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1. IN GENERAL
2. PRELIMINARY PLAN AND FINAL PLAT
3. DESIGN STANDARDS
5. LAND MOVEMENT REGULATIONS
7. FLOOD PRONE AREAS
8. LAND AND CASH DONATIONS
9. STORM WATER DETENTION
7-1-3 Application of chapter
7-1-4 General provisions
This chapter shall be known and may be cited and referred to as the “Subdivision Code for the Village of Carol Stream, Illinois”.
While it is obvious that regulations are needed to assure orderly extension of village streets, the other purposes of these regulations are:
(A) To ensure sound, harmonious subdivision development and community growth, and to safe-guard the interests of the home owner, the subdivider, the investor and the village;
(B) To provide permanent assets to the locality and to the village;
(C) To prevent scattered development beyond existing public utilities and prevent excessive development costs;
(D) To assure the development of land for optimum use with necessary protection against deterioration and obsolescence;
(E) To limit and control the pollution of the environment that can be caused by inadequate or incomplete urban development;
(F) To provide common grounds of under-standing and a sound working relationship between the village and the subdivider; and
(G) To otherwise promote realization of the Comprehensive Plan.
No person shall divide any tract of land or plat any street or easement or otherwise improve any tract of land, right-of-way or easement even if such improvement does not entail the subdivision or platting of land within the village or in any unincorporated area which is located entirely or in part within one and one-half miles of the nearest limits of the village, except in conformity with the provisions of this Subdivision Code. The plans and plats, proposed improvements to be installed, and all procedures relating thereto, shall in all respects be in full compliance with the regulations herein. Acceptance by the village of any improvements made on public property shall be based on the conformity of such improvements with the provisions of this code and in accordance with the procedure stipulated in this Subdivision Code.
(A) Wherever any subdivision of land or any street for public use shall hereafter be laid out within contiguous territory not more than one and one-half miles beyond the incorporated boundaries of the village, the subdivider thereof, or his or her agent, shall submit first a preliminary plan and then a final plat to the village for its approval of the land to be subdivided or served by the street or easement. The preliminary plan and final plat and all procedures relating thereto shall in all respects be in full compliance with these regulations.
(B) Until a preliminary plan for the proposed subdivision or street or easement for public use or the planned unit development is approved:
(1) No land shall be subdivided, nor any street laid out, nor any improvement made to the natural land;
(2) No lot, tract or parcel of land within the proposed subdivision shall be offered for sale, nor shall any sale, contract for sale or option be made or given; and/or
(3) No improvements, such as sidewalks, water supply, storm water drainage, sanitary sewer facilities, gas service, electric service, lighting, grading, paving or surfacing of streets shall hereafter be made by any owner or owners, or his, her or their agent, or by any public service corporation at the request of such owner or owners of his, her or their agent.
(C) All offerings or dedications of land to the village for use as streets, highways, alleys, schools, parks, playgrounds or other public uses shall be referred to the Plan Commission for review and recommendation before being accepted by the Village Board or by any other governing authority of the village.
(D) Where a tract of land proposed for subdivision is part of a larger, logical subdivision unit in relation to the village as a whole, the Plan Commission may, before recommending approval, cause to be prepared a plan for the entire area or neighborhood, such plan to be used by the Plan Commission as an aid in judging the proposed plat.
(A) In interpretation and application, the provisions of this Subdivision Code shall be held to the minimum requirements.
(B) Where the conditions imposed by any provision of this Subdivision Code upon the use of land are either more restrictive or less restrictive to the comparable conditions imposed by any other provision of this chapter or any other law, ordinance, resolution, rule or regulation of any kind, the regulations which are more restrictive or which impose higher standards or requirements shall govern.
(C) This chapter is not intended to abrogate any easement, covenant or any other private agreement, provided that where the regulations of this code are more restrictive or impose higher standards or requirements than such easements, covenants or other private agreements, the requirements of this Subdivision Code shall govern.
(D) The recommendations of the Plan Commission or lack thereof shall not limit the power of the Board of Trustees to act.
(A) In the interpretation of this Subdivision Code, the rules and definitions contained in this section shall be observed and applied, except when the context clearly indicates otherwise.
(B) The language set forth in the text of this chapter shall be interpreted in accordance with the following rules of construction.
(1) Words used in the present tense shall include the future; and words used in the singular number shall include the plural number, and the plural singular.
(2) The word “shall” is mandatory and not discretionary.
(3) The word “may” is permissive.
(4) The word “lot” shall include the words “plat” and “piece” and “parcel”.
(5) The phrase “used for” shall include the phrases “arranged for”, “designed for”, “intended for”, “maintained for” and “occupied for”.
(6) The phrase “designed for” shall include the phrases “arranged for” and “intended for.”
For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ALLEY. Any right-of-way which is used primarily for vehicular traffic along the side or in the rear of properties and which affords only a secondary means of access to abutting properties.
BLOCK. A tract of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroad right-of-way, bulkhead lines or shore lines of waterways, or corporate boundary lines of the village.
BOARD OF TRUSTEES. The President and Board of Trustees of the Village of Carol Stream, Illinois.
BROADBAND TELECOMMUNICATIONS. The provision of the ability to transmit voice, data, text, sound or video programming. A BROADBAND TELECOMMUNICATIONS UTILITY is any entity engaged in operating, maintaining and/or providing a broadband telecommunications network to subscribers for a fee, and may be operated via an open and/or closed transmission path. A telecommunications utility may be based on a single technology or a combination of technologies.
BUILDING. Any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other structure by space or by walls in which there are no communicating doors, windows or openings, and which is designed or intended for shelter, enclosure or protection of persons, animals or chattel.
COMPREHENSIVE PLAN. The composite of the functional and geographic elements of the official Comprehensive Plan of the village and environs or any segment thereof, in the form of plans, maps, charts, text of reports, implementing ordinances and the official map.
CROSSWALK. A public right-of-way located across a block to provide pedestrian access to adjacent streets or alleys.
CUL-DE-SAC. A minor street having one open end and being permanently terminated in a vehicular turnaround.
DATUM PLANE. A reference point from which elevations are measured. The DATUM PLANE is mean sea level as established by the United States Geological Survey (USGS).
EASEMENT. A grant by a property owner for the use of a strip of land by the general public, a corporation or a certain person or persons for a specific purpose or purposes.
FARMLAND. Land actively used for commercial agricultural purposes.
GROSS LAND AREA. The entire area of a development, including lots, streets and alleys, measured to the centerline of any bounding streets.
LAND IMPROVEMENT. Any sanitary sewer system, storm sewer system, water supply and distribution system, roadway, side strip, sidewalk, pedestrian way, no-access strip, off-street parking area or other improvement which the village may require under this chapter.
LOT, THROUGH. A lot having frontage on two parallel or approximately parallel streets, and which is not a corner lot. On a THROUGH LOT, both street lines shall be deemed front lines.
NO-ACCESS STRIP. A land area of at least ten feet wide along the rear lot line of a double frontage lot and abutting a thoroughfare within which no vehicular driveway shall be permitted.
OFFICIAL MAP. The map showing the streets, highways and parks of the village laid out, adopted and established by law and any amendments or additions thereto resulting from the Board of Trustee’s action or the approval of subdivision plats.
PARKWAY. Any portion of the right-of-way not improved by street, sidewalk, trail, path or driveway apron.
PEDESTRIAN WAY. A right-of-way across or within a block designated for pedestrian use.
PLAN, PRELIMINARY. A detailed map, drawing or chart on which the subdivider’s design for the subdivision of land is presented and which he or she submits in form for review and approval, but not for recording.
PLAN, SKETCH. A general map or drawing on which the subdivider’s design for the subdivision of land is presented for discussion purposes prior to the preparation of the preliminary plan.
PLAT, FINAL. A map, drawing or chart on which the subdivider’s plan for the subdivision of land is presented and which he or she submits for final approval and intends to record in final form.
PROTECTIVE COVENANT. Contract entered into between private parties, which constitutes a restriction on the use of all private property within a subdivision for the benefit of property owners and to provide mutual protection against undesirable aspects of development which would tend to impair stability of values.
RIGHT-OF-WAY WIDTH. The shortest distance between lines of lots delineating the public street.
ROADWAY. The paved area within a street right-of-way intended for vehicular traffic, including all curb and gutter facilities.
SIDE STRIP. The unpaved strip of land within a street right-of-way which is parallel to the roadway.
SIDEWALK. A walk for pedestrian use.
STREET. A way for vehicular traffic.
STREET, APPROVED. Any streets, whether public or private, meeting standards and specifications of the village.
STREET, COLLECTOR. A street which carries traffic from subcollector and minor streets to the major street system, including the principal entrance streets of residential developments.
STREET, MAJOR. A street which serves a high volume of traffic moving between principal places within an urban area as well as to serve traffic moving through the urban area. Whenever the words MAJOR STREET are used, and there is no reference made to “secondary major streets”, the term MAJOR STREET shall include both major and secondary major streets.
STREET, MARGINAL ACCESS. A minor street which is parallel and adjacent to highway and major streets and which provides access to abutting properties and protection to local traffic from fast, through-moving traffic on the highways and major streets.
STREET, MINOR. A street primarily used as access to abutting properties.
STREET, PRIVATE ACCESS. A private street contained within any zoning district or category, including planned unit development as defined in the Zoning Code of the village, which is available for public use.
STREET, PUBLIC. Any major or secondary major street or minor street which is shown on the subdivision plat and is or is to be dedicated for public use.
STREET, SECONDARY MAJOR. A street of considerable continuity which serves or is intended to serve as a major traffic artery connecting various sections of the village.
STREET, SUBCOLLECTOR. A street which carries traffic from minor streets to the collector street system, including streets for circulation within residential development.
STREET TREE. A tree which is planted between the lot line along a street right-of-way and the building setback line on any yard adjoining a street right-of-way. Such tree shall be planted in accordance with the provisions of this code.
SUBDIVIDER. The person or persons proposing a subdivision or planned unit development of land under his or her control.
SUBDIVISION. The division of land into two or more parts, any of which is less than five acres, or any division of land which involves new streets or easements of access. The term includes resubdivision, and when appropriate, the context shall relate to the process of subdividing, or to the land subdivided.
(Ord. 2008-10-49, passed 10-6-2008)
7-2-1 Procedure for approval and requirements generally
7-2-2 Preapplication procedure
7-2-3 Procedure for approval of preliminary plan
7-2-4 Drawings and data for approval of preliminary plan
7-2-5 Plans and specifications and review fees for land improvements
7-2-6 Procedure for approval of final plat
7-2-7 Drawings and data for final approval
7-2-8 Security for subdivision improvements
Any owner of land which is within the corporate limits of the village or within one and one-half miles of such corporate limits on unincorporated land wishing to divide the same into lots or to resubdivide for the purpose of sale or assessment, or both, or wishing to dedicate streets, alleys or other lands for public use, shall follow the procedures and requirements of this Subdivision Code.
