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(A) Sanitary sewer. Sanitary sewer mains shall be constructed to village standards and procedures throughout the entire subdivision in such manner as to serve adequately all lots and tracts with connection to a public sanitary sewage system. Private septic systems are allowed if public sewer service is not readily available and all the requirements of the County Health Officer and the Illinois Environmental Protection Agency or other appropriate governmental agencies are met. All areas within the village limits or areas upon annexation shall be required to connect onto a public system when it becomes readily available unless within a zoning district specifically allowing private septic systems.
(B) Water supply. Water mains shall be constructed to village standards and procedures throughout the entire subdivision in such manner as to serve adequately all lots and tracts with connection to such public system, together with shut-off valves and fire hydrants. Private well systems are allowed if public water service cannot be made available and all applicable local, county, and state codes are met. All areas within the corporate limits and all areas upon annexation shall be required to connect onto a public system when available unless within a zoning district specifically allowing private wells.
(C) Electric and gas service. Electric and gas service will be provided for all areas within the village.
(D) Drainage easements. Designated drainage shall be placed in drainage easements. A minimum five-foot easement will be provided for any drainage facility which collects or channelizes individual lot drainage. A minimum 10-foot easement will be provided for any drainage facility which collects or transports stormwater drainage from over two individual lots. A drainage easement shall be granted for all areas designated as retention or detention in the drainage plans of the subdivision. An easement of a minimum of five feet by five feet offset from any drainage facility and outside any easement required for drainage shall be provided for electrical transformers and telephone junction centers. All required easements shall be shown on the engineering plans required by this chapter. Easements required by this division may also be used for the installation of utility facilities which do not interfere with the use of easements for drainage purposes.
(E) Telephone boxes and electrical transformers. Electrical transformers and telephone junction boxes shall not be placed in any portion of a designated drainage or stormwater control facility.
(F) Storm drainage systems. An adequate storm drainage system shall be designed in accordance with the storm drainage regulations of the village.
(1) There shall be submitted for approval by the Village Engineer, at the time of final plat approval, a lot grading and foundation elevation plan. It shall show at each lot corner the proposed U.S.G.S. elevation for that point. Arrows drawn along all lot lines shall show the direction of drainage flow. The top of the foundation shall be shown by a U.S.G.S. elevation. That elevation shall be noted inside the symbol for the structure location on the lot. Where there is more than one foundation level for the structure, the elevation for the lowest foundation level shall be shown.
(2) The foundation elevation shall be such that the lot drainage be designed to run away from the top of the foundation. In the event that conditions dictate that some parts of the lot be higher than the structure foundation, the grading plan will show specific drainage configurations for the lot specifying that all drainage is directed away from the foundation.
(G) Engineering and inspection. Improvements for sanitary sewer, water main, storm sewer, road, concrete curb and gutter, electric street lighting lines, electrical distribution system, drainage, and appurtenances thereto, shall be submitted to the Village Engineer for approval before final disposition has been made of the subdivision plat. Any reports required by the applicable soil and water conservation service shall also be submitted.
(H) The village standards and practices referred to in divisions (A) through (G) above shall be established by ordinance and included in Title XVII of this Code.
Penalty, see § 10.99
(A) Streets. Public streets shall be provided to afford convenient access to all property within the subdivision. Private streets are permitted only if they are required by the design or ownership of the subdivision and can be demonstrated to be to the long term benefit of the community. Private streets are permitted only if covenants or agreements acceptable to the village are provided which guarantee maintenance of the streets in perpetuity at no cost to the village. Private streets will not be allowed if a public street is feasible.
(1) The proposed street system shall extend existing adjoining streets. If the extension is not practical, the Plan Commission may recommend otherwise.
(2) Where, in the opinion of the Plan Commission, it is desirable to provide for street access to adjoining property, the Plan Commission may recommend that proposed streets be extended by dedication to the boundary of the property being platted.
(3) The street layout shall recognize the functional classification of the various types of streets and shall be developed and located in proper relation to existing and proposed streets, to the topography, to such natural features as rivers and tree growth, to public convenience and safety, to the proposed use of the land to be served by the streets, and to the most advantageous development of adjoining areas. The subdivision shall be designed to provide each lot with satisfactory access to a public street.
(B) Half streets. In the event any proposed street right-of-way is at the edge of a subdivision and only one-half of the proposed right-of-way falls within the subdivision, the road will be built to allow two moving lanes of traffic (24 feet of pavement) as a minimum. If the road benefits primarily the subdivider, the Plan Commission may recommend full improvement of the road.
(C) Access streets. Where deemed necessary, the Plan Commission may recommend access streets be required to service areas fronting on major thoroughfares.
(D) Alleys. The Plan Commission may recommend alleys or private service roads be provided at the rear of all lots or tracts intended for business, commercial, industrial, and multi-family residential building uses.
(E) Curbs and gutters. Suitable curbs and gutters shall be constructed on both sides of all streets in accordance with standards established by ordinance.
(F) Sidewalks. Suitable sidewalks shall be constructed on both sides of all streets in accordance with standards established by ordinance.
(G) Street lighting. Street lighting, including underground service cable, shall be provided by the subdivider throughout a subdivision, using material, equipment, and methods approved by the applicable electric utility supplying service to the area.
