The following standards of the Engineering Department are to be adhered to for any subdivision:
(A) Monuments. The applicant shall have permanent reference monuments placed in the subdivision as required by ILCS Chapter 765, Plats and as required herein:
(1) Monuments shall be located on street right-of-way lines, at street intersections, angle points of curve and block corners. They shall be spaced so as to be within sight of each other, the sight lines being contained wholly within the street limits.
(2) The external boundaries of a subdivision shall be monumented in the field by monuments of stone or concrete, not less that 30 inches in length, not less than four inches square or five inches in diameter, and marked on the top with a cross, brass plug, iron rod or other durable material securely imbedded. These monuments shall be placed not more than 1,400 feet apart in any straight line and at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line, and at all angle points along a meander line, the points to be not less than 20 feet back from the bank of any river or stream, except that when such corners or points fall within a street, or proposed future street, the monuments shall be placed in the side line of the street.
(3) All internal boundaries and those corners and points not referred to in subdivision (2) of this section shall be monumented in the field by like monuments as described above. These monuments shall be placed at all block corners, at each end of all curves, at a point where any curve changes its radius and at all angle points in any line.
(4) All such monuments shall be set flush with the ground and planted in such a manner that they will not be removed by frost.
(5) All monuments shall be properly set in the ground and approved by a professional land surveyor prior to the time the City Council approves the final plat.
(B) Streets and roads. The following regulations shall apply to all new streets and roads within the subdivision:
(1) The right-of-way shall be measured from lot line to lot line and shall be sufficiently wide to contain the pavement, curbs, shoulders, sidewalks, utilities, drainage structures or systems, street lighting and street trees to be placed in the right-of- way. The right-of-way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than that of the existing street. In no case except approved alleys shall a right-of-way width be less than 50 feet.
(2) Streets shall be classified by the City Engineer, and the street hierarchy shall be defined by the City Engineer based on road function, design, slopes and average daily traffic.
(3) Street width shall consider possible limitations imposed by sight distances, climate, terrain and maintenance needs. Street widths for each street classification shall be determined by the City Engineer in accordance with the minimums outlined in Appendix 1 of this chapter. Residential and collector street widths shall be 27 feet from back of curb to back of curb with parking restricted to one side. All curves, gradients, intersection angles and cul-de-sac lengths shall be subject to City Engineer approval.
(4) Pavement thickness shall vary by street classification, a subgrade properties and pavement type as specified by the City Engineer and in accordance with the minimums outlined in Appendix 1 of this chapter.
(5) Arterial and collector streets shall be continued in direct alignment. Local streets shall conform to the prevailing topography of the subdivision. In no case shall intersection offsets of less than 120 feet center to center be allowed.
(6) Street grades shall be determined by the City Engineer according to street classification and topography. In no case are grades to be less than 0.5% or more than 12%, unless topography dictates a steeper slope for a portion of a street less than 500 lineal feet.
(7) Curb and gutter shall be required on two sides of the street and constructed in accordance with the Standard Specifications for Road and Bridge Construction, Illinois Department of Transportation, January 1, 2002, and as amended. Curbing shall be designed for handicapped access as required by the state.
(8) Traffic regulation signs and other necessary appurtenances shall be provided and installed by the developer in accordance with the City Engineer. Streetlights shall be installed in accordance with the city's lighting requirements and standards set forth in § 153.42(H).
(9) The subdivider shall be responsible for keeping clear of ice, snow and storm debris all dedicated streets within the subdivision which have been improved but not yet accepted by the city. If the subdivider fails to clear ice, snow or storm debris from any such street within six hours of the beginning of any snowfall or storm, such failure shall be considered a violation of the provisions of this chapter. In the case that the subdivider fails to keep clear any streets, the city may clear those streets and assess charges-for that service against the subdivider.
(C) Sidewalks.
(1) Sidewalks shall be required on at least one side, as further defined in Appendix 1, along all new street frontages and constructed in accordance with the city’s Specifications for Concrete Walks and Driveways. When adjacent to properties with existing multi-use trails or sidewalks, the City Council, with staff input, may consider requiring eight-inch wide (or matching width) sidewalks along one side of new streets to accommodate use by bicyclists and pedestrians.
(2) In addition, the City Council may require a pedestrian trail system to be installed in accordance with any plan for pedestrian linkages. All trails and sidewalks shall link the proposed subdivision to pedestrian ways in developed areas of the city.