(A) Prior to filing of an application for approval of the preliminary plan, the subdivider may submit to the office of the Plan Commission plans and data as specified below. The subdivider may request a meeting with the Plan Commission in order to discuss his or her plans and particular problems relative to compliance with the Comprehensive Plan, official map, Zoning Code and other applicable village ordinances. This step does not require formal application fees.
(B) Preapplication information to be presented by the subdivider is suggested to be as follows.
(1) General subdivision information which shall describe or outline the existing conditions of the site and the proposed development as necessary to supplement the submitted plans. This information may include data on existing covenants, land characteristics and available community facilities and utilities; and information describing the subdivision proposal, such as number of residential lots, typical lot width and depth, price range, business areas, school, playground and park areas, and other public areas, proposed protective covenants and proposed utilities and street improvements.
(2) Sketch plan on topographic survey which shall show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan may be a free hand pencil sketch made directly on a print of the topographic survey. The sketch plan shall include the existing topographic data and contours of not less than ten-foot intervals.
(A) (1) The subdivider shall cause to be prepared a preliminary plan, which plan shall include:
(a) All of the property owned or controlled by the applicant;
(b) All properties adjacent to or considered to be contiguous to the proposed subdivision or served by the street or easement for public use; and
(c) Improvement plans and other supplementary material as specified in § 7-2-4.
(2) This information shall be submitted to the Village Manager, with written application for approval. The required filing fee and five copies of the preliminary plan shall accompany the application.
(B) The Village Manager shall refer the preliminary plan to the Plan Commission at the next regular meeting of the Commission after the application is submitted to the Village Manager. The Village Manager shall instruct the Village Engineer to collaborate with the Plan Commission in reviewing the preliminary plan for compliance with these regulations and other ordinances of the village. The Plan Commission shall notify the owner or subdivider as to the time and place of the Plan Commission meeting at which he or she will be afforded an opportunity of being heard.
(C) The Plan Commission may submit the preliminary plan to the Village Planner and/or Village Attorney. The Village Planner and/or Village Attorney shall prepare a report on such preliminary plan, which he or she shall submit to the Commission. The Village Planner and/or Village Attorney may be requested by the Plan Commission, Village Manager or Village President to prepare additional reports and/or opinions relating to the preliminary and subsequent plans and other items to be submitted to the village prior to the final approval by the village. The subdivider shall be notified in writing that his or her plans are being reviewed or opinions regarding this subdivision are being sought from the Village Planner and/or Village Attorney. The Village Planner and/or Village Attorney shall submit their itemized bills for services to the village which shall transmit a bill to the subdivider. The Village Planner and/or Village Attorney shall bill for their services at the same hourly rate which they normally charge the village. The subdivider shall pay the village for the services rendered by its planner and attorney within ten days after the submission of the bill from the village to him or her.
(D) The Plan Commission, within three months and ten days from its first regular meeting following the referral of the preliminary plan by the Village Manager shall:
(1) Approve or disapprove the preliminary plan and shall submit its written recommendations, which may include the recommendations of the Village Engineer, Village Planner or Village Attorney, to the Village Board of Trustees and to the subdivider; or
(2) Advise the subdivider in writing, if the Plan Commission finds that changes, additions or corrections are required on the preliminary plan. The subdivider may resubmit the preliminary plan to the Plan Commission, without paying an additional fee, for its consideration at the next regular meeting of the Commission following the resubmission of the preliminary plan by the subdivider; provided that, it is resubmitted at least ten days prior to the meeting of the Commission. The Plan Commission shall, at the meeting, approve or disapprove the preliminary plan and submit its recommendation in writing, which may include the recommendations of the Village Engineer, Village Planner, Village Attorney or Village Board of Trustees, to the subdivider.
(E) The Village Board of Trustees shall accept or reject the plan within one month after its next regular meeting following the action of the Plan Commission. The applicant and the Village Board of Trustees may mutually agree to extend the one month period.
(1) If the preliminary plan is disapproved, the Board of Trustees shall state in writing the reasons for the disapproval, and it shall be filed in the office of the Village Clerk and a copy shall be sent to the applicant.
(2) If the preliminary plan is approved, the following qualifications shall govern:
(a) Approval of the preliminary plan by the Village Board of Trustees is tentative only, involving merely the general acceptability of the layout as submitted;
(b) The Plan Commission with the approval of the Village Board of Trustees, or the Village Board of Trustees itself, may require or allow such changes or revisions as are deemed necessary in the interest of the needs of the community; and
(c) Approval of the preliminary plan shall be effective for a maximum period of one year, unless upon application of the subdivider, the Village Board of Trustees grants an extension. The application for the extension shall not require an additional filing fee or the submittal of additional copies of the approved preliminary plan.
(F) Upon approval of the preliminary plan by the Board of Trustees, the following notice of approval shall be stamped upon four prints thereof and required signatures affixed:
NOTICE OF APPROVAL OF PRELIMINARY PLAN
Notice is hereby given that the preliminary plan of a subdivision shown hereon has received approval by the Board of Trustees of the Village of Carol Stream, Illinois, and upon compliance by the subdivider with requirements of qualifications governing the approval of preliminary plans and with other revisions and stipulations that may be required, the Board of Trustees will receive the final plat for consideration when submitted by the subdivider in such form and within such time as required by this ordinance.
The Board of Trustees of the Village of Carol Stream, Illinois
By: , President
Attest: , Village Clerk
(G) Four prints of such approved preliminary plan shall be distributed by the village as follows.
(1) One print shall be sent to the Plan Commission.
(2) One print shall be sent to the Village Engineer.
(3) One print shall be retained by the village for filing.
(4) One print shall be returned to the subdivider.
The preliminary plan and required accompanying maps shall be drawn on tracing medium in a manner that clear and legible prints can be made therefrom, and shall be at a scale of one inch equals 100 feet or, if the area of the subdivision is more than 200 acres, one inch equals 200 feet. It shall show the following.
(A) Identification and description.
(1) Name of the subdivision. Not a duplication of a name of any plat heretofore recorded in the village or in DuPage County, Illinois;
(2) Location of the subdivision. Location by section, town and range, or by other approved legal description, including present tract designation according to official county records;
(3) Survey of the subdivision. Boundary line survey on an accompanying map which is prepared and certified by a registered land surveyor;
(4) Designer of the subdivision. Name and address of the site planner and/or engineer;
(5) Owner of the subdivision. Name and address of the owner and/or subdivider; and
(6) Other information. Title, scale, north point and date.
(B) Existing conditions.
(1) Boundary lines. In accordance with division (A)(3) of this section;
(2) Total acreage. Within the boundary lines;
(3) Existing zoning districts. Both in proposed subdivision and adjacent tracts;
(4) Existing improvements. Location, widths and names of all existing or previously platted streets or other rights-of-way showing type of improvement (if any), railroad and utility rights-of-way, parks and other public open spaces, permanent buildings and structures, easements and sections and corporate lines within the tract and to a distance of 200 feet beyond the tract;
(5) Utilities on and adjacent to the tract. Location and size of existing sewer lines, water mains, culverts or other underground facilities within the tract and to a distance of 200 feet beyond the tract, also indicating such data as locations and surface and invert grade elevations of catch basins, manhole covers and fire hydrants. If water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and the size of nearest usable facilities;
(6) Location map. Draw at a scale of not less than one inch equals 1,000 feet showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries, but not less than one-half mile beyond the subdivision boundaries in subdivisions located beyond the village limits, identifying type of use and ownership of surrounding land and showing alignments of existing streets;
(7) Topographic and profile data. A study or studies which shall show topographically and by profile, at vertical intervals of not more than two feet, except in unusual topographic conditions when such vertical intervals may be required to be altered as determined by the Village Engineer, the elevation of the land prior to the commencement of any change in elevations as a part of any phase of subdividing. In addition, if it is known or contemplated that the elevations, or the flow of surface water from the subdivided land will be changed as a result of developing and improving any portion of the proposed subdivision, then the studies shall also show the proposed changes in the elevations and flow of surface water from the subdivided land. Topographic data shall refer to USGS North America Datum Mean Sea Level Elevation;
(8) Other conditions on the tract. Watercourses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot or more in caliper at one foot above ground level, houses, barns, shacks and other significant features;
(9) Reference to monuments. Locations of or reference to location of existing monuments or survey markers used in preparation of survey, and grade elevation of each monument and marker;
(10) Proposed public improvements. Highway or other major improvements planned by public authorities for future construction on or near the tract;
(11) Easements. Location, width and purpose;
(12) Other conditions on adjacent land. Approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, railroads, power lines, towers and other nearby non-residential land uses or adverse influences; and owner of adjacent unplatted land. For adjacent platted land, refer to subdivision plat by name, recording date and number, and show approximate percent built-up, typical lot size and dwelling type; and
(13) Location of other property. Location of all land owned or under option by the subdivider as shown on the preliminary plan.
(C) Design features. Subdivision design features shall be as follows:
(1) Accord with Comprehensive Plan. The preliminary plan shall be in substantial accord with the Comprehensive Plan as amended from time to time;
(2) Proposed zoning changes. The village zoning districts proposed for the subdivision shall be shown;
(3) Layout of streets. Right-of-way widths, street names (not duplicating the name of any street heretofore used in the village or its environs unless such street is an extension of or in line with an already named street, in which event, that name shall be used), and proposed through streets extended to the boundaries of the subdivision and approximate grades and gradients;
(4) Other rights-of-way. Location and widths of alleys, pedestrian ways and utility easements;
(5) Location of utilities. Including water distribution systems, sanitary sewer, storm sewer, broadband telecommunications, electric and gas, if not shown on other exhibits;
(6) Lots. Layout, total number of lots and dimensions on the lot containing the minimum width and depth, and on the lot containing the maximum width and depth; lot numbers and block numbers;
(7) Sites to be reserved or dedicated. Sites, if any, to be reserved or dedicated for schools, parks, playgrounds or other public uses, with the approximate acreage in each indicated. Such sites shall be designated by letter or number;
(8) Setback lines. Minimum front and side street building setback lines, indicating dimensions;
(9) Sewers and drainage. Proposed location of sewer lines and storm water drains and proposed methods of sewage and waste disposal including sufficient information to show the improvements necessary for surface water drainage, retention and detention; provided, however, that, the Village Board by resolution may waive in whole or in part the requirement of information regarding improvements for surface water drainage, retention and detention for industrial and commercial subdivision only in those exceptional cases where the Village Board shall determine that it is impracticable to require this information. Such information together with the required bond or other guarantee provided for in § 7-2-8 must be furnished before building, earthwork or excavation permits are issued;
(10) Grading. When recommended by the Village Engineer and required by the Plan Commission, the subdivider shall submit proposed detailed grading plans of blocks and lots. No land will be approved for subdivision which is subject to periodic flooding or which contains inadequate drainage facilities or other topographic conditions which may increase danger to health, life or property, or aggravate erosion or flood hazard unless the subdivider agrees to make improvements which will, in the opinion of the Village Engineer and Plan Commission, make such land safe for development and occupancy; and
(11) Land use intent. Sites, if any, for multi-family dwellings, shopping centers, churches, industry or other non-public uses, exclusive of single-family dwellings, with the approximate acreage in each indicated.