(H) Street signs. Street signs, as required by village ordinances, shall be provided at all street intersections.
(I) Trees. If any trees or plants are proposed to be planted on any part of the subdivision devoted to public use, the species of trees and location thereof shall be subject to the approval and direction of the Village Engineer.
(J) Off-street parking. All off-street parking requirements shall be in accordance with the provisions of the village zoning ordinance and other provisions of the village code.
(K) Bench marks. Bench marks certified and approved by the Village Engineer are required prior to the issuance of a building permit in proximity to the site for which the permit is required. Temporary bench marks are allowed until the time that permanent bench marks are installed. Permanent bench marks shall be established as directed by the Village Engineer.
(L) Establishment. The village standards and practices referred to in divisions (A) through (K) above shall be established by ordinance and included in Title XVII of this Code.
Penalty, see § 10.99
(A) All improvement plans shall be submitted by the Plan Commission to the Village Engineer and the Utility Superintendent for approval before final plat approval. Fees for the review and inspection of any improvement are included in the subdivision review fee provided in § 150.09.
(B) Upon completion of the construction in place of all service connections with utility mains and electrical distribution systems, three copies of an accurate map or maps showing the exact location of all mains and the electrical distribution systems, together with manholes, shutoff valves, and other similar facilities being a part thereof, by distances in feet from street lines, and the side lot lines, approved by the Village Engineer shall be filed with the Village Clerk, who shall retain one copy in the permanent records of the village and give the other copies to appropriate village employees for their official files.
(C) Improvements shall be acceptable by the Board of Trustees after completion of certification by the Village Engineer that all construction is in accordance with previously approved plans and specifications. No permanent connections shall be made to sanitary sewer or water facilities or electrical distribution systems by the subdivider, his or her agents and employees, until after the certification has been made by the Engineer and approval by the Village Board, and then only after proper fees and monies have been paid to the village, as set forth in this chapter, and connection fees as set forth elsewhere in this code of ordinances. Further, the village shall not be liable for any damages that may occur on any dedicated road within a new subdivision that has not been accepted as completed by motion of the Village Board, and the subdivider, his or her agents and employees, shall save the village free and harmless from any and all claims that may be submitted.
(D) No improvements shall be accepted by the village until the subdivider shall provide a cash deposit, irrevocable letters of credit (in a form approved by the Village Attorney), or a maintenance bond equal to 10% of the estimated cost of the improvements. This deposit shall be a guarantee of satisfactory performance of the improvements constructed within the subdivision and shall be held by the village for a period of 12 months after acceptance of the facilities by the village. After the 12 months, the deposit shall be refunded if no defects in materials or workmanship have developed, or if any defects have developed, then the balance of the deposit shall be refunded after reimbursement of the village for amounts expended in correcting defective improvements. The deposit under this division shall be made immediately upon completion and approval of the construction of the improvements, and the performance guarantee for the improvements shall thereupon be released.
(E) The subdivider shall be responsible for keeping clear of ice and snow all dedicated streets within the subdivision which have been improved but not yet accepted by the village. If the subdivider fails to clear ice and snow from any such street within six hours of any snowfall, the failure shall be considered a violation of the provisions of this section.
(F) The subdivider may fulfill the obligations imposed by division (E) above by entering into an agreement with the village whereby the village shall clear the streets of ice and snow in consideration of the subdivider’s agreement to hold the village harmless for any damage to subdivision street improvements resulting from ice and snow removal, and to repair any such damages prior to acceptance of the street improvements by the village.
Penalty, see § 10.99
(A) Whenever this chapter requires the installation of water mains, sanitary sewers, drains, other facilities for sewers and drains, the construction of any roadways, or the installation of any traffic signals or other traffic related improvements as a condition of either the acceptance of a preliminary or of a final subdivision or plat, and where, in the opinion of the Board of Trustees the facilities may be used for the benefit of property not in the subdivision, and the improvements or other facilities are to be dedicated to the public, the Board of Trustees may by contract with the subdivider agree to reimburse and may reimburse the subdivider for a portion of the cost of the improvements or other facilities from fees charged to owners of the property not within the subdivision, when and as collected from the owners.
(B) The contract shall describe the property outside the subdivision that may reasonably be expected to benefit from the improvements or other facilities required to be constructed under the contract and shall specify the amount or proportion of the cost of the improvements or other facilities that is to be incurred primarily for the benefit of that property.
(C) The contract shall provide that the village shall collect fees charged to owners of property not within the subdivision prior to the connection to and use of the improvements or other facilities by the respective properties of each owner.
(D) The contract may contain other and further provisions and agreements concerning the construction, installation, completion, and acceptance of the facilities, roadways or other improvements that the Board of Trustees in its sole authority may deem proper and may also provide for the payment to the subdivider of a reasonable amount of interest on the amount expended by him or her to complete the improvements, the interest to be calculated from and after the date of completion and acceptance of the facilities, roadways and other improvements.
(65 ILCS 5/9-5-1)
(E) Any contract entered into between the Board of Trustees and a subdivider pursuant to division (A) shall be filed with the County Recorder. The recording of the contract in this manner shall serve to notify persons interested in the property of the fact that there will be a charge in relation to the property for the connection to and use of the facilities constructed under the contract.
(65 ILCS 5/9-5-2)