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(A) Upon approval of the preliminary plan and the engineer's plans and specifications, the subdivider shall construct and install the required subdivision improvements prior to filing with the Plat Officer the final plat for final approval.
(B) All subdivision improvements within the plat jurisdiction of the village shall be designed, furnished and installed by the subdivider at his or her own expense in accordance with the provisions of this subchapter, and other applicable village, county and state regulations. All improvements shall be subject to inspection and approval of the Village Building Inspector or a qualified engineer appointed by the village.
(C) In lieu of construction, the subdivider may post with the village a cashier's check, negotiable securities, or a surety bond payable to the village sufficient to cover the full cost of the improvements as estimated by a registered professional engineer and approved by the Plat Officer, to assure the satisfactory installation of the improvements. (See §§ 152.200 through 152.204.)
(D) The developer is responsible for all required improvements until released by inspection and approval one year after completion and construction. A construction guarantee of 10% of the cost of the improvements shall be retained by the Plat Officer during this time.
(E) All construction must be completed within two years. Construction of all improvements required by this code must be completed within two years from the date of the approval of the preliminary plan by the Village Board unless good cause can be shown for granting an extension of time.
(F) Inspection at subdivider's expense:
(1) All public improvements proposed to be made under the provisions of this code shall be inspected during the course of construction by the Village Engineer or a duly designated deputy; and
(2) During the course of construction of the improvements, the subdivider shall be required to notify the Village Engineer 48 hours before each of the following operations in order that the Engineer or a duly designated deputy may make required inspections:
(a) Before base material is deposited in place for inspection of all street subgrades; monumentation and grading;
(b) Before paving is placed on the base material, for inspection of the base construction;
(c) Before any backfilling operations whatsoever following the installation of water, sanitary or storm sewers or any other underground public improvements.
(G) All dedications must be accepted by the village.
(1) Final acceptance of the dedication of streets, utilities, open space or other public area shall be the responsibility of the Village Board, and shall only be done by resolution at the regular meeting of the Village Board.
(2) However, that action should only take place after receiving the report of the Village Engineer and Inspector.
(2001 Code, § 34-7-1)
(A) Grading; generally.
(1) Any action causing the removal of major trees, filling of any area with more than three feet of fill material, cutting the soil or cover material from any area by more than two feet, the alteration of any natural watercourse or major drainage way, shall be considered grading and shall only be allowed when shown and approved in conformance with a preliminary grading plan.
(2) All grading should be kept to the minimum necessary to provide the proper relationships between lots, blocks, streets, utilities and storm drainage systems. All the grading shall be shown on the grading plan. Where it is necessary to fill to a depth of five feet or more, the fill shall be laid in layers of six inches or less, adequately watered and compacted, and then subsequent layers of six inches added in a similar manner until the desired grade is reached.
(a) Where areas other than roadways must be cut or filled, topsoil should either be skimmed off before grading and uniformly replaced or new topsoil of a quality acceptable to the Building Inspector must be added after the grading at average, uniform depth of not less than four inches.
(b) Where areas are not to be graded and are in excess of 15% slope, the Village Plan Commission may require riprapping, planting or other methods of slope stabilization. In some cases the dedication of natural easement covering the areas may be required.
(B) Block and lot grading.
(1) The finished grade of all subdivided blocks should be such that water run-off will flow freely from the block to streets, storm inlets, natural watercourses and drainage swales, and drain from the subdivision without causing erosion, flood damage, ponding or similar problems. Where the natural grade will not permit the flow, additional grading must be provided.
(2) All individual lots should be of an elevation and grade that storm water and sanitary waste will freely leave the site without causing erosion or flooding problems. All sites should therefore be at a reasonable level above streets, drainage and sanitary waste collection.
(C) Trees and grading. As many trees as can be reasonably utilized in the final development plan shall be retained and the grading adjusted where practical to the existing grades at the trees.
(D) Street grading. All streets shall be uniformly graded in accordance with the typical cross-section shown in the engineering specifications of the preliminary plan. All trees and brush shall be removed and the roadways shall be graded to the sub-soil level.
(E) Monumentation. Reference monuments shall be installed within all subdivisions as follows.
(1) The perimeter of all subdivisions shall have permanent monuments of concrete reinforced within one number four vertical rod, and not less than four inches square or in diameter at the top and tapered to six inches at the bottom and 36 inches long, set flush with the adjacent ground. Each permanent monument shall have a suitable mark in the center of the top. Sufficient permanent concrete monuments shall be erected to reestablish the property lines of the subdivision.
(2) Monuments shall consist of five-eighths-inch iron pins not less than 24 inches in length driven into the ground.
(3) All lot corners shall be marked by one-half-inch iron pins not less than 24 inches in length driven into the ground similar to those monuments described in the above paragraph.
(F) Grading and monument inspection. No sidewalk, utility or street pavement shall be constructed within any subdivision or addition thereof until the grading and monumentation of the subdivision has been inspected.
(2001 Code, § 34-7-2)
(A) Each street shall be graded, drained, constructed and surfaced in conformance with the standards contained in Table VII-I (§ 152.082(A)(7)), modification may be required however, because of soil, topographical and other natural conditions.
(B) All street improvements shall be appropriate to the type of development anticipated and durable under use and maintenance contemplated for the streets.
(C) All street bases and sub-bases shall be inspected before the paving surface is applied.
(2001 Code, § 34-7-3)
(B) Sidewalks shall be at least four feet wide in residential areas and five feet four inches wide in business areas.
(C) All sidewalks shall be constructed of concrete four inches thick with thickness increased to five and one-half inches where sidewalks are crossed by driveways and areas of unfavorable soil.
(D) A sand or gravel base at least two inches thick may be required.
(2001 Code, § 34-7-4)
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