(D) Documentation. Accompanying documentation shall be as follows:
(1) A statement that the proposed subdivision (where contiguous) is or is not to be annexed to the village;
(2) Either a preliminary plan for sanitary sewer, water and storm sewers or a written statement setting forth general plans for such improvements and indicating the method to be employed to overcome particular problems that may be encountered with the development of the proposed subdivision;
(3) Draft of protective covenants, whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development;
(4) For all proposed subdivisions larger than five acres in gross area, and for all planned unit developments, ten copies of a written text, which describes the different types of land use proposed to be developed on the subject property. If residential dwelling units are proposed, the total number of dwelling units, the distribution of these dwelling units, the number of dwelling units by building type distributed by bedroom count shall be quantified, as well as the projected number of people and the estimated number of students to reside within the dwelling units;
(5) All proposed developments desiring new access onto DuPage County or IDOT highways shall concurrently submit such preliminary plan to the affected agency to coordinate access location and design. A commitment of the agency toward the viability of the proposed access shall be required as a condition of approval of the preliminary plat; and
(6) The owner shall provide documentation that the site has been inspected by one qualified to determine whether or not a wetland is present on the site. If a wetland is present, then documentation shall be provided indicating that coordination with the United States Army Corps of Engineers and any other involved federal or state agency has been initiated.
(Ord. 2008-10-49, passed 10-6-2008)
(A) The engineering fee for the review of plans by the Village Engineer, or his or her designee, shall be as given in § 6-13-9(A).
(B) The costs of storm water management engineering plan review and inspections required performed by means of outside consultant services shall be paid as specified in § 6-13-9(C).
(C) The plan approval by the Village Engineer, or his or her designee, for both subdivision and storm water management plans shall be valid for a period of one year from the date of approval. The Village Engineer is authorized to grant, upon request, one or more extensions of time, for a period of one year each. A request for extension must be made in writing and justifiable cause for the extension must be demonstrated.
(D) The engineering fee for inspections performed during the course of construction by the Village Engineer, or his or her designee, shall be as given in § 6-13-9(B).
(Ord. 92-02-20, passed 2-11-1992; Ord. 2005-02-04, passed 2-6-2006; Ord. 2010-04-23, passed 4-5-2010)
(A) Application for approval of the final plat, after the filing of the engineering drawings as specified in § 7-2-5 and after fulfilling the requirements of § 7-2-8, shall be submitted in writing to the Village Manager. The application shall be submitted at least ten days prior to the regular meeting of the Plan Commission for its approval or disapproval.
(B) The final plat shall conform substantially to the preliminary plan as approved and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plan which he or she proposes to record and develop at the time; provided, however, that, such portion conforms to all requirements of these regulations.
(C) Within two months after its meeting at which the application for approval of the final plat is received, the Plan Commission shall approve or dis-approve it. If the Plan Commission approves, it shall affix upon the plat the certifying signature of its Chairperson. If it disapproves, it shall set forth its reasons in its own records and shall forward a copy to the Board of Trustees and to the applicant.
(1) After a decision on the final plat by the Plan Commission and the fulfillment of the requirements of these regulations, action must be taken by the Village Board of Trustees within two months after the meeting at which the final plat and all drawings, maps and other documents required have been submitted for its approval. The applicant and the Village Board of Trustees may mutually agree to extend the two-month period.
(2) Upon approval by the Village Board of Trustees, the Village Manager shall collect the necessary signatures and shall record the plat with the County Recorder. The applicant shall pay the recording fee.
(3) Upon approval by the Board of Trustees, the village shall receive from the subdivider one cloth or Mylar reproducible print and three contact prints of the approved final plat, and three copies of the approved supporting documents. The cost of such prints and copies of documents shall be paid by the subdivider.
(a) One contact print of the final plat, when applicable, one copy of the accompanying protective covenants and one copy of the supporting documents shall be delivered to the Plan Commission.
(b) One contact print and all specifications, drawings and estimates shall be delivered to the Village Engineer.
(c) One transparency print and one contact print and all other supporting documents shall be retained by the village.
The final plat shall be accurately drawn in ink on tracing cloth or Mylar drafting film, in a manner that clear and legible transparent or contact prints or photostatic copies can be made. The final plat shall be at a scale of one inch equals 100 feet on sheets not to exceed 30 inches by 36 inches. Where necessary, the plat may be drawn on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Plan Commission. The final plat shall show the following:
(A) General information shall be as follows:
(1) Boundary lines. In accordance with § 7-2-4(A)(3);
(2) Layout of streets. Showing right-of-way widths and street names (not duplicating the name of any street heretofore used in the village or its environs unless such street is an extension of, or in line with, an already named street, in which event that name shall be used) and showing proposed through streets extended to the boundaries of the subdivision;
(3) Other rights-of-way. Location and width of alleys, pedestrian ways and utility easements;
(4) Sites to be reserved or dedicated. Sites, if any, to be reserved or dedicated for schools, parks, playgrounds or other public uses, or for the exclusive use of property owners within the subdivision. Such areas shall be designated by letter or number and by legal description;
(5) Accurate dimensions. Accurate angular and lineal dimensions for all lines, angles, radii, and arcs used to describe all boundaries including perimeter survey of tract, streets, alleys, easements, areas to be reserved or dedicated for public use and other important features. Error of closure of boundary line surveys shall not exceed one foot for each 10,000 feet of perimeter survey. Angular error shall not exceed plus or minus 20 seconds. Lot lines to show dimensions in feet and hundredths, and when angle occurs in any lot line between lot corner, the measurement of the angle shall be shown in degrees, minutes and seconds. The final plat shall show accurately the location of all permanent lot markers as actually installed;
(6) Control points. True angles and distances to the nearest established street lines and official monuments (not less than three) which shall be accurately described in the plat by location, size and elevation, to which all dimensions, angles, bearings and similar data on the plat shall be referred;
(7) Identification system. An identification system for all blocks and lots using consecutive numbers for lots within a block;
(8) Correlation with existing boundaries. Municipal, township or section lines accurately correlated to the lines of the subdivision by distances and angles;
(9) Location of monuments. Accurate location of all monuments which shall be placed at all block corners, angle points and at intermediate points as shall be required by the Village Engineer, and installed in such a manner that they may be located by a licensed surveyor. All USGS, state, county, village or other official bench marks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position;
(10) Covenants. Protective covenants, or filed as an accompanying document in form for recording;
(11) Setback lines. Proposed building setback lines on all lots and other sites;
(12) Name of subdivision;
(13) Location. By section, township and range;
(14) Title, scale, north arrow, date;
(15) Flood information. The plat shall identify the community and community panel numbers of the Flood Insurance Rate Maps referenced to confirm whether or not any portion of the site contains identified floodway or is shown to be within a Flood Hazard Area;
(16) Utility easement provisions. The following provision shall appear on every plat of subdivision prior to village approval and recording of the plat:
UTILITY EASEMENT GRANT IN PLAT
A permanent non-exclusive easement is hereby reserved for and granted to the Village of Carol Stream, DuPage County, Illinois, and to those utility and other entities operating now, or in the future, under franchise from the Village of Carol Stream, including, but not limited to Illinois Bell Telephone Company, Northern Illinois Gas Company, Commonwealth Edison Company, and to their successors and assigns, in, on, upon, across, over, under and through the areas shown by dashed lines and labeled “utility easement” on this plat of subdivision, such easements granting and reserving for the village utilities and other entities the perpetual right, privilege and authority to install, construct, reconstruct, inspect, operate, replace, renew, alter, enlarge, remove, repair, clean and maintain various utility and similar transmission, receiving and distribution systems, including, but not limited to cables, lines, transformers, computer devices, sanitary sewers, storm sewers, water mains, and any and all necessary manholes, hydrants, pipes, connections, catch basins, buffalo boxes, and without limitation, such other installation as may be required to furnish utility and similar service to the attached area, and such appurtenances and additions thereto as the village, utilities and similar entities may deem necessary, useful or convenient, together with a permanent right of access across the lots and real estate shown on this plat of subdivision for the necessary persons and equipment to do any or all of the above work. The right is also hereby granted to the village, utilities and similar entities to cut down, trim or remove any trees, shrubs, or other plants that interfere with the operation of or access to such installations, in, on, upon, across, over, under or through such easements. No permanent buildings or trees shall be placed on such easements, but same may be used for gardens, shrubs, landscaping and other purposes that do not then or later interfere with the aforesaid uses and rights. Where an easement is used for municipal-owned utilities, other installation of utilities and other entities shall be subject to the prior approval, as to location and design, of the village so as not to interfere with the municipal utilities.
(17) Certifications. The certificates required under division (B) of this section shall appear on the final plat of subdivision. These certificates shall include certification by a registered land surveyor, certifying to the accuracy of the survey and plat.
(B) Certificates. The following certificates shall appear on the final plat:
(1) Village certificates.
(a) Plan Commission certification.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
Approved this day of , 20 .
VILLAGE OF CAROL STREAM PLAN COMMISSION
(b) Village Engineer.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
I, , Village Engineer of the Village of Carol Stream, Illinois, hereby certify that the land improvements described in the annexed plat and the plans and specifications thereof meet the minimum requirements of the village and have been approved by all public authorities having jurisdiction thereof.
I do further certify that there has been filed with me and I have reviewed topographical and profile studies filed with this subdivision plat.
Dated at Carol Stream, DuPage County, Illinois this day of , 20 .
(c) Village Treasurer.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
I, , Village Treasurer of Carol Stream, do hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have been apportioned against the tract of land included in the plat.
Dated at Carol Stream, DuPage County, Illinois this day of , 20 .
(d) Village Clerk.
I, have hereunto set my hand and seal of the Village of Carol Stream, Illinois this day of , 20 .
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
I, , Village Clerk of the Village of Carol Stream, Illinois, hereby certify that the annexed plat was presented to and by resolution duly approved by the Board of Trustees of the Village at its meeting held on ,
20 , and that the required bond or other guarantee has either been posted or adequate provision has been made for such bond to be posted, for the completion of the improvements required by the regulations of the village.
In witness whereof
(e) DuPage County Highway Department. (Only for developments with access onto county highways.)
CERTIFICATE OF COUNTY HIGHWAY DEPARTMENT
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
Approved this day of , 20 as to roadway access to County Highway , also known as .
Superintendent of Highways
(f) Illinois Department of Transportation. (Only for developments adjacent to or having access onto state highways.)
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
Approved this day of , 20 as to highway access to State Highway , also known as .
Illinois Department of Transportation
(2) County certificates and plats. For areas within one and one-half miles of the village:
All final plats shall comply with all certification requirements of the office of the County Clerk of DuPage County, Illinois, which requirements are authorized by statute or valid county ordinances.
In addition, and except as otherwise required by statute, certification on final plats of subdivision located in the unincorporated areas within one and one-half miles beyond the village limits shall be those required by the Village of Carol Stream Subdivision Regulations.
(3) Other certificates.