(D) Water and sewer. The following water and sewer standards shall apply to all new construction within the subdivision:
(1) In subdivisions within or contiguous to the city, where water and/or sewer are available, all new construction must be provided with public water and sewer. The water supply system and sewer collection system shall be designed by a state registered engineer and approved by the City Engineer to provide sufficient capacity based upon full development of the subdivision. Fire hydrant size and type shall be specified by the City Engineer, location and installation shall comply with or exceed the recommendations of the Fire Chief of the city. All water and sewer improvements shall be located in the street rights-of-way, or within easements dedicated for that purpose.
(2) Water and sewer system design, well and septic system design shall be appropriate to the subdivision and are subject to approval by the Zoning Administrator, City Engineer, the City Sewer and Water Superintendent, the County Health Department and/or all other state and federal authorities.
(3) Alternative water and sewer systems may be allowed with Zoning Administrator, City Engineer, City Sewer and Water Superintendent and County Health Officer approval in areas where a public sewer is not available. Adequate financial guarantees, in an amount acceptable to the City Council, must be submitted with the final subdivision approval application to ensure adequate water and sewer service at the time of development.
(4) Each ancillary sewer and water facility required for the subdivision, such as booster stations, lift stations and wells, shall be connected to a stationary generator for secondary power supply in the event of an electrical power outage. Said generators shall be installed by and at the expense of the subdivider and as specified by the City Engineer.
(E) Storm water and drainage. A storm water drainage plan shall be provided in conformity with Chapter 152 of this code. Such a plan shall apply to the subdivision as a whole and shall apply jointly to individual lots. Storm water shall be conducted via a system of catch basins and pipes to detention basins and/or existing drainage courses. Drainage swales shall not be utilized for the transport of storm water in the public storm water collection system.
(F) Utilities. All utility installations and easements shall be according to the standards and regulations of the individual utility company. In cases where no standards apply, improvements and easements are subject to City Engineer approval. All utilities shall be located within the street rights-of- way or in easements dedicated for utility purposes. All utilities shall be located underground unless impractical due to terrain or geography, and then only with City Council permission.
(G) Nonresidential subdivisions. The City Engineer or City Council may require more restrictive construction of public improvements, infrastructure, and utilities in cases of industrial, commercial and mixed-use subdivisions.
(H) Lighting requirements and standards.
(1) Requirement. At the expense of the developer, all public streets, sidewalks, parking lots and other common areas or facilities in subdivisions created after the effective date of this section shall be sufficiently illuminated to ensure the security of property and the safety of persons using such streets, sidewalks, parking lots or other common areas or facilities.
(2) Installation. The developer shall install lighting facilities conforming to the city's Lighting Policy Standards. Street lighting shall only be installed by either Alliant Energy or a city-licensed and bonded electrical contractor.
(a) Failure by the developer to cause his or her contractor to obtain permits and inspections may result in the city not accepting the street lighting as a public improvement.
(b) The city shall be responsible for the maintenance, replacement and energy costs incurred after the approved installation and acceptance of the lighting facility.
(3) Fixture standards.
(a) All newly-created public streets within subdivisions shall have street lights installed at a maximum spacing of 300 feet and shall not exceed an minimum average ground level foot-candle (fc) illumination of 0.4 for residential uses and an average ground level foot-candle (fc) illumination of 2.0 for nonresidential uses.
(b) Streetlights in residential subdivisions shall not exceed 30 feet in height.
(c) Lights in nonresidential subdivisions shall not exceed 40 feet in height.
(d) All fixtures shall be full cut-off or a shielded type, not allowing any upward distribution of light. Full cut-off fixtures must be installed in a horizontal position as designed. Up-lighting shall be prohibited.
(e) Street lights shall employ LED or other City Engineer approved high efficiency lighting.
(4) Lighting Plan. The developer shall submit sufficient information in the form of an overall exterior lighting and photometric plan to enable the Planning Department to determine that the applicable provisions of this code will be satisfied. The plan shall include at least the following:
(a) A site plan, drawn to a standard engineering scale of not more than 100 feet to the inch (1 inch = 100 feet), showing the building footprints or buildable lot area, streets and all proposed exterior lighting fixtures; and
(b) Specifications or details for all proposed lighting fixtures including photometric data, information about fixtures, Color Rendering Index (CRI) of all lamps (bulbs) and other descriptive information on the fixtures, including height of fixtures.
(Ord. O-93-01, passed 1-25-93; Ord. O-02-35, passed 12-23-02; Am. Ord. O-12-10, passed 4-9-12) Penalty, see § 153.99