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(A) The subdivider/developer shall notify the City Engineer of both the start and completion of construction of approved improvements.
(B) The City Engineer shall inspect said improvements while they are under construction. If he determines that they are being built in violation of these regulations, or any applicable local, state or federal regulations, he shall promptly notify the HBZ Officer who, in turn, shall issue a stop order. All public improvements proposed to be made under the provisions of this article shall be inspected during the course of construction by a duly designated, qualified, independent inspector selected and retained by the subdivider and approved by the city. All fees and costs connected with such inspection and in reviewing the plans and specifications for such improvements shall be paid by the subdivider. The fees and cost shall be set at the prevailing rate.
(C) In addition to the detailed requirements listed below, the inspector shall maintain a daily diary in a standard format acceptable to the City Engineer. Copies of the daily diary entries shall be provided to the City Engineer on a weekly basis during construction.
(1) Content. The daily entries shall include at least the following information:
(a) Weather conditions.
(b) Site conditions.
(c) Contractor's working hours.
(d) Inspector's hours on the site.
(e) An explanation of the actual work performed by the contractor that day.
(f) Specific information about material tests taken.
(g) Description of any problems.
(2) Purpose. The purpose of the diary is to provide backup information for the developer's engineer and the City Engineer to recommend acceptance of the improvements by the City Council and provide actual construction records of any problems that may develop.
(3) Format. The general format of the diary must be approved by the City Engineer before construction begins.
(D) The inspector shall make and document the following inspections:
(1) Storm and sanitary sewer and water main improvements.
(a) Inspect all materials and document pertinent items such as pipe manufacturer, class and size.
(b) Reject any defective material and insure that it is not used on the job.
(c) Observe the actual pipe laying operation to insure that all joints are properly made, the pipes are true to line and grade, and the bedding and backfill are done according to the specifications.
(d) Document the depth and type of bedding, trench conditions, location of all service laterals, backfilling, and location of all utilities installed and encountered. Location measurements shall be of the accuracy and type required by the City Engineer.
(2) Street improvements.
(a) Perform and document subgrade, subbase, base, and embankment compaction tests.
(b) Inspect the alignment and condition of the paving forms.
(c) Check and document subgrade depth checks.
(d) Check and document the paving machine adjustments.
(e) Furnish the asphalt or PC concrete mix design to the City Engineer for approval prior to commencing paving operations.
(f) Inspect all concrete pours.
(g) Perform and document an appropriate number of air content and slump measurements.
(h) Cast compression cylinders or beams and document the results of the tests.
(i) Inspect the placement of all asphalts.
(j) Perform and record asphalt compaction tests.
(k) Perform at least one asphalt extraction test and one sieve analysis from an asphalt sample taken on the job site.
(E) The City Engineer shall also inspect required improvements upon their completion. The city shall not accept any improvement until the City Engineer has certified in writing that it complies with this chapter.
(F) Filing "as built" records. The improvements will not be recommended for acceptance until the following is provided for review by the City Engineer:
(a) Copies of all daily diary entries.
(b) Copies of all material test results.
(c) Detailed reproducible cloth or polyester reproducible "as-built" improvements construction plans of all public improvements.
(d) Certification by the developer's engineer that all construction was accomplished within reasonably close conformance to the plans and specifications, and that the "as-built" plans accurately reflect actual field conditions.
(e) A maintenance letter of credit or escrow agreement posted prior to construction by the contractor of a subdivider for the installation of all public improvements, using forms provided by the HBZ Officer.
(f) Accurate triangular measurements for sewer and water laterals to permanent items, e.g. fire hydrants or manholes. The sewer and water services shall be marked with a 4" X 4" marking, that stands five or six feet tall including a curb notch.
(Ord. 3265, passed 8-14-00)
( A) The City Council shall not approve an final plat (and, hence, said final plat shall not be entitled to recording) until:
(1) All improvements required in the approved improvements plan have been completed by the subdivider/developer at his expense, inspected and approved by the City Engineer and dedicated to the city or other appropriate entity; or
(2) In accordance with the subsections below, the subdivider/developer has provided the city with legal assurance to guarantee the satisfactory completion and dedication of all required improvements.