(a) Owner’s certificate. (Corporate owner’s certificate should be accompanied by a corporate form of acknowledgment.)
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
This is to certify that the undersigned is/are the owner/owners of the land described in the annexed plat, and has/have caused the same to be surveyed and subdivided, as indicated thereon, for the uses and purposes therein set forth, and does/do hereby acknowledge and adopt the same under the style and title thereon indicated. The undersigned hereby dedicates/dedicate for public use the land shown on this plat for thoroughfares, streets, alleys, easements, drainage and public services; and hereby also reserves/reserve and grants/grant to the Village of Carol Stream, and to the utility companies operating now or in the future under a franchise from the village, the utility easements which are shown on the plat or stated on their standard form which is attached hereto.
Dated this day of , 20 .
(b) Notary certificate.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
I, , as Notary Public in and for the County, in the State aforesaid, do hereby certify that , personally known to me to be the same person/persons whose name/names is/are subscribed to the foregoing instrument as such owner/owners, appeared before me this day in person and acknowledged that she/he/they signed the annexed plat as her/his/their own free and voluntary act for the uses and purpose therein set forth.
Given under by hand and Notarial Seal this day of , 20 .
(c) Surveyor’s certificate.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
This is to certify that I, , Registered Illinois Land Surveyor No. , have surveyed and subdivided the following described property; as shown by the annexed plat which is a correct representation of such survey and subdivision. All distances are shown in feet and decimals thereof. I further certify that all regulations enacted by the Board of Trustees relative to plats and subdivisions have been complied with in the preparation of this plat.
I also certify that the foregoing property falls within the corporate limits of the Village of Carol Stream and that no part of the property covered by this subdivision is located within a special flood hazard area as identified by the Federal Emergency Management Agency.
Given under by hand and seal at , this day of , 20 .
Surveyor’s Name (printed or lettered):
Address and telephone number:
Surveyor’s File No. of Survey for Identification Purposes:
(d) Certification concerning drainage.
STATE OF ILLINOIS )
COUNTY OF DUPAGE ) ss.
The undersigned hereby certify that, to the best of our knowledge and belief, the drainage of surface waters will not be changed by the construction of such subdivision or any part thereof, or that such surface water drainage will not be changed without adequate provision being made for the collection and diversion of such surface waters into public areas or drains which the subdivider has a right to use, and that such surface waters will not be deposited on the property of adjoining land owners in such concentrations as may cause damage to the adjoining property because of the construction of the subdivision. The undersigned owner or duly authorized agent further acknowledges the existence of the ordinances of the Village of Carol Stream and restricts the future use of the land herein subdivided in that no building permits shall be sought by the undersigned owner or agent or their successors in interest or issued by the village for construction of such land until and unless the construction and the changes in the land brought about by such construction and topographical change comply with the ordinances of the village relating to surface waters, drainage, water retention and detention, including those ordinances assuring the construction of such improvements through the posting of security.
Dated this day of , 20 .
Registered Professional Engineer
Owner or Attorney
(A) (1) The Plan Commission shall submit the final plat along with its recommendations to the Village Board of Trustees, and the Village Board of Trustees shall approve such final plat before recording, and such approval shall not be given until the subdivider has complied with the requirements of this section. No building permit shall be issued for construction on such land until the final plat has been recorded and until and unless the Village Engineer determines that all the land shown on the final plat is in compliance with the ordinances of the village relating to surface water, drainage, water retention, detention, land movements not previously approved and security to assure the completion of the improvements has been posted as hereinafter provided.
(2) The applicant shall provide cash, an irrevocable letter of credit or a surety bond with sureties acceptable to the Village Manager or Board of Trustees in an amount equal to not less than 115% of the full cost of the improvements as estimated by the Village Engineer and conditioned on the completion and acceptance by the Village Engineer of all improvements. The applicant may be required to provide a security of a larger amount in times of high cost inflation or, if such similar conditions exist. Such amount shall not exceed 125% of the full cost of the improvements. The security shall be given in a form such that after reasonable notice to the owner or developer that the required work has not been completed, the village may compel the completion by the guarantor or withdraw sufficient funds up to all amounts not previously released to complete the required improvements. Where an irrevocable credit or surety bond is posted, such document shall provide that it shall not lapse or be canceled without 90 days prior written notice to the village. Such improvements shall include, but not be limited to, streets, street lights and signals, sidewalks, landscaping of public and common lands, water facilities, storm and sanitary sewers and facilities, retention and detention basins and structures, erosion, sediment control and land movement measures, and where an essential part of the development, common recreational facilities. The documents establishing this security arrangement shall be approved by the Village Attorney. The Village Attorney shall be compensated for his or her services in this regard in accordance with the provisions of § 7-2-3(C). Upon acceptance of such bond, approval of plans and specifications for all improvements by the Village Engineer, and approval by the Plan Commission and Village Board of Trustees of the final plat, such plat may then be recorded; provided, however, that, the portion of the required bond or other guarantee necessary for improvements relating to surface waters, drainage and water retention and detention may be waived, in whole or in part, by resolution of the Village Board for industrial and commercial subdivisions only in those exceptional cases where the Village Board shall determine that it is impracticable to require such development to comply with village requirements regarding surface waters, drainage and water retention and detention at the time of approval of the final plat. The required bond or other guarantee must, however, be posted before building, or land movement permits are issued.
(B) The Village Clerk shall not certify the approval of the Board of Trustees on the final plat until the required bond, or deposit of cash or other security or other guarantee either has been filed in its entirety or has been filed for all improvements except for waiver of that portion of such required bond or other guarantee for drainage improvements, all as provided in division (A) of this section.
(C) Letters of credit and other forms of security posted with the village may, upon completion of specific public improvements but prior to final acceptance of all public improvements, be reduced, from time to time, by an amount equal to 100% of the cost of such total public improvements. Such reductions shall be approved by the Board of Trustees. Upon final acceptance of such improvements and posting of a maintenance security for the completed and accepted public improvements, such completion security shall be fully released.
(D) In the event that any time prior to the final acceptance of the subdivision improvements, the amount of the security remaining unused by the village as cash or not drawn down under the irrevocable letter of credit, or no longer available through the surety, should not be adequate to cause the completion of the uncompleted improvements, the village may upon seven days’ written notice require the applicant, the subdivider or the owner of the property which benefits from the improvements to post additional security in an amount sufficient to cause the completion of the subdivision improvements. The village may take this action on more than one occasion if the amount of the security at any time should be inadequate to permit the completion of subdivision improvements. In the event that there is inadequate security to complete subdivision improvements, the village shall not issue any building or occupancy permits. If the maintenance security previously posted shall be inadequate to cause the repair of the subdivision improvements during the maintenance period, the applicant, the subdivider or the owner of the property which benefits from the improvements shall be required to post a replacement maintenance security which, along with the amount of the security previously utilized, shall be at least equal the security which was required to be posted at the time that the subdivision improvements were accepted.
(E) Where the village has caused the completion of subdivision improvements which have not been adequately completed by the applicant, the subdivider or the owner of the property which benefits from the improvements, or where the village accepts maintenance responsibilities for improvements which have not been completed or where bills of sale or other documentation has not been furnished to the village for personal property associated with the subdivision, which will be owned by the village, the applicant, the subdivider or the owner of the property which benefits from the acceptance of maintenance of the improvements by the village shall remain responsible for the full obligations contained within the village ordinances associated with the dedication and improvement of property until such time as all provisions of this code associated with the transfer of ownership and maintenance responsibility to the village have been complied with.
(F) The Village Manager is authorized to waive the surety requirements of this section for the installation of any improvements by a governmental agency, provided that the installation of the improvements is for a governmental purpose. For the purpose of this section, the term GOVERNMENTAL AGENCY shall refer to a unit of local government, public taxing body or extension thereof. The Village Manager may require the governmental agency to execute an agreement binding the governmental agency to construct and install the improvements in full accordance with the Carol Stream Code of Ordinances and all applicable laws, ordinances, rules and regulations and to correct any deficiencies in such improvements, as determined by the village.
(Ord. 94-07-57, passed 7-18-1994; Ord. 2011-11-36, passed 11-7-2011)
7-3-1 Design standards generally
7-3-2 Street standards
7-3-7 Conformity with all village ordinances
7-3-8 Parks, schools and public areas
7-3-9 Required land improvements generally
7-3-10 Utilities; sanitary, storm and water
7-3-11 Street improvements
7-3-13 Lighting; streets and off-street parking areas
7-3-15 Additional trees
7-3-16 Utilities; broadband telecommunications, electric and gas
7-3-17 Monuments and markers
7-3-18 Soil investigations
7-3-20 Inspection at subdivider’s expense
The subdivision of land, including the arrangements, character, extent, width, grade and location of all streets, alleys, crosswalks, easements, sites for parks, playgrounds and schools or other land to be dedicated for public use shall conform to the Comprehensive Plan and official map of the village, and approval of design standards shall be considered on the basis of their relation to existing and platted streets, reasonable circulation of traffic within the subdivision and adjacent land, topographic conditions, runoff of storm water, public convenience and safety, and appropriate relation to the proposed land uses of the area to be served.
(A) Where such is not shown on the Comprehensive Plan, the arrangements of streets within a subdivision shall either:
(1) Provide for the continuation or projection of existing principal streets in adjacent areas; or
(2) Conform to a plan for the area or neighborhood approved or adopted by the Plan Commission to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
(B) All required street right-of-way widths, and pavement widths, curves, gradients and site distances shall be as shown in “Table 1: Minimum Standards for Street Design”, which is set forth at the end of Ch. 7, Art. 4.
(C) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(D) It must be evidenced that all street inter-sections and confluences encourage safe and efficient traffic flow and, in general, be at or near right angles and in no case shall a street intersect any other street at less than 60 degrees. An intersection of more than two streets shall not be permitted.
(E) Alleys are not permitted in residential subdivisions unless deemed necessary by the Plan Commission and required by the Board of Trustees. Alleys may be provided in business or manufacturing subdivisions.
(F) A cul-de-sac street in residential districts shall be not more than 600 feet in length, measured along its centerline from the street centerline to the center of the turnaround. Each cul-de-sac street shall have a terminus of nearly circular shape with a mini-mum right-of-way diameter of 120 feet and a turn-around diameter of 88 feet measured from outer curb to outer curb.
(G) Half-streets shall be prohibited, except when recommended by the Plan Commission and approved by the Board of Trustees, and where the Board of Trustees finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever an existing dedicated half-street abuts a tract to be subdivided, the other half of the street shall be platted within such subdivision. A half-street shall be graded in accordance with cross-section design standards and profile grades applicable to the entire street width, as established by the Village Engineer and approved by the Board of Trustees. When the outer half of an existing half-street is developed, it shall conform with such established cross-section design and profile grades of the entire street width. The width of a half-street shall be not less than one-half the required right-of-way width of the street. A roadway pavement not less than 20 feet in width and, if recommended by the Plan Commission and approved by the Board of Trustees, a curb along both edges of the pavement, shall be installed in accordance with standards herein set forth.
