(A) Street layout.
(1) The street layout shall be in conformity with a plan for the most advantageous development of the entire neighboring area. All proposed streets shall be in alignment with existing, planned or platted streets with which they are to connect, insofar as it is deemed advisable or advantageous by the Plan Commission.
(2) The street layout shall include minor streets of considerable continuity approximately parallel to and on each side of each main thoroughfare, boulevard or parkway.
(3) Wherever the proposed subdivision contains or is adjacent to a railroad right-of-way, or superhighway, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land between such streets and the railroad. Such distance shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.
(4) Proposed streets shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable gradient.
(5) Certain proposed streets shall be extended to the boundary line of the tract to be subdivided sufficiently to provide for normal circulation of traffic within the vicinity.
(6) Wherever there exists a dedicated or platted half-street or alley adjacent to the tract to be subdivided and approved by the Plan Commission, the other portion shall be platted, if in conformity with best usages and future development.
(7) Alleys will be required in all business and industrial districts. Except where justified by extreme conditions, alleys will not be approved in residential districts.
(B) Blocks.
(1) The width of blocks shall be sufficient normally to allow two tiers of lots of appropriate depth.
(2) A utility way, not less than ten feet in width, shall be provided near the center and entirely across any block that is more than 600 feet long.
(C) Sidewalks. Sidewalks shall be provided as follows.
(1) (a) Public sidewalks shall be required for all subdivisions per the following schedule:
1. On at least one side of the street when the overall density of the subdivision is less than four dwelling units per gross acre; and
2. On both sides of the street when the overall density of the subdivision is greater than four dwelling unit per gross acre;
(b) Sidewalks shall be required along both sides of streets used for pedestrian access to public schools, parks, shopping and commercial areas and other public and semi-public places as deemed necessary by the Plan Commission.
(c) Sidewalks shall be provided on both sides of collector and arterial streets regardless of density provisions as cited above.
(2) The following construction requirements regarding the installation of required sidewalks shall be followed.
(a) Normally, sidewalks shall not be more than six inches from the property line. Crosswalks or pedestrian ways shall be not less than four feet wide. In commercial areas, the sidewalk shall be located as far as practical from the traffic lanes.
(b) Sidewalks adjacent to curbs shall not be less than six feet in width.
(c) Sidewalks shall have a minimum unobstructed width of four feet along residential streets and five feet along major collector streets and in commercial and industrial areas. All sidewalks shall be installed to comply with pertinent ADA (Americans with Disabilities Act, being 42 U.S.C. §§ 12101 et seq.) requirements.
(d) Every sidewalk shall be constructed of concrete at least four inches thickness with the exception that across driveways, the thickness shall be increased to six inches. Sidewalks shall have a minimum compression strength of 3,500 PSI after 28 days. The finished surface of all sidewalks shall have a lightly brushed texture. Control points shall be trowelled in at minimum six-foot intervals. Expansion joints shall be placed at driveway crossings, at both ends of the sidewalk and, in the event of excessively long runs, as determined by the City Engineer.
(e) No sidewalk shall be constructed at a grade steeper than 8% unless steps, and/or ramps, approved by the City Engineer, are provided. The cross slope shall not exceed 1:50.
(3) A developer may, with the concept plan, make written application for deletion of public sidewalks as may be required in the proposed subdivision, or submit an alternate sidewalk plan. The Plan Commission shall review the request for a sidewalk modification and submit its recommendation to the City Council along with its findings. Modification from the sidewalk requirements may be granted only in the following cases:
(a) Where sidewalks are not deemed necessary for public safety or where topographical or other conditions make sidewalk installation and use impractical; and
(b) Where the subdivision designer/engineer has submitted for review a proposed sidewalk plan that provides for more direct and safer movement of pedestrian traffic.
(4) No certificate of compliance will be issued by the city or county until such time that sidewalks have been installed or included as part of the obligation of the builder/contractor or owner to complete.
(5) In the event that inclement weather prohibits sidewalk completion, a letter of credit, cash bond or funds placed in escrow at the time of closing would be provided to the city by the owner/purchaser.
(6) At such time that 90% of the lots (street frontage requiring sidewalks) have been developed with improvements (i.e., homes constructed) completed or sold, the developer will be required to complete the installation of the remaining sidewalks as required per the improvement plans as approved by the city.
(7) At such time that lots have been sold or conveyed by the developer, the owner will be required to complete the sidewalks within 24 months of the lot being conveyed or sooner if a building permit is secured.
