No subdivision of land shall be approved unless the subdivider has first received a statement signed by the City Engineer, certifying that the improvements described in the subdivider's plats and specifications, together with agreements, meet the minimum requirements of all ordinances of the City and that they comply with the following:
(a) Sewers.
(1) Sanitary sewers shall be installed to comply with the regulations and specifications of the State Sanitary Water Board and the City.
(2) All new subdivisions shall be supplied with central water and sewer facilities when conditions affecting the subject property result in one of the following determinations:
A. Water and sanitary sewer connections are reasonably available to the proposed lots from existing mains; or
B. Existing water mains of the City are within 1,200 feet of the subdivision; or
C. Existing sanitary sewers are within 1,200 feet and may be connected to the system within the subdivision by gravity sewers; or
D. Determination has been made by the City Engineer that an interim central water supply and/or sewage disposal facility is necessary pending future extensions of water and sewer lines.
A well serving two to nine lots shall be unacceptable as a central water supply system.
(3) In all cases where private central sanitary sewer systems are to be used, the developer shall secure the necessary permit for installation and operation of the system from the State Sanitary Water Board or the City of Freeport.
A. A subdivision plat shall, in no case, be approved which shall be dependent upon individual septic tanks unless the same are properly installed according to official specifications of the State Department of Public Health and where lots therein contain not less than 20,000 square feet each. Where either community sewers and sewage treatment or community water supply is provided to a lot, required area may be reduced to 15,000 square feet. Not more than one dwelling shall be connected to a septic system.
B. Storm sewers shall be constructed throughout the entire subdivision which shall be separate and independent of the sanitary sewer system and which shall provide an adequate outlet or connection with the storm sewer system of the City. No storm water shall be connected to the sanitary sewer system. When storm sewers are not installed, adequate facilities for the removal of surface water shall be provided throughout the entire subdivision, which facilities meet with the approval of the Executive Director of the Water and Sewer Commission.
(b) Street Improvements. Street improvements shall be in accordance with the Table of Minimum Standards as set forth in Section 1224.11 and as follows:
(1) Roadways of collector and minor residential streets shall have a surface consisting of Portland cement concrete pavement having a minimum thickness of six inches over an approved sub-soil base, or a gravel or crushed stone base course Type B having a minimum copacted thickness of twelve inches with a four-inch bituminous concrete surface course, Subclass B-5, or an eight-inch bituminous base course over an approved sub-soil base, with a two-inch bituminous concrete surface course, Subclass B-5. If, during construction, the sub-soil base does not appear to be suitable for the design requirements above, based on inspection by the City Engineer or his or her representative, the developer may be required to conduct soil borings every 200 linear feet along the proposed street alignment to determine what additional work may be required to create a suitable sub-base. Such work may involve, but not be limited to, lime stabilization or undercutting and removing sub-standard soils and replacement with an approved aggregate sub-base.
(2) Improvements in expressways and primary and secondary streets shall meet the current design standards, as to thickness, width and type of construction, of the State Department of Transportation, Division of Highways. Any modification of such standards must be approved by the Planning Commission and the City Engineer.
(3) All work and all materials used in street improvements shall meet the requirements of the current Standard Specifications for Road and Bridge Construction of the State Department of Transportation.
(4) All streets shall be improved with roadways bounded by Portland cement concrete curbs and gutters in accordance with the specifications established by the City of Freeport and approved by the City Engineer. Said curb and gutter shall be a two-foot mountable (M-6.18) with a minimum three-quarter inch expansion joint every 100 feet and will have sawed contraction joints every twenty feet or to match joint spacing, whichever is less. Curbs shall be depressed to facilitate access by handicapped persons where and as required by the Planning Commission and/or the Public Works Director.
(5) Curb radii for minor streets and cul-de-sacs at street intersections shall be not less than twenty-five feet, and on secondary and primary thoroughfares the curb radii shall be not less than twenty-five feet.
(6) Monuments shall be placed at all corners and angle points of the outside boundary. The monuments shall be of concrete, not less than six inches in diameter and thirty-six 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 twenty-four inches long shall be set at the intersection of the street centerlines and at all corners of lots not marked by monuments. The monuments and markers shall be set level with the finished grade.
(c) Public Utilities.
(1) All utility lines for telephones and electric service shall be placed in easements when carried on overhead poles.
(2) Where telephone and electric service lines are placed underground entirely throughout a subdivided area, said conduits or cables shall be placed within easements or dedicated public ways, in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public.
(d) Sidewalks. Concrete sidewalks shall be constructed to a width of not less than five feet and a minimum thickness of four inches over an approved aggregate base course of two inches. Sidewalks shall be installed on both sides of all streets and thoroughfares, except in subdivisions with lots of not less than 20,000 square feet in area, where the installation of sidewalks abutting minor streets may be waived by the affirmative vote of not less than ten members of Council.
(e) Landscaping.
(1) All parkways within the dedicated street area or other public use areas shall be graded and seeded in an approved manner, subject to the approval of the Public Works Director.
(2) Street trees having a trunk diameter of not less than two and one-half inches shall be planted along all streets where trees do not exist, and placed in such a manner as to provide an effective appearance for the enhancement of abutting properties.
(3) All trees to be planted shall be of a species and variety approved by the Forestry Commission.
(f) Street Lighting and Marking. Provisions and installation shall be made for adequate lighting and name markers of public streets within the proposed subdivision in accordance with the standards and requirements established by the governing authorities. The installation and maintenance of street lighting shall be conducted according to the following procedures:
(1) The subdivider shall be responsible for purchasing and installing all street lighting according to the specifications established by the office of the Public Works Director and the layout plan drafted by the City's electrical franchisee for the geographical area of the subdivision.
(2) After the lighting is installed, the subdivider shall dedicate such lighting system to the City, and the City Council shall vote to approve the final plat and to accept such dedication only if lighting meets each of the requirements previously established by the office of the Public Works Director or if the City Council votes to accept such dedication even with technical defects therein.
(3) After the City's acceptance of such dedication, the City shall own said lighting system and shall be responsible for maintaining the same, including, but not limited to, changing light bulbs and paying the City's electrical franchisee for any and all electricity provided to said lighting system.
(4) The Public Works Director is hereby authorized to issue such regulations concerning the specifications of said lighting system as are, in his or her opinion, needed to provide an adequate supply of street lighting for safety purposes or for other needs of the public, provided that such regulations are not inconsistent with the provisions of this section or any other ordinance of the City.
(5) In subdivisions or portions thereof comprised of single-family residences, the subdivider shall install only underground wiring between the poles and to the power source, and no above-ground wiring shall be utilized.
Street marking signs will be furnished and erected by the Division of Streets. The subdivider will be responsible for all costs incurred by the City for performing this work.
(g) Water. When required by the Planning Commission and City Engineer, water mains to furnish City water shall be constructed throughout the entire subdivision. Mains, hydrants, fittings and the method of construction shall be in accordance with requirements of the City. Water stubs shall be provided for each lot within a residential subdivision.
(1977 Code § 67-109; Ord. 79-8. Passed 3-5-79; Ord. 80-2. Passed 1-21-80; Ord. 80-92. Passed 10-20-80; Ord. 82-4. Passed 1-18-82; Ord. 88-72. Passed 11-21-88; Ord. 93-28. Passed 5-3-93; Ord. 93-39. Passed 6-21-93; Ord. 93-60. Passed 8-2-93; Ord. 94-80. Passed 9-19-94; Ord. 97-66. Passed 11-3-97; Ord. 2002-36. Passed 6-3-02; Ord. 2013-10. Passed 3-4-13.)