(H) (1) Provisions shall be made for vehicular access to residential property abutting a major street either:
(a) By providing a marginal access road; or
(b) By backing lots to the thoroughfare with a planting strip at least ten feet wide along the line adjacent and parallel to the major street.
(2) These standards are established for the purpose of providing protection for the residential properties and to provide for traffic safety and the efficient use of the major street for its intended function of accommodating through traffic.
(I) The Plan Commission or the Village Board may require a marginal access road along a major street in commercial or industrial zones.
(J) Reserve strips controlling access to public utilities, streets or alleys shall be prohibited.
(K) Minor streets shall be so laid out that their use by through traffic will be discouraged.
(L) Street grades shall provide proper relation between the street and the first floor elevation of the houses or buildings and permit convenient and economical access to and drainage of the lots.
(A) In commercial, business and industrial districts, definite and assured provisions shall be made for service access such as off-street loading, unloading and parking consistent and adequate for the uses proposed. If, in the opinion of the Plan Commission, such facilities are not adequate, the Plan Commission may permit or require the dedication and improvement of a public alley.
(B) Alleys in residential areas shall not be permitted, except where deemed necessary and on the recommendation of the Plan Commission.
(C) The width of an alley where permitted or required shall have a minimum width of 24 feet in all zoning districts.
(D) Alley intersections and sharp changes in alley alignment shall be avoided.
(E) Dead end alleys shall be avoided where possible, but if unavoidable, they shall be provided with adequate turn around facilities at the dead end, as determined by the Plan Commission.
(A) Utility distribution or transmission installations serving the subdivision and, when required, storm water drainage ways shall be located in easements as designated on the subdivision plat of record. Such easements shall be located along the rear lot lines or side lot lines at locations of extensions of utility installation between blocks, or continuity of drainage way. They shall occupy not less than the rear ten feet or lot depth of ten feet of lot width adjoining the applicable side lot line, or may be of a greater width if recommended by the Village Engineer and approved by the Board of Trustees. Additional easements at other locations may be recommended for specific conditions by the Village Engineer and required by the Board of Trustees.
(B) Easements shall be designed to provide continuity from block to block.
(C) Where a subdivision is traversed by a natural drainageway, channel or stream, there shall be provided a drainage easement, conforming substantially with the areas bordering such watercourse that are subject to flooding. The boundaries of such areas subject to flooding shall be as designated in Ch. 7, Art. 1, of this Subdivision Code.
(A) The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) Provision of adequate building sites suitable to the special needs of the types of use contemplated;
(2) Zoning requirements as to lot sizes and dimensions within the corporate limits of the village; and
(3) Needs of convenient access, circulation, control and safety of street traffic.
(B) In residential subdivisions, the maximum length of blocks shall be 1,800 lineal feet. No blocks shall be less than 600 lineal feet in length, unless recommended by the Plan Commission and approved by the Board of Trustees.
(C) In manufacturing and business subdivisions, maximum length of blocks shall be as recommended by the Plan Commission and approved by the Board of Trustees.
(D) The shape of blocks shall be determined by topographical features, the basic street system and traffic pattern, lot depths and areas designated for public and other non-residential land uses.
(E) Blocks, or portions thereof, intended for commercial or industrial use shall be designated as such, and the plan shall show adequate off-street areas to provide for parking, loading docks and other facilities.
(F) Pedestrian crosswalks not less than ten feet wide shall be required where deemed necessary by the Plan Commission and required by the Board of Trustees, to provide for pedestrian circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities.
(A) The lot size, width, depth, shape and orientation shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
(B) Width and area of lots shall conform with lot width and area requirements set forth in the Zoning Code of the village or that of DuPage County in the unincorporated areas beyond the village limits.
(C) Depth of lots shall be not less than 100 feet in any residential district; except that, where residential lots abut arterial streets, the lot depth shall be a minimum of 135 feet.
(D) All residential lots shall abut on a publicly dedicated street or as required in Ch. 16, Art. 16 (the Planned Unit Development article of the Zoning Code) of this code.
(E) Width, area and depth of lots in a manufacturing or business subdivision shall be as recommended by the Plan Commission and approved by the Board of Trustees.
(F) Side lot lines of lots shall be at right angles or radial to the street line, or substantially so.
(G) Double frontage and reverse frontage lots shall be avoided, except where essential to provide separation of residential development from major streets or highways or to overcome specific dis-advantages of topography and orientation. A planting screen easement of at least ten feet, and across which there shall be no right of vehicular access, shall be provided along the rear lot lines of lots abutting such highways and major thoroughfares.
(H) Lots abutting upon a watercourse, drainage way, channel or stream shall have an additional depth or width as recommended by the Plan Commission and approved by the Board of Trustees in order to provide acceptable building sites.
(I) In the subdividing of any land, due regard shall be given to the preservation of natural features, such as trees, watercourses, historical land marks and similar community assets, which, if preserved, would add to the attractiveness and value of the subdivision, neighborhood or the community as a whole. The Plan Commission shall include in its report its conclusions as to compliance herewith.
All plats of subdivision submitted to the Village Board for its approval shall not only conform with all provisions of the Subdivision Code, but shall also conform to all applicable provisions contained within the code of ordinances of the village, including, but not limited to, the Zoning Code or other ordinances of the village.
Whenever the reasonable requirement provided by the Comprehensive Plan of the village indicates the necessity for providing for a school site, park site or other public lands within any proposed subdivision for which approval has been requested, and no such provision has been made therefor, the governing authorities may require that land be designated for such public purpose before approving such plan. Whenever a final plat of subdivision, or part thereof, has been approved by the governing authorities as complying with the Comprehensive Plan and there is designated therein a school site, park site or other public land, the governing authorities having jurisdiction of such use, be it a school board, park board or other authority, shall acquire the land so designated by purchase or commence proceedings to acquire such land by condemnation within one year from the date of approval of such plan; and if it does not do so within such period of one year, the land so designated may then be used by the owners thereof in any other manner consistent with this chapter, including the Zoning Code of the village.
No subdivision of land shall be approved by the Plan Commission without the subdivider submitting a statement signed by the Village Engineer certifying that the improvements described in the subdivider’s plans and specifications, together with agreements, meet the minimum requirements of all ordinances of the village and that they comply with the engineering specifications of this chapter.
(A) Sanitary sewers.
(1) Public or community sanitary sewer systems, including sewer stub terminals at the outside of curb line or edge of pavement for each lot, shall be installed to serve all lots in a subdivision or lot division. Subdivisions or lot divisions containing no lots less than one acre or more in area and located in the unincorporated areas within one and one-half miles of the corporate limits of the village, or subdivisions or lot divisions containing no lots less than one acre in area which are annexed to the village after the effective date of this code may be served with individual sewage disposal systems; provided, in either case, there is conformance with standards approved by the DuPage County Health Department and other applicable governmental authorities, except that individual sewage disposal systems shall be permitted in such subdivisions annexed to the village after the effective date of this code only after there is an agreement between the petitioner and the village and a guarantee by the petitioner that all lots in the subdivision will be served with a public or community sewage system within a specified period of time.
(2) Sewers may be placed only in public rights-of-way or in easements, including easements in private streets.
(3) The construction of the sewer system shall be in accordance with Ch. 7, Art. 4, of this Subdivision Code.
(B) Storm sewers.
(1) An adequate system of storm water drainage shall be constructed and installed, consisting of natural watercourses, storm sewers and other necessary facilities which will drain the subdivision and protect roadway pavements. Open ditches shall be prohibited, except where they may be required in state or county rights-of-way.
(2) In subdivisions containing lots less than 20,000 square feet in area, and in business and industrial districts, underground storm sewer systems shall be constructed in accordance with Ch. 7, Art. 4, of this Subdivision Code to carry off storm water from all inlets and catch basins and be connected to an approved outfall.
(3) Where a drainage course traverses private property through the subdivision, an easement for the same shall be recorded on the final plat.
(4) Retention basins, or equivalent, of adequate size shall be provided by the subdivider and/or developer as is deemed necessary by the Village Engineer, in accordance with the engineering standards for storm water retention reservoirs as approved by the Village Engineer.
(C) Water supply.
(1) Public or community water supply and distribution systems, including water stub terminals to each lot shall be installed to serve each lot in a subdivision or lot division. Subdivisions containing no lots less than one acre or more in area and located in the unincorporated areas within one and one-half miles of the corporate limits of the village, or subdivisions containing no lots less than one acre in area and which are annexed to the village after the effective date of this code, may be served with water supply from individual wells conforming with standards approved by DuPage County Health Department and other applicable governmental authorities, except individual wells shall be permitted in such subdivisions located within the village only after there is an agreement between the petitioner and the village and a guarantee by the petitioner that all lots in the subdivision will be served with a public or community water system within a specified period of time.
(2) The construction of the water supply system shall be in accordance with Ch. 7, Art. 4, of this Subdivision Code.
(3) Fire hydrants shall be installed at all street intersections, at the termination points of all cul-de-sacs, and at the end of all mains before the water line is put into service. Intermediate hydrants shall be installed so that the spacing between hydrants shall not exceed 300 feet. The Plan Commission may recommend and the Village Board may require spacing of intermediate hydrants at closer intervals.
(A) The design of the street system of the subdivision shall be in accordance with “Table 1: Minimum Standards for Street Design” set forth at the end of Ch. 7, Art. 4.
(B) The construction of the street system of the subdivision shall be in accordance with the engineering specifications of this code.
(A) Concrete sidewalks shall be provided throughout the subdivision to serve the anticipated needs of its residents. Such walks shall be located in accordance with proper land planning procedures and with due regard for public safety and anticipated concentration of pedestrian traffic.
(B) Sidewalks located along minor, cul-de-sac, loop, marginal access streets or private access streets shall have sidewalks not less than four and one-half feet wide. Sidewalks along expressways, major or collector streets shall have sidewalks not less than five feet wide. All sidewalks shall be located so that a side strip separates the curb from the sidewalks. They shall be constructed in accordance with the provisions of this code.
(C) At each crosswalk a ramp with a non-slip surface shall be built into the curb so that the sidewalk and street blend to a common level. Such ramp shall contain a slope with as shallow a rise as possible under the circumstances, and is subject to the approval of the Village Engineer.
(A) Street lighting.
(1) Street lighting required. All developments, regardless of size, within the corporate limits or planning jurisdiction of the village shall be required to install street lighting facilities for the illumination of all roadways within dedicated rights-of-way or along private roadways required to serve the development. The street light system consists of the poles, mast arms, luminaires, wires and all other materials and work necessary to complete the street lighting installation.
(2) Design standards and specifications. All required street lighting and appurtenances shall be designed, installed and located in accordance with the requirements and specifications of this code, and the following:
(a) The American Standard Practice for Roadway Lighting, current edition;
(b) The National Electric Code, current edition; and
(c) Three copies of these two codes, incorporated herein by reference, have been and are kept on file on the office of the Village Clerk as required by state law.
