(A) Approval of public improvements. A subdivider, developer or redeveloper shall, before applying for final plat for approval:
(1) Submit necessary documentation for the installation and construction of the necessary public improvements to the Village Engineer for review and approval. The following documents are required at the time final engineering plans are submitted to the village for review and approval:
(a) Two sets of engineering drawings;
(b) Two copies of the plat of survey;
(c) MWRDGC sewer permit applications;
(d) IEPA water permit applications;
(e) Two copies of the storm sewer calculations;
(f) Two copies of the storm sewer drainage map;
(g) Two copies of the retention facility calculations;
(h) Two copies of the engineer's estimate of cost;
(i) Two copies of the water main calculations for consumption and fire flow;
(j) One copy of county and state highway department permit applications;
(k) One copy of NPDES application;
(l) Endangered species sign off from the Illinois Department of Natural Resources; and
(m) Historic preservation sign off from the Illinois Department of Natural Resources.
(2) The engineering drawings which are submitted must include the following information:
(a) Cover sheet with location map;
(b) General plan layout of the project indicating all improvements;
(c) Detailed plan and profile sheets of all improvements;
(d) Grading plans for erosion and sedimentation control;
(e) General detail sheet showing:
1. Pavement cross section;
2. Curb, gutter and sidewalk details;
3. Cross section of retention facilities including sedimentation basins;
4. Streetlights;
5. Manholes, vaults, inlets and castings;
6. Hydrants;
7. Typical trench cross sections for sanitary sewers, storm sewers and water mains; and
8. Details of retaining walls, including cross sections.
(B) Requirements for installation of public improvements.
(1) Upon approval of the final engineering plans by the Village Engineer, suitable financial guarantees must be deposited with the village to guarantee completion of all public improvements, as fully set forth in § 154.066(E)(8).
(2) When the appropriate security is posted and all permit fees paid to the village and the supporting permits issued by the MWRDGC and EPA and highway departments, or other public agencies are issued, the installation of the required improvements can begin.
(3) All public and private improvements shall be inspected by the engineering department during construction for compliance with this chapter and other applicable village codes and ordinances and the approved engineering plan and specifications. Persons are required to notify the Department of Engineering a minimum of 24-hours prior to beginning any underground or surface improvements (sewer, water, paving including parking lots, etc.) to arrange for the appropriate inspection.
(C) Acceptance and approval of improvements.
(1) (a) Each subdivision is required by this chapter to contain the necessary improvements as outlined in the previous sections. Within residential or nonresidential subdivisions certain public improvements may be dedicated, owned, operated and maintained by a property owners association pursuant to a declaration meeting the requirements set forth in § 154.081.
(b) The design standards contained herein are not waived by keeping these facilities under private control.
1. Sewer lines which allow for sewer service hook-ons from separate ownership must be publicly dedicated. All public lines not within a public right-of-way, with the exception of individual building service, must be placed in dedicated utility easements. Where feasible, sewer lines will be placed within dedicated roadway rights-of-way.
2. Water lines which provide service outside the subdivision must be publicly dedicated. Water lines which allow for water service hook-ons from separate ownership parcels must be publicly dedicated. All public lines, not within a public right-of-way, with the exception of individual building service must be placed in dedicated utility easements. Where feasible, the water distribution system will be placed within dedicated roadway rights-of-way.
3. Street lighting adjacent to any dedicated street will be publicly dedicated and built to all applicable village standards contained herein. Other streetlights within a subdivision shall be private.
4. Any street which provides access to parcels outside the subdivision must be publicly dedicated. Any street which carries local traffic within a subdivision may be publicly dedicated. However, any street having a collector or higher designation must be publicly dedicated. Private sections cannot be placed in continuous roads which are otherwise publicly dedicated. All publicly dedicated or private roads within subdivisions shall meet the appropriate right-of-way dedication standards specified herein, including those regarding public improvements. Off-street parking shall not be placed within any roadway right-of-way. Driveways whose function is only to provide access to individual units or users within a subdivision on parking lot circulation systems shall be private. However, circulation systems within subdivisions under single ownership and control, such as a shopping center or rental apartment complex, may be private.
5. The storm water management facilities within a subdivision shall be private except for storm sewers which provide upstream bypass flow or that service dedicated streets which shall be publicly dedicated. Retention or detention facilities shall be private unless accepted for public use because of their dual use capability. Public or private storm sewer or water management systems shall be placed in dedicated public utility easements.
6. The Village Engineer shall have authority to designate those facilities which are to be properly dedicated in accordance with the standards specified in this chapter. The development shall be so planned and designed so as to facilitate the proper dedication of facilities in accordance with the standards contained herein.
(2) Letter of acceptance; inspections.
(a) When all public and private improvements are completed in their entirety, the subdivider, developer or redeveloper must inform the village by letter to accept or approve (for private improvements), said improvements and the subdivider, developer or redeveloper must, in such letter, guarantee them for a period of two years from the date of acceptance or approval (for private improvements), as more fully set forth in § 154.066.
(b) The person shall also submit the following:
1. "As constructed" drawings as required (complete set): Mylar sepia and blue line sets, all signed and sealed by a registered professional engineer.
2. "As constructed" digital information as required in Microstation format on 3.5 inch disk or CD ROM, as required by the Village Engineer.
3. "As constructed" drawings and digital information must reflect the following:
A. Rim, inverts, and slopes of all utilities;
B. Top of foundation and/or finish floor;
C. Final grading/high and low points, berms, overflow routes;
D. Lighting, including conduit runs and transformers;
E. Pavement and curb grades;
F. Retaining walls, including top and bottom of wall;
G. Detention/retention basins - finish grades and calculations that reflect the required volumes as designed and approved;
H. B-box and clean out locations; and
I. Property irons and monumentation as required by this chapter.
(Ord. 7-42, passed 6-20-07)