(D) Right-of-way widths. Minimum right-of-way widths shall be as follows:
(1) Arterial thoroughfares, boulevards, and parkways, as indicated by the city, county or regional plan: not less than 80 feet;
(2) Secondary thoroughfares: 60 feet;
(3) Minor streets: 50 feet;
(4) Dead end streets: 50 feet. All dead end streets shall not be more than 500 feet long. All dead end streets shall terminate in a circular open space having a minimum radius at the outside of the pavement of at least 45 feet and a diameter at the outside of the right-of-way of at least 110 feet; and
(5) Alleys: 20 feet.
(E) Roadway width. Minimum roadway widths, back of curb to back of curb, shall be as follows:
(1) Thoroughfares, boulevards, parkways, secondary thoroughfares and minor streets: 30 feet;
(2) Dead end streets shall not be more than 500 feet long. All dead end streets shall terminate in a circular open space having a minimum radius at the outside of the pavement of at least 45 feet and a diameter at the outside of the right-of-way of at least 110 feet; and
(3) Alleys: 16 feet.
(F) Grades. Grades of streets and walks shall be as follows:
(1) Thoroughfares, boulevards, parkways and secondary thoroughfares: not greater than 7%;
(2) Minor streets and alleys: not greater than 10%; and
(3) Pedestrian ways or crosswalks: not greater than 10%, unless steps of an acceptable design are to be constructed.
(G) Alignment and visibility. Clear visibility, measured along the centerline, shall be provided for at least 300 feet on thoroughfares, boulevards and parkways; 200 feet on secondary thoroughfares; and at least 100 feet on minor streets.
(H) Curves. Minimum radii of curvature on the centerline shall be as follows:
(1) Thoroughfares, boulevards and parkways: 300 feet; (Note: Radii of considerably greater dimension should be used in most instances in the interest of public safety.)
(2) Secondary thoroughfares: 200 feet;
(3) Minor streets: 100 feet; and
(4) Between reversed curves, there shall always be a tangent at least 100 feet long.
(I) Intersections.
(1) At street and alley intersections, property line corners shall be rounded by an arc, the minimum radii of which shall be 25 feet and ten feet, respectively. In business districts, a chord may be substituted for such an arc.
(2) Street curb intersections shall be rounded by radii of at least 25 feet or by using the same radius points as the property line.
(J) Lot areas. The preliminary plat shall contain the statement that any lot transferred will have a minimum width and area substantially the same as those of the platted lots, and that only one principal building will be permitted on any such lot. Each lot created as part of a subdivision under the terms and conditions of this chapter shall be minimum of 10,000 square feet in area.
(K) Lots. The size, shape and orientation of lots shall be appropriate for the location of the proposed subdivision and for the type of development contemplated, and shall conform to the following.
(1) Lots for residential use shall meet all requirements set forth in the zoning classification applicable to the lots.
(2) Every lot shall abut on a street or on an officially approved cul-de-sac.
(3) Reversed frontage shall be avoided in blocks exclusively residential.
(4) Side lot lines shall be approximately at right angles to the street lines on which the lot faces.
(5) Flag lots shall not be allowed.
(L) Open spaces. Due consideration should be given to the allocation of suitable areas for parks and open space. Area shall be dedicated to the city, by means of recording of final plat, as follows.
(1) Ten percent of the gross area of a subdivision shall be dedicated to the city for public use.
(2) The city shall have the authority to specify the general location of open space within a subdivision so that said open space is in accordance with the Park Master Plan. The location of open space shall be discussed at the time the concept plan is submitted.
(3) Open space dedicated to the city must be of a quality that is suitable for parks. Land that is located in a floodplain, wetland area or located on a steep slope (35% or more) shall not be acceptable. Up to 50% of the required area to be dedicated may include woodlands, lakes, ponds and streams.
(4) If the dedication of land within a subdivision does not fit with the needs of the Park Master Plan (as determined by the Planning Commission), the developer shall be required to submit a payment in lieu of open space dedication (commonly known as “open space fee”). Such payment shall be made to the Park Improvement Fund and shall be equal to $15,000 per acre of open space that would be required under division (L)(1) above.
(5) Any open space fee shall be noted on the preliminary plat and made prior to the city approving the final plat of the subdivision.
(6) Creative interpretation of the requirements of this section (division (B) above) will be considered and encouraged, and as such, a combination of open space dedication and open space fee may be considered, only if the open space to be dedicated is in accordance with the Park Master Plan. In the case that the developer combines open space dedication and the open space fee, not more than 50% of the land that is dedicated may include wetlands, lakes, ponds and streams.
(7) The Planning Commission shall make a recommendation to the City Council as to whether the creative use of open space proposed is in general conformance with the Master Park Plan and whether the creative use of open space proposed should be accepted.