(3) Submission of design drawings and specifications. The complete lighting system shall be designed by an Illinois registered professional engineer, and design plans and specifications shall be submitted to the Village Engineer for approval. In special cases, the Village Engineer may designate larger lamps, higher poles or vary the spacing as required by this code, if he or she deems it necessary to meet special conditions.
(4) Submission of as-built drawings. Upon completion of the street lighting installation by the contractor, the contractor must present two marked sets of as-built drawings to the Village Engineer. The drawings must show the exact location(s) of the luminaire(s), wattage and voltage, type of luminaire (mercury vapor-incandescent, high pressure sodium and others), and the street lighting cable connection route to the Commonwealth Edison source (trans-former, pedestal pole), with all the specifications as required under this code. The drawings shall also show lot numbers and legal house address numbers if known.
(a) After the Village Engineer has revised these drawings, has tested the street lighting system, and has found it to meet the requirements of this code, and to be built in accordance with the approved engineering plans and specifications, he or she shall submit one approved set of the as-built drawings to the Commonwealth Edison Company. This correspondence shall be a formal approval authorization for the Commonwealth Edison Company to connect the installation.
(b) The village will not accept the street lighting system until all the public improvements have been completed in accordance with the approved engineering plans and specifications, as provided by this code.
(5) Warranty. The provider of the subdivision bond shall guarantee and warrant that the equipment, material and workmanship, regardless of the manufacturer, will, for a period of one year from the date of final acceptance, satisfactorily serve the purpose for which they were installed. Any defective material or workmanship shall be repaired or replaced to the satisfaction of the village without cost to the village.
(B) Lighting of off-street parking areas.
(1) Nuisance prohibited. All lighting used to illuminate off-street parking areas shall be so designed, shielded, located or otherwise optically controlled so as to provide glareless illumination in such a manner as not to create a nuisance on adjacent property.
(2) Design standards. All off-street parking areas with lighting shall comply with the requirements and specifications of this code.
(A) All unpaved areas within the street rights-of-way shall be seeded or sodded. Before the release of the 12-month maintenance bond can be recommended by the Village Engineer, all unpaved areas between the edge of the road pavement and the right-of-way line must support an adequate mat of grass. Provisions shall be made to assure the growth of all landscaping.
(B) It shall be the obligation of all parties subdividing property within the village or constructing residential units on subdivided lots to plant trees within the parkway adjacent to such lots. No certificate of occupancy shall be issued to a structure where parkway trees have not been installed or, at the discretion of the village, a bond has not been posted to guarantee the payment of the cost of the installation of such trees. Parkway trees shall be planted on each lot in a subdivision except where there are existing trees present and preserved as determined by the Village Engineer. Parkway trees newly planted shall be provided at a minimum of one tree per inside lot if the lot frontage is 50 feet or less, and a minimum of two trees per inside lot if the frontage is more than 50 feet, and three trees per corner lot. Trees shall be planted a minimum of 20 feet apart depending upon species. Trees shall be planted in the parkway where the parkway in question is of a kind which will permit the installation of such trees utilizing the standards set forth in Ch. 12, Art. 3, of this code. In the event that the Village Engineer should find that the parkway in question is not of a kind to permit in whole or in part the installation of parkway trees, then all required trees which may not be planted within the parkway shall be installed within the front yard of the lot at a point two and one-half feet from the front property line and be in accordance with the standards set forth in Ch. 12, Art. 3, of this code. However, those required trees that cannot be placed within the parkway or two and one-half feet from the front property line and be in accordance with the standards set forth in Ch. 12, Art. 3, of this code shall be planted elsewhere within the front yard and in accordance with the standards set forth in Ch. 12, Art. 3, of this code. In accordance with the standards set forth herein, the requisite number of trees required under this section must either be planted within the parkway or within the front lot.
(C) Newly planted street trees shall be at least two inches in caliper, measured one foot from the ground.
(D) The developer of the subdivision shall be prohibited from planting the following varieties of trees:
Ash ( Fraxinus)
Birch (Betula Sp)
Black Locust varieties (Robina Pseudoacacia)
Black Walnut varieties (Juglons Nigia and Jhindsi)
Box Elder (Acer Negundo)
Mountain Ash (Sorbus)
Mulberry (Morus Alba)
Russian Olive varieties (Elaeagnus Angustifolia)
Soft maple (Acer saccharinum)
Tree of Heaven (Ailanthus)
(E) Protective screen planting may be required to secure a reasonably effective physical barrier between residential properties and adjoining uses to minimize adverse conditions of sight and sound. The screen planting plan shall be prepared by a landscape architect and shall meet the approval of the Plan Commission.
(Ord. 92-06-72, passed 6-23-1992; Ord. 2006-09-56, passed 9-18-2006)
If the required street trees have been planted, then additional trees may be placed in a front yard or side yard adjoining a street; provided that, such trees may not be planted closer than two feet to the property line, on private property. A list of recommended trees shall be maintained by the village and such list shall provide choices with due consideration given to the shape, height and spread of the trees in relationship to the locations proposed. The restrictions contained within this section shall only apply to trees planted within a front yard or side yard adjoining a street.
(A) All utility distribution lines for broadband telecommunications, electric and gas service in the subdivision shall be placed underground entirely throughout a subdivided area. Subject to the foregoing requirement to place utility distribution line underground, installation of such facilities shall be made in compliance with the applicable orders, rules and regulations of the State Commerce Commission now or hereafter effective, and the subdivider shall be responsible for compliance with rules and regulations now and hereafter effective and filed with the Commission pursuant to the State Public Utilities Act, being 220 ILCS 5/1-101 et seq., or any public utility whose service will be required for the subdivision with respect to the provision of such facilities.
(B) Underground broadband telecommun- ications, electric and gas service facilities shall be placed within rights-of-way or easements in a manner which will not conflict with other existing or future underground services. Further, all above-ground service facilities shall be located to minimize the adverse aesthetic impact on the environment and create no hazard to the public. The utility lines shall be parallel to and not less than 12 inches from the property lines. Corner markers disturbed by the installation of utility lines shall be reset by a licensed land surveyor. See § 16-5-7 of the Village Zoning Code for further regulations regarding the permitted location of above-ground utility facilities.
(Ord. 2008-10-49, passed 10-6-2008)
Monuments shall be placed at all corners and angle points of the outside boundary, but no further than one-fourth mile apart. The monuments shall be of concrete, not less than six inches in diameter and 36 inches deep, with a center copper dowel three inches long cast in place. Iron pipe or steel bars not less than one-half inch in diameter and 24 inches long shall be set at the intersection of street centerlines and at all corners of lots not marked by monuments. The monuments and markers shall be set level with the finished grade. The subdivider shall replace all or verify the existence of the iron pipes at all lot corners and all bends in property lines after the completion of all construction and before final acceptance of the subdivision by the Village Board.
(A) If the subdivision contains soils with limitations for urban development and, in the opinion of the Plan Commission or the Village Engineer, soil investigations, borings or other soil tests are necessary to determine the nature and extent of such questionable material, the owner or developer shall retain or cause to be retained the services of a competent testing laboratory to perform the needed investigations.
(B) Copies of the completed reports prepared by the testing laboratory shall be filed with the Village Engineer.
(C) The Village Engineer shall have no liability for costs connected with the tests, borings or interpretations of results of such work.
No blasting shall take place in connection with any work in a subdivision until appropriate village authorities have been notified and the applicable village ordinance complied with.
(A) 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.
(B) During the course of construction of the improvements, the subdivider shall be required to notify the Village Engineer 48 hours before the inspection of all utilities.
(C) The subdivider shall pay the cost of all inspection services to the village. The fee shall be established by the village, based on the current rates and standard engineering practice.
7-4-1 Engineering specifications generally
7-4-2 Sanitary sewers
7-4-3 Storm sewers
7-4-4 Installation, backfilling sanitary sewer
7-4-5 Sanitary sewer pipe materials
7-4-6 Joints in sanitary sewer
7-4-7 Pipe bedding for sanitary sewers
7-4-8 Manholes and drainage appurtenances
7-4-9 Storm sewer construction
7-4-10 Storm sewer installation and backfill
7-4-11 Water supply
7-4-12 House services
7-4-13 Street improvements; grading and trenching
7-4-14 Street improvements; roadway construction
7-4-15 Street improvements; roadway width
7-4-16 Street improvements; curbs and gutters
7-4-17 Street improvements; private access streets
7-4-18 Street improvements; access driveways; depressed curbs
7-4-19 Street improvements; alley pavement
7-4-20 Street improvements; side strips, parkways, median strips
7-4-21 Parking lot improvements
7-4-22 Sidewalks and cross walkways
7-4-23 Lighting improvements; streets
7-4-24 Lighting of off-street parking areas
7-4-25 Street signs and traffic control devices
Table 1: Minimum StandardS For Street Design
Table 2: Street Lighting Standards
Table 3: Street Lighting Design
Table 4: Electrical Hand Hole
(A) The owner or subdivider shall install storm and sanitary sewers, water supply system, street grading and pavement, alleys, cross walkways, public utilities, street lighting and street signs in accordance with applicable ordinances and standards of construction of the village.
(B) No subdivision of land shall be approved without receiving a statement signed by the Village Engineer, certifying that the improvements described in the subdivider’s plans and specifications, together with agreements, meet the minimum requirements of all ordinances of the village. In establishing the required minimum engineering specifications for the subdivision, the Village Engineer shall consider the current and future needs of the subdivision and any potential subdivisions which could reasonably be expected to utilize the improvements. In no case shall the specifications required be less than those provided for in this code.
(A) General. Public sanitary sewers shall have a minimum internal diameter of eight inches. Sanitary sewer services shall have a minimum internal diameter of six inches. Sanitary sewers with internal diameter between eight inches and 21 inches, and sanitary sewer services, shall be constructed of extra strength vitrified clay pipe in conformance with the specifications of the American Society for Testing Materials, Designation C-200. Sanitary sewers with internal diameter 24 inches and over shall be constructed of either reinforced concrete pipe conforming to the American Society for Testing Materials, Designation C-76, wall thickness B, or asbestos cement pipe conforming to the American Society for Testing Materials, Designation C-296. Other materials with the same performance capabilities of these materials as recommended by the Village Engineer and approved by the Village Board of Trustees may be used.
(B) Compression; fillers.
(1) Joints for vitrified clay pipe sanitary sewers and sanitary sewer services shall be the compression type in conformance with the specifications of the American Society for Testing Materials, Designation C-425-60T. Joints for reinforced concrete sewers shall be either rubber gaskets conforming to American Society for Testing Materials, Designation C-443, or shall be of a mastic type. Bituminous jointing compound, made from asphalt, liquefiers, mineral fillers and fibers, shall be free from moisture. The filler shall be such that it shall have positive adhesion to pipe surfaces, and shall be water, acid and alkali resistant. It shall be plastic and workable with a trowel and of a composition which will not result in a plastic flow of the material at temperatures up to 80°F.
