Illinois Environmental Protection Agency, where applicable.
[Ord. No. 00-19, 8-7-2000]
Final Plat shall be neither approved by the County Board of Commissioners nor recorded by the County Clerk unless the applicable following conditions are met:
(A)
Prior installation. The capital improvement or facilities intended to be dedicated to the County, Road District, other public body or acceptable private entity have been completed, inspected, and accepted prior to such approval; or
(B)
Surety bond. A surety bond by an insurance company authorized to do business in the State of Illinois or Irrevocable Letter of Credit shall be posted by the applicant with the County Clerk as approved by the Board of County Commissioners before construction of the improvements or facilities is started. Such surety bond shall be one and one-half (1 1/2) times the amount determined by the County Engineer as equal to the estimated construction cost of all improvements intended to be dedicated to the County Road District, other public body, or approved private legal entity. Performance of work necessary to complete construction and installation of the required improvements to be dedicated to the County Road District, other public body, or approved private legal entity shall be completed within two (2) years of the date of approval of the final plat, unless such time is extended by written agreement between the applicant and the Board of County Commissioners. If such improvements are not satisfactorily installed within the time period specified or required, then such surety bond or proportion thereof shall be forfeited by the applicant, and the proceeds of the surety bond shall be used to pay for the completion of installing such improvements in accordance with the requirements specified herein or the amount of the bond heretofore released, whichever is less; or
(1)
Order the County Treasurer to retain all escrowed funds needed to complete all the required improvements, and to return the balance if any of such funds to the developer; or
(2)
Require the developer to submit a new performance bond/escrow deposit in an amount sufficient to cover any increase in the cost of constructing the required improvements.
If the surety fails to perform on the bond or the escrow agent fails to remit within thirty (30) days after written request, the State's Attorney shall take immediate action to require performance.
(C)
The Subdivider shall post a surety bond or Irrevocable Letter of Credit equal to fifteen percent (15%) of the total value of subdivision public use improvements guaranteeing repairs for twelve (12) months after the capital improvement or facilities intended to be dedicated to the County, Road District, other public body or acceptable private entity have been completed, inspected and accepted.
[Ord. No. 00-19, 8-7-2000]
The bond or an Irrevocable Letter of Credit shall remain in effect until such time as the County Clerk shall, by written authorization to the County Treasurer, release the surety from the obligation of the bond, which release may be partial and may occur from time to time, as improvements are completed and approved; provided, however:
(A)
Authorization to release up to ninety percent (90%) of the bond amount or the Irrevocable Letter of Credit may be authorized by the County Clerk upon written notification from the County Engineer. Such authorization by the County Engineer shall only be given as improvements are installed equal in value to funds released.
(B)
The remaining ten percent (10%) may only be released when the following conditions have been met:
(1)
The subdivider has been responsible for repairs of failures to improvements for a period of twelve (12) months after written acceptance by local agency.
(2)
The County Engineer notifies the Administrative Officer, in writing that all improvements have been completed in a satisfactory manner.
(3)
The Administrative Officer shall then notify the County Clerk that authorization may be given to release all funds.
(4)
Whenever improvements are to be dedicated to another authority, School District, Road District, park or other government, such improvements shall be accepted or approved before the release of all funds.
(C)
A surety obtained per Section 34-6-19(A) shall expire one (1) year after written acceptance of the improvements by the County, Road District or other authorized public body.