(8) If a subdivision is approved in phases, the payment shall be made before the final plat of each phase of the subdivision is approved by the City Council. In the case of dedication, and in the case that the subdivision is platted in phases, the developer shall post with the city a letter of credit equal to $15,000 per acre of open space to be dedicated before the final plat of each phase is approved by City Council, until all open space is dedicated. In the case of combined dedication and open space fee, the developer meet the requirement by following the procedures described previously in this division (L)(8).
(M) Utility easements. Easements shall be provided as follows:
(1) Fifteen feet wide, adjacent to all streets;
(2) Not less than ten feet in width on each side of all rear lot lines, and alongside lot lines where necessary for storm water drainage and/or municipal and public utilities and/or telecommunication; and
(3) A 20-foot easement shall be provided along the perimeter of the subdivision. Where a subdivision is adjacent to another subdivision or tract of land that could be subdivided in the future, the subdivider may provide an easement that is ten feet in width.
(N) Subdivision and street names. The proposed name of the subdivision and proposed street names shall be submitted to postal authorities and to County 9-1-1 Coordinator. Approval of said street names and subdivision name should be had before preliminary plat is submitted to the Planning Commission, so that said street names and subdivision name will not duplicate or too closely approximate, phonetically, the name of ay other subdivision or street under the jurisdiction of the city’s post office.
(O) Water lines. Where a public water main is reasonably accessible, the subdivider shall make water available to each lot. Where a public water main is not reasonably accessible, the subdivider shall place on file with the Plan Commission, satisfactory evidence that proper arrangements have been made for the future installation of necessary mains and connections for each lot. All water lines shall conform to Illinois American Water Company standards.
(P) Fire hydrants. Fire hydrants shall be installed every 400 feet. In the case of a dead end street, fire hydrants shall be located at the throat of a cul-de-sac. Fire hydrants must be installed and operational prior to the acceptance of infrastructure and the issuance of any building permits (including building permits for display homes), as stated in Ord. 7076.
(Q) Sewers. Where a public sanitary sewer is reasonably accessible, the subdivider shall connect with such sanitary sewer and provide a lateral for each lot, to extend the property line. Where a public sanitary sewer is not reasonably accessible, but where the plans for the sanitary sewer system of the district in which the subdivision is located have been prepared by a registered professional engineer, and approved by the state’s Sanitary Water Board, the subdivider shall install sewers in conformity with such plans, although a connection with an existing main may not be immediately practicable. In such cases, and until such connection is made with the sewer system of the district, the subdivider shall provide for the disposal of sanitary sewage by a type of treatment to be approved by the Board. See § 161.037 of this chapter for detailed sanitary sewer requirements.
(R) Utilities. All new utilities must be installed underground. A note addressing this shall be shown on the preliminary plat. If utilities cannot, within reason, be installed underground (i.e., cost prohibitive), the Planning Commission may approve a preliminary plat where utilities will be otherwise installed.
(S) Improvements. All improvements required under these rules shall be constructed according to the specifications of the Plan Commission and under the supervision of the City Engineer and to his or her satisfaction.
(T) Off-site improvements. All costs associated with off-site improvements shall be borne solely by the developer. All off-site improvements shall be planned and installed by the developer as part of the improvement plans for the subdivision. Off-site improvements must be accepted by the City Engineer and will be included in the performance bond and maintenance bond. If more than one subdivision in an area requires similar off-site improvements, a cost sharing agreement may be in the best interest of all parties involved. In this case, the agreement will be forwarded to the Planning Commission and the City Council for approval with the improvement plans.
(U) Emergency notification system fee. Every subdivision will be assessed a fee for the purchase and installation of emergency systems (items such as tornado sirens) for the city. The fee shall be equal to $50 per gross acre in the proposed subdivision. The fee shall be due before the final plat is approved by City Council. If a subdivision is approved in phases, the fee shall be broken down as such and will be due before the final plat of each phase is approved by City Council.
(V) Third party inspection. The developer, before the improvement plans are approved by City Council, shall provide to the city, 3% of the total estimated cost of infrastructure, as approved by the City Engineer and Planning Commission in the form of a cost estimate prepared by the project engineer, for the express purpose of the city retaining a recognized inspection firm and/or inspector to monitor and ensure proper installation of all public improvements.
(W) Facade treatment regulations. The Planning Commission and City Council shall have the ability to require specific facade treatments in order for the subdivision to be compatible with nearby subdivisions.
(1960 Code, § 41-2-8) (Ord. 7128, passed 4-28-2008)