(2) Joints for asbestos cement pipe shall consist of an asbestos cement sleeve, made from material similar to the pipe, and two rubber ring gaskets, all designed and suitable for connecting the lengths of pipe together. Rubber gaskets shall be of uniform thickness throughout, smooth, free from pitting, blisters, air checks and other imperfections.
(C) Minimum diameters. Public sanitary sewers shall have a minimum internal diameter of eight inches and shall consist of the following types:
Asbestos cement pipe
Extra strength clay pipe
Polyvinyl chloride pipe
Reinforced concrete pipe
(1) Extra strength clay pipe. The pipe shall conform to ASTM C-700, the joints to ASTM C-425, and a polyvinyl chloride collar to ASTM D-1784. The pipe shall be permitted in eight-inch, ten-inch, 12-inch, 15-inch, 18-inch, 21-inch and 24-inch diameters. Installation shall be in conformance to ASTM C-12. Infiltration or exfiltration shall not exceed 200 gallons per inch diameter per mile of length per day.
(2) Polyvinyl chloride pipe. PVC pipe shall only be allowed upon the approval of the Village Engineer. The pipe shall conform to ASTM D-3034, SDR 35 with elastomeric joints. The pipe may be allowed in eight-inch, ten-inch and 12-inch diameters for public sewers. Infiltration or exfiltration shall not exceed 200 gallons per inch diameter per mile of length per day.
(3) Reinforced concrete pipe. The pipe shall conform to ASTM C-76 with joints conforming to ASTM C-361. The pipe shall be permitted in 15-inch diameter and over. Infiltration or exfiltration test shall not exceed 100 gallons per inch diameter per mile of length per day.
(4) Asbestos cement sewer pipe. The pipe shall conform to ASTM C-428 with couplings using rubber rings conforming to ASTM D-1869. The pipe shall be permitted in diameters of 15 inches and over. Infiltration or exfiltration shall not exceed a rate of 100 gallons per inch diameter per mile of length per day.
(D) Design of system. The design engineer shall submit to the village all design calculations for each type of pipe chosen. The design shall be based on the worst type of condition that the pipe will be subjected to with the factor of safety to be not less than 1.25. The design and installation will utilize a type B bedding condition. A type B bedding condition shall consist of an angular bedding material meeting the approval of the Village Engineer placed on a flat trench bottom with a minimum thickness beneath the pipe of one-eighth the outside diameter of the pipe, but not less than four inches and spaded under the haunches of the pipe to a depth of one-half of the outside diameter of the pipe. The remaining backfill material shall be placed by hand to a level of 12 inches over the top of the pipe and shall consist of finely divided material free from debris and large stones or rocks.
(E) Infiltration test. Infiltration tests shall be conducted only when a head of water exceeding a three foot average over the top of the pipe may be maintained at the midpoint of the section. To check the water level, a hole shall be drilled through the side of the manhole into which a pipe shall be installed to a point outside the manhole. A clear plastic pipe shall be connected to the pipe that would indicate the water level outside the manhole, The rate of infiltration shall be measured through a one-half-inch pipe not more than six inches long extending through a solid plug installed in the lower manhole of the pipe section to be tested. A stopwatch shall be used to measure the length of time to fill a known quantity of water. Weirs shall not be used. Rates shall not exceed those specified for the pipe material used.
(F) Exfiltration tests. The lower end of the section of sewer to be tested shall be plugged and the system filled with water to a point three feet above the pipe at midpoint of the section. The duration of the test shall be one hour beginning after the test section has been filled. After the elapsed time, the volume exfiltrated shall be calculated or a measured amount of water shall be used to raise the water to its original level. The rates of exfiltration shall not exceed those specified for the pipe material used.
(G) Type of test. The Village Engineer shall determine the type of test that will be conducted on the sewer system. His or her decision will be based on weather and ground conditions at the time of the test.
(H) Television inspection. All sanitary sewers shall be televised at the subdivider’s expense. The televising shall be videotaped. A report and the video tape shall become the property of the village.
(A) Storm draining inlets shall be placed in street gutters at intersections and elsewhere as required by the terrain, but shall not be spaced more than 400 feet along the gutter.
(B) Any outfall storm sewer that drains into an existing open ditch or natural watercourse shall have a reinforced concrete headwall. Under special circumstances, precast concrete headwalls with a concrete footing may be permitted when approved by the Village Engineer.
(C) Storm water shall not be directed into the sanitary sewer system and no connections between the storm and sanitary sewer system will be permitted at any time before, during or after construction.
(D) Storm sewer capacities shall be determined with the use of the rational formula. The intensity (I factor) used shall be a return frequency of not less than five years. The runoff coefficient (C factor) shall be determined by the character of the land to be drained and shall conform to accepted standard engineering practices. Street grades and lot and block drainage shall be established so as to permit positive drainage.
(E) Intercepting storm water structures shall be provided at intervals not in excess of 400 feet, as measured along the gutter line. Storm sewers shall be constructed of non-reinforced or reinforced concrete pipe conforming to the American Society for Testing Materials, Designations C-14, C-76, C-506 and C-507. Other materials of storm sewer construction may be used upon recommendation of the Village Engineer and the approval of the Village Board. Existing drain tiles shall be connected to storm sewers or shall be restored to operating condition. Joints for concrete storm sewers shall be sealed with a mastic sealer or preformed flexible gaskets conforming to C-443 when required because infiltration-exfiltration causes problems.
(F) Minimum size inlet and catch basin laterals shall be ten inches in diameter. All other main line storm sewers shall be a minimum of 12 inches in diameter. All storm sewer laterals across streets shall have a minimum cover of three feet from the top of pavement to the top of the storm sewer.
(G) Storm water detention shall be provided in accordance with this code.
(H) Design of system. The design engineer shall submit to the village all design calculations for each type of pipe chosen. The design shall be based on the worst type of condition that the pipe will be subjected to with the factor of safety to be not less than 1.25. The design and installation will utilize a type B bedding condition. A type B bedding condition shall consist of an angular bedding material meeting the approval of the Village Engineer placed on a flat trench bottom with a minimum thickness beneath the pipe of one-eighth the outside diameter of the pipe, but not less than four inches and spaded under the haunches of the pipe to a depth of one-half of the outside diameter of the pipe. The remaining backfill material shall be placed by hand to a level of 12 inches over the top of the pipe and shall consist of finely divided material free from debris and large stones or rocks. Installation shall be in accordance with the standard specifications for road and bridge construction in the state as prepared by the Department of Transportation.
(I) Sufficient areas for storm water retention and/or detention as required by this code shall be furnished upon each parcel of property prior to the issuance of building permits. Where such detention and/or retention area is to be part of a continuous drainage system, sufficient easements to allow the village to maintain that system at its option and in default of private maintenance shall be established before building permits are issued. In certain instances, the creation of common detention or retention areas serving multiple parcels under different ownership may best serve the private utilization of property and the public’s interest, achieving economies of scale in the construction and maintenance of such storm water facilities. In such circumstances, the village may, in lieu of on-site retention and/or detention facilities, accept the furnishing of off-site facilities or sufficient money to purchase facilities which, when added to such detention and/or retention facilities as are furnished on site, are sufficient to provide the water retention required by this code; provided, however, that, until such time as the permanent off-site water retention and/or detention facilities are available, the property owner shall provide temporary on-site retention.
Sanitary sewer pipe installation shall be in accordance with the latest ASTM specifications (C12-64). Method of backfilling for roadway crossings shall be subject to the approval of the Village Engineer.
Sanitary sewers shall be constructed of vitrified clay sewer pipe and fittings in sizes four inches through 12 inches meeting the latest ASTM specifications for extra strength clay sewer pipe (ASTM C-200), in sizes 15 inches through 30 inches meeting the latest ASTM specifications for standard strength clay sewer pipe (ASTM C-13) or extra strength clay sewer pipe (ASTM C-200) in accordance with the Village Engineer’s specifications. Other materials may be specifically approved by the Village Engineer which will meet the latest ASTM specifications.
All vitrified clay sanitary sewer pipe or extra strength clay sanitary sewer pipe shall have joints meeting the ASTM specifications for vitrified clay pipe joints C-425 (compression type joints).
Pipe bedding shall be required for all sanitary sewers and shall be compacted to maximum density. The pipe bedding shall be a minimum of four inches below the pipe and shall be placed to a minimum height of one-half the pipe diameter. Bedding materials shall be subject to the approval of the Village Engineer. Limestone screenings will be an example of the type of material that will be satisfactory for bedding.
(A) Manholes and drainage structures shall conform to ASTM C-478. Manholes for sewers 36 inches and smaller shall have an inside diameter of 48 inches, and a six-inch thick precast concrete base, in one piece, bedded in at least two inches of gravel or crushed stone. The sidewalls shall be of precast concrete ring construction which shall have a five-inch minimum thickness. Manhole bases for sewers with an internal diameter 42 inches and larger shall be constructed of reinforced concrete.
(B) Catch basin sidewall and base construction shall conform to manhole requirements for sewers 36 inches and smaller; except that, a sump two and one-half feet in depth shall be provided below the discharge pipe. Inlets shall have an internal diameter of two feet and a minimum depth of three feet. Sidewalls shall be precast concrete having a thickness of four inches, bedded in a minimum of two inches of gravel or crushed stone.
(C) Frames and grates for manholes and valve vaults shall be similar to Neenah manufacture No. R-1015, with a combined weight of 540 pounds for Type B closed lid. Lids shall be appropriately imprinted with the designation “Carol Stream - Water, Storm or Sanitary”. Castings shall be similar to Neenah manufacture No. R-3502-A. Other frames and grates for special cases in curbs may be used upon approval of the Village Engineer. The frames shall be set in a full mortar joint on each structure.
Storm sewers shall be constructed in accordance with the requirements of the Standard Specifications for Road and Bridge Construction adopted 8-1-1968 of the State of Illinois, and its latest revisions.
Storm sewer pipe installation shall be in accordance with applicable portions of § 603 of the Standard Specifications for Road and Bridge Construction of the State of Illinois adopted 8-1-1968; except that, backfilling under proposed roadways shall be accomplished with trench backfill materials as specified in Art. 603.08 to within six inches of the subgrade in four-inch layers, with mechanical tools approved by the Village Engineer.
(A) Anti-siphoning and/or check valves shall be installed between commercial and industrial tracts for the purposes of conservation and relief of demands on existing residential supply.
(B) The Village Engineer may require water reclamation and reuse in commercial and industrial tracts for the purposes of conservation and relief of demands on existing residential supply.
(C) Evidence shall be presented by the subdivider that an adequate water supply is available or will be in advance of occupancy for development of individual lots and that the local utilities can satisfactorily serve the area by the utility easements shown.
(D) Water transmission mains shall include installation of shutoff valves and fire hydrants. Fire hydrants shall be installed at maximum intervals of 300 feet in a direct line in the parkway. Commercial and industrial spacing will be reviewed on an individual basis. All fire hydrants shall be connected to a minimum eight-inch diameter water main. Fire hydrants will be located at all terminating points in the system.