(B) Forms of assurance. The required legal assurance may be an escrow agreement or a letter of credit. Every such instrument shall be approved as to form by the City Manager, and posted with the City Clerk. Any funds held in escrow shall be deposited with an approved Escrow Agent.
(C) Amount of assurance. The amount of the legal assurance shall be equal to the City Engineer's estimate of the costs of constructing the uncompleted portion of the required improvements plus all required inspections fees. Any escrow deposit may be in the form of:
(1) An irrevocable letter of credit or commitment from a lending institution guaranteeing to the city the availability of the escrow funds from time to time upon demand; or
(2) Interest bearing accounts with a financial institution authorized to serve as an Escrow Agent.
(D) Eligible sureties. No person shall be eligible to act as surety unless he has been approved by the State of Illinois to act as a surety on public works improvements.
(E) Term of assurance, extension. The initial term of any letter of credit or escrow agreement shall not exceed two years. If all the required improvements have not been completed by the end of the two-year period, the City Manager, with the advice and consent of the City Council may extend said letter of credit or escrow agreement for one year only.
(F) Release of assurance.
(1) The City Manager may release up to 90% of the amount of the letter of credit or escrow deposit upon receipt of written authorization from the City Engineer. The amount which the City Engineer authorizes to be released shall be equal to the value of improvements actually completed in accordance with approved plans. The remaining 10% of amount of letter of credit or escrow deposit shall be retained until the one year warranty period on the improvements expires.
(2) The balance of the amount of the letter of credit or escrow deposit, excepting the warranty retainage, shall not be released until:
(a) The City Engineer has certified to the City Manager in writing that all required improvements have been satisfactorily completed; and
(b) Said improvements and corresponding right-of-way have been accepted by and dedicated to the city or other appropriate entity.
(c) The one year warranty period has expired and all expenses arising from any warranty work have been paid for by the Developer or deducted from the retainage.
(G) Failure to complete improvements. If all the required improvements have not been completed by the end of the two-year period (or three-year period, in the case of an extension), the City Manager with the assistance of the City Attorney, may:
(1) Make the necessary draws on the letter of credit to pay to the city an amount equal to the cost of completing the required improvements (as estimated by the City Engineer) or the amount of the letter of credit not theretofore released, whichever is less; or
(2) Order the Escrow Agent to retain all escrowed funds needed to complete the required improvements, and to return the balance (if any) of such funds to the subdivider/developer.
(Ord. 3265, passed 8-14-00)
DESIGN STANDARDS
(A) The subdivision of land, including the arrangement, character, extent, width, grade and location of all expressways, streets, alleys, crosswalks, easements, sites for parks, playgrounds and schools, or other land to be dedicated for public use, shall conform to the General Development Plan of the city as approved by the Plan Commission and adopted by the City Council and other responsible governmental bodies of the city as a part of the Official Plan of the city.
(1) All streets shall be considered in their relation to existing and planned streets, in typographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets. When at all possible each subdivision shall have a minimum of two separate entrances. Said entrances shall be remote located from one another such as at opposite diagonal corners of the subdivision, or some similar spacing.
(2) Where such is not shown in the General Development Plan, the arrangement of streets in a subdivision shall either:
(a) Provide for the continuation or appropriate projection of existing principal streets, or
(b) 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.
(3) Minor streets shall be so laid out that their use by through traffic will be discouraged.
(4) Where a subdivision abuts or contains an existing or proposed expressway or primary street, as shown on the General Development Plan, the Plan Commission may require marginal access streets, reverse frontage with screen planting contained in a non-access reservation, at least ten feet wide, along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
(5) Where a subdivision borders on or contains a railroad or expressway, the Plan Commission may require a street approximately parallel to and on each side of such railroad or expressway, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
(6) Reserve strips controlling access to streets or alleys shall be prohibited.
(7) All street intersections and confluences should encourage safe traffic flow.
(8) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(9) Tangents shall be introduced between reverse curves on all streets (see Table of Minimum Standards in division (B) of this section).
(10) When connecting street lines deflect from each other at any one point by more than 10°, they shall be connected by a curve with a radius adequate to insure clear sight distance (see Table of Minimum Standards in division (B) of this section).
(11) Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than 60°.
(12) Property lines at street intersections shall be rounded with a radius as specified in the Table of Minimum Standards in division (B) of this section. The Plan Commission may permit comparable cut-offs or chords in place of rounded corners.
(13) Street right of way widths shall be as shown in the General Development Plan and where not shown therein shall be as specified in the Table of Minimum Standards in division (B) of this section, or as recommended by the Plan Commission.
(14) Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations; and where the Plan Commission finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. If pavement is installed on a half street, a temporary vehicle turn around shall be installed as necessary.
(15) Dead-end streets (cul-de-sac) designed to be so permanently shall not be longer than 500 feet from the intersection of the origin through the center of the circle to the end of the right-of-way, and shall be provided at the closed end with a turn-around having an outside pavement diameter of at least 80 feet, and a street right-of-way diameter of at least 100 feet.
(16) No street names shall be used which will duplicate or be confused with the names of existing streets. Existing street names shall be continued wherever possible. Street names shall be subject to the approval of the Plan Commission.
(17) Street gradients and vertical curves shall be as specified in the Table of Minimum Standards in this chapter.
(18) Street grades shall provide proper relation between the street and the first floor elevation of the houses or buildings and to permit convenient and economical access to and drainage of the lots.
(B) Minimum standards for street design.
Street Type | Right of Way Width | Pavement Width BOC-BOC | Radius of Horizontal Curves | Length of Vertical Curves | Tangents Between Reverse Curves | Maximum Gradient | Minimum Gradient | Clear Sight Distance | Radius of property lines at intersections | On-Street Parking |
Expressway | 200 ft. | 14 ft. lane | 500 ft. | 200 ft. | 200 ft. | 5% | 0.35% | 500 ft. | — | NONE |
Major Arterial | 100 ft. | 12 ft. lane | 500 ft. | 200 ft. | 200 ft. | 5% | 0.35% | 500 ft. | 25 ft. | NONE |
Minor Arterial | 80 ft. | 40 ft. | 400 ft. | 200 ft. | 200 ft. | 5% | 0.35% | 400 ft. | 20 ft. | NONE |
Major Collector | 80 ft. | 40 ft. | 400 ft. | 150 ft. | 150 ft. | 6% | 0.35% | 300 ft. | 20 ft. | 2 SIDES |
Minor Collector | 60 ft. | 31 ft. | 300 ft. | 150 ft. | 150 ft. | 6% | 0.35% | 200 ft. | 15 ft. | 1 SIDE |
Local | 50 ft. | 27 ft. | 100 ft. | 100 ft. | 100 ft. | 6% | 0.35% | 200 ft. | 15 ft. | 1 SIDE |
Cul-de-sac | 50 ft. | 24 ft. | 200 ft. | 100 ft. | 100 ft. | 6% | 0.35% | 200 ft. | 15 ft. | NONE |
Alley | 20 ft. | 18 ft. | 200 ft. | 100 ft. | 100 ft. | 6% | 0.35% | 200 ft. | 15 ft. | NONE |
In Business District | 80-100 ft. | 56 ft. | 500 ft. | 200 ft. | 200 ft. | 2% | 0.35% | 500 ft. | — | 2 SIDES |
('71 Code, § 12-4-1) (Ord. 1447, passed 10-28-63; Am. Ord. 3265, passed 8-14-00) Penalty, see § 10.99
(A) Alleys shall be provided in commercial, business, and industrial districts, except that the Plan Commission may waive this requirement where other definite and assured provision is made for service access, such as off-street loading, unloading, and parking consistent with and adequate for the uses proposed.
(B) Alleys in residential areas shall not be permitted, except where deemed necessary, and on the recommendation of the Plan Commission.
(C) The right of way width of an alley shall be 20 feet in residential areas and 30 feet in commercial, business, and industrial districts.
(D) Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
(E) Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn-around facilities at the dead end, as determined by the Plan Commission.
('71 Code, § 12-4-2) (Ord. 1447, passed 10-28-63; Am. Ord. 3265, passed 8-14-00) Penalty, see § 10.99
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