(E) (1) Water mains shall be a minimum of six inches in diameter. Pipe materials shall be ductile iron. Other material may be used for 14-inch diameter and larger if recommended by the Village Engineer and approved by the Board of Trustees. Ductile iron pipe shall conform to ASA-A21.51 and fittings to ASA-A21.10. Cement mortar lining shall be required for ductile iron pipe and shall conform to ASA-A21.4. Rubber gasket joints shall comply with ASA-A21.11.
(2) All water mains shall be subject to a pressure test of 150 pounds for a two-hour period. After completion of the pressure test, a leakage test shall be conducted. The allowable leakage shall not exceed 35 gallons per inch diameter per mile of length per day.
(3) After satisfactorily passing the leakage test and prior to placing the system into operation, disinfection of the system is necessary. The procedure will be in accordance with AWWA 6601-54. Upon completion of the chlorination, water samples will be taken from every 1,000 feet of pipe for two successive days. The samples will be tested for potability in a laboratory approved by the state. A report will be furnished to the village indicating negative bacteriological samples. The samples shall be taken at approximate 24-hour intervals.
(F) (1) Valves shall be non-rising stem gate valves with operating nut, designed to take full pressure on either face, furnished in full compliance with AWWA C-500. All valves shall open by turning to the left. Valves shall operate at working pressure of 150 pounds per square inch and a test pressure of 300 pounds per square inch. Valves eight inches and smaller shall be housed in valve vaults with an internal diameter of 48 inches; valves over eight inches shall be housed in vaults with an internal diameter of 60 inches. Valve vaults, sidewall and base construction shall conform to that required for catch basins.
(2) Valves shall be placed to provide a minimum of inconvenience to the users in the event it becomes necessary to close off sections of the water system because of emergencies. A general rule will be to use two valves at all tee intersections and three valves at crosses. Additional valves may be required if deemed warranted by the Village Engineer.
(G) (1) Hydrants shall be of the compression or gate type conforming to AWWA C-502 and shall be of a make that has been adopted by the village as standard. Hydrants shall be designed for a 300 pound test pressure and a 150-pound working pressure.
(2) Hydrants shall be furnished with 2 two and one-half-inch hose nozzles and one four and one-half inch steamer nozzle. Threads on nozzles, caps and operating nuts, shall be national standard threads. Hydrants shall open by turning to the left and shall be so marked.
(3) Hydrants shall have a six-inch pipe connection, a six inch valve opening and shall be equipped with auxiliary valves. Auxiliary valves shall be attached to the hydrant with 125-pound standard flanges. Joint for joining the auxiliary valve shall be of the same type as specified for the piping system.
House services for sewer and water shall be constructed to connect each lot or building site with the utility service mains for each utility required in the provisions of this code as follows.
(A) Such house services shall extend from the main to the property line and from the property line to the house where a house is to be constructed upon the property as part of the development of which this construction is a part. The village shall be responsible for the repair and replacement of that portion of the house service line between the main and the property line when the repair and replacement shall require the excavation of such line crossing village property.
(B) House water service for each single-family residence shall be minimum three-fourths inch, type K copper or approved equal. It shall be terminated at a shutoff valve and service box. In no case shall the service box be located in the sidewalk, driveway or buried underground. The curb stop shall be a Mueller H15-154 ORASEAL or equal. The curb box shall be a Mueller H10-300 or equal with a one and three-fourths inch line and a Mueller H10-334 or equal for a two-inch line.
(C) Water services two inches and under shall be type K copper. Water services over two inches shall be either type K copper or ductile iron. Water taps two inches or larger shall require the use of tapped saddles or mains eight inches in diameter and over. All water services shall be provided with a shutoff valve accessible through a service box. For service valves over two inches in diameter, the service box shall be Clow F-4700 series or equal. Any valve two and one-half inches in diameter or larger shall be encased in a precast valve vault of not less than 48 inches in diameter.
(D) Sanitary services of non-pressure type pipe shall consist of six-inch clay pipe conforming to ASTM C-200 with polyvinyl chloride collars and ASTM C-424 joints, or six inch PVC pipe conforming to ASTM D-3034. The use of pressure type pipes such as cast or ductile iron shall have a minimum internal diameter of four inches. The cast iron pipe shall conform to ASA-A21.51.
(E) All sewer and water lines from the main to the building or structure which such lines serve shall not, without the written approval of the Village Engineer, be constructed under driveways, walkways or other obstructing facilities; except that, such lines may pass under public pavement or sidewalk in accordance with approved plans.
(F) All water services shall be subject to inspection by the village prior to any backfilling at the connection to the main. All sanitary services shall be subject to the infiltration tests as detailed in the sanitary sewer section. All sanitary service connections to the receiving sewer shall be through the use of proper fittings. Breaking of sewers for connections will not be permitted. Connections to sewers shall only be made in the manner required in this code. All sanitary service connections will be inspected by the village prior to any backfilling of the excavation.
The grading and trench backfill operations shall be as follows.
(A) The subdivider shall furnish drawings which indicate the existing and proposed grades of streets shown on the engineering drawings approved for the final plat. After completion of engineering work on the streets by the design engineer and approval of street grades by the Village Engineer and the Plan Commission, the subdivider shall grade or cause to be graded the full width of the right-of-way of the streets proposed. The bed for the roadways in the street right-of-way shall be graded to subgrade.
(1) All stumps, trees that cannot be saved, boulders and similar items shall be removed.
(2) All unsuitable sub-base material shall be removed and shall be replaced with stable, compacted material in conformance with generally accepted engineering practices.
(B) All trenches caused by the construction of sewers, water mains, water service pipes and in excavation around catch basins, manholes, inlets and other appurtenances which occur within the limits of existing or proposed pavements, sidewalks and curb and gutters shall be backfilled with trench backfill in accordance with the following.
(1) Trenches and excavations near or adjacent to proposed or existing pavements, sidewalks and curb and gutters shall be backfilled with trench backfill, as specified in § 20.00 of the state’s Standard Specifications for Road and Bridge Construction, to an elevation equal to the intersection of a one to one slope line from the top of the pavement, sidewalks or curb edge, with the vertical line through the nearest edge of the trench or excavation.
(2) Suitable material shall be used for trench backfill as recommended by the Village Engineer and approved by the Village Board. In no case shall backrun gravel be permitted.
(3) When considered necessary by the Village Engineer, settlement of all trench backfill shall be accelerated by means of water introduced through holes jetted into backfilled trenches to a point approximately two feet above the top of the sewer pipe. The holes shall be jetted not greater than six feet apart unless otherwise directed by the Village Engineer. The jetting process shall conform to the standards set forth in the state’s Standard Specifications for Road and Bridge Construction, § 66.7.
(4) Any depressions which develop within the street right-of-way due to settlement of backfilling material shall be refilled and repaved at the subdivider’s expense or, where the subdivider is not involved, by the company responsible for the trenching, in a manner acceptable to the Village Engineer.
(C) Before any base course of the roadway pavement or any sidewalk is laid, all grading of streets shall be completed and approved; all of the underground work, such as water, sewer and gas mains, house service connections therewith, and all underground conduits for electric, television and telephone lines, shall be completely installed in place and approved; and all backfilling of trenches dug across the roadway or sidewalk way shall have completely settled to the satisfaction of the Village Engineer.
The construction of all roadways shall be as follows.
(A) All dedicated streets, streets to be dedicated, or streets available for the use of the general public shall be constructed of the following materials:
(1) Portland cement concrete;
(2) Bituminous stabilized base - bituminous concrete surface course. Base material shall have a minimum marshall stability of 1,500 pounds; and
(3) Aggregate base course with bituminous concrete surface course.
(B) The thickness of all roadways shall be as follows:
(1) Minor streets in single-family residential zones:
(a) Portland cement concrete pavement: not less than six inches thick;
(b) Bituminous stabilized base: not less than six inches of base, with one and one-half inches of surface course; and
(c) Aggregate base course: not less than nine inches with three and one-half inches of bituminous concrete surface consisting of a two-inch binder course and a one and one-half inch surface course.
(2) Minor streets in multiple-family residential zones:
(a) Portland cement concrete pavement: not less than seven inches of standard reinforced or contraction joints sawed at 20-foot intervals;
(b) Bituminous stabilized base: not less than six inches with three inches of bituminous concrete of surface course consisting of one and one-half inches of binder course and one and one-half inches of surface course; and
(c) Aggregate base course: not less than 12 inches of aggregate base course with three and one-half inches of bituminous concrete consisting of two inches of binder course and one and one-half inches of surface course.
(3) Minor streets in industrial-commercial zones:
(a) Portland cement concrete pavement: not less than eight inches of standard reinforced with four inches of C.A. six sub-base; and
(b) Bituminous stabilized base: not less than eight inches of base with three inches of surface course.
(4) Collector and major streets in residential zones:
(a) Portland cement concrete pavement: not less than seven inches of standard reinforced; and
(b) Bituminous stabilized base: not less than six inches of base with three inches of surface course.
(5) Collector and major streets in industrial and commercial zones:
(a) Portland cement concrete pavement: not less than ten inches of standard reinforced with four inches of C.A. six sub-base. Concrete for such pavement shall have a minimum 14 day compressive strength of 3,500 pounds per square inch, shall contain not less than six bags of cement per cubic yard of concrete, and shall contain not less than 4%, nor more than 7%, entrained air. Slump shall be not less than two inches nor more than four inches;
(b) Bituminous stabilized base: not less than eight inches with four inches of sub-base of C.A. six and four inches of surface course;
(c) Soil borings shall indicate a minimum I.B.R. value of three or shall be corrected to have this value;
(d) Design shall be in compliance with either the Manual of Instructions for the Structural Design of Bituminous Pavements or the Manual for the Structural Design of Portland Cement Concrete Pavement, as applicable, and all subsequent revisions thereto, as published by the State Department of Transportation, including such specifications as are promulgated by the Bureau of Local Roads;
(e) The construction of roadways shall be in conformance with Standard Specifications for Road and Bridge Construction and all subsequent revisions thereto, as published by the state Department of Transportation, including such specifications as are promulgated by the Bureau of Local Roads;
(f) In no case shall the surface course of the pavement be constructed until the base and binder course have been in place for a period of one year. After repair of any base failures in the roadway, upon approval of same by the Village Engineer, the surface course may be constructed; and
(g) Bituminous concrete surface course shall be in accordance with the following criteria: Bituminous Plant Mix Seal Coat. This work shall be performed in accordance with § 405 of the Standard Specifications adopted 7-2-1973, and subsequent revisions thereto with the following exceptions and revisions.
1. Core samples shall be taken by the contractor as specified in the last paragraph of Art. 504.15 of the standard specifications.
2. The aggregate for the bituminous mixture shall meet the requirements of Art. 704.01 and 704.03 of the standard specifications; except that, the gradation used shall be as follows:
Passing 1/2-inch sieve
Passing #4 sieve
65 to 85%
Passing #10 sieve
50 to 65%
Passing #40 sieve
10 to 27%
Passing #200 sieve
5 to 7%
3. For prime use of asphalt RC-70 and for bituminous plant mix seal coat, use asphalt cement AC-85-100.