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The preliminary and final plat and the data required by these regulations shall be prepared by a qualified engineer, who shall also make an estimate of the probable expenditures necessary to enable the person seeking the Council’s approval of such map, plat or subdivision to conform with the standards of construction established in this chapter. Each person who seeks the Council’s approval of map, plat or subdivision shall, at the time of the filing with the Plat Officer of the final plat, post a good and sufficient bond with the City Clerk, in a penal sum sufficient to cover such estimate of expenditures made by the existing engineer. The bond shall be conditioned upon faithful adherence to the rules and regulations promulgated herein, and shall be maintained until the development is complete.
(Ord. passed 4-11-1960)
(A) Streets.
(1) The arrangement, character, extent, width, grade and location of all streets shall be considered in their relation to existing and planned streets, topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
(2) The arrangement of streets in a subdivision shall either:
(a) Provide for the continuation or appropriate projection of existing principal streets in surrounding area; or
(b) 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 arterial street, the Plat Officer may require marginal access streets reverse frontage with screen planting contained in a non-access reservation 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 right-of-way or limited access highway right-of-way, the Plat Officer may require a street approximately parallel to and on each side of such right-of-way, 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 shall be prohibited, except where their control is definitely placed in the city under conditions approved by the Plat Officer.
(7) Street jogs with centerline offsets of less than 125 feet shall be avoided.
(8) A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
(9) When connecting street lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve with a radius adequate to ensure a sight distance of not less than 100 feet for minor and collector streets, and of such greater radii as the Plat Officer shall determine for special cases.
(10) 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 degrees.
(11) Property lines at street intersections shall be rounded with a radius of 15 feet, or of a greater radius where the Plat Officer may deem it necessary. The Plat Officer may permit comparable cutoffs or chords in place of rounded corners. Surface grading at street intersections shall be such as to permit unobstructed vision within the sight triangle formed by the center of intersection and two points 75 feet distant, each point being on the centerline of an intersecting street.
(12) Minimum street right-of-way widths shall be as follows:
Street Type | Right-of-Way (in feet) |
Arterial | As required by State Highway Department |
Collector | 60 |
Minor, for multiple residences | 60 |
Minor for other residences | 50 |
Marginal access | 40 |
(13) Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with other requirements of these regulations; and where the Plat Officer 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.
(14) Dead-end streets, designed to be so permanently shall not be longer than 500 feet, and shall be provided at the closed end with a turn-around having an outside roadway diameter of at least 80 feet, and a street property line diameter of at least 100 feet.
(15) No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Plat Officer.
(16) No street grade shall be less than 0.25%.
(17) All new subdivisions along state and county highways shall be arranged to provide access to such highways at intervals not less than 1,320 feet, except where impractical or impossible due to existing property divisions or topography. Also, roads and streets within such subdivisions shall be arranged to permit access to adjacent future subdivisions without encroachment upon this regulation.
(B) Alleys.
(1) The minimum width of an alley, if provided, shall be 16 feet.
(2) Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
(3) Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate turn around facilities at the end, as determined by the Plat Officer.
(C) Easements.
(1) Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least ten feet wide. Easements for street lights shall be located as approved by the City Council.
(2) Where a subdivision is traversed by a watercourse, drainage way, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.
(D) Blocks.
(1) The lengths, widths and shapes of blocks shall be determined with due regard to:
(a) Provision of adequate building sites suitable to the special needs of the type of use contemplated;
(b) Zoning requirements as to lot sizes and dimensions;
(c) Needs for convenient access, circulation, control and safety of street traffic; and
(d) Limitations and opportunities of topography.
(2) Pedestrian crosswalks, not less than ten feet wide, shall be required where deemed essential to provide circulations, or access to schools, playgrounds, shopping center, transportation and other community facilities.
(E) Lots.
(1) Building setback lines shall be established on all lots, and the minimum building setback line shall be appropriate for the location of the subdivision and for type of development and use contemplated; provided, however, that they shall not be less than the standards established by the zoning ordinance of the city.
(2) The areas of all lots shall not be less than the standards for corresponding uses established by the zoning ordinance of the city, and:
(a) All lots shall be provided with service to public sanitary sewer or approved sanitary disposal facilities as set forth in § 152.06(B)(2)(b)2.; and
(b) Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated, as required by the zoning ordinance.
(3) Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
(4) The subdividing of the land for residential use shall be such as to provide, by means of a public street, each lot with satisfactory access to an existing public street.
(5) Double frontage, and reverse frontage lots, should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten feet, across which there shall be no right-of-access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use.
(6) Side lot lines shall be substantially at right, angles or radial to street lines.
(F) Public sites and open spaces.
(1) Where a proposed park, playground, school or other public use desirable for the public interest is located in whole or in part in a subdivision, the City Council may require the dedication of such area within the subdivision in those cases in which it deems such requirements to be reasonable. Fair and just remuneration shall be paid to the subdivider for the land dedicated for this purpose.
(2) Where deemed essential by the City Council, upon consideration of the particular type of development proposed in the subdivision, and especially in large scale neighborhood unit developments, the City Council may require the reservation for the public use of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes. The subdivider shall be paid fair and just remuneration for the land used for this purpose.
(Ord. passed 4-11-1960)
(A) Monuments. Monuments shall be placed at all block corners, angle points, points of curves in streets, and at intermediate points as shall be required by the Plat Officer. Permanent monuments erected in such subdivisions shall be of galvanized iron pipe not less than one inch in diameter and 24 inches in length; or if stone or concrete, shall be not less than four inches in diameter and 24 inches in length.
(B) Utility and street improvements.
(1) Utility, and street improvements shall be provided in each new subdivision in accordance with the standards and requirements described in the following schedules.
(2) The standards and specifications for each general type of development shall be:
(a) For business, industrial, institutional and similar types, as determined by the City Council with the advice of the City Engineer;
(b) For residential types, in accordance with the following:
1. Within the corporate limits, and within one and one-half miles beyond the corporate limits, public or private water supply per standards approved by the City Engineer;
2. Within the corporate limits, and within one and one-half miles beyond the corporate limits, public or private sanitary disposal facilities per standards approved by the City Engineer. Stub-up lines shall be located at each lot and shall extend at least one foot inside the property line and the curb marked with the letter “S”;
3. Surface drainage in approved paved gutters and in piped underground channels, the construction, capacity and flow of which are approved by the City Engineer;
4. Street gradient and cross-section, per plans approved by the City Engineer;
5. Pavement width:
a. Collector streets: 36 feet face to face of curbs; and
b. Minor streets: 26 feet.
6. Pavement type shall be either eight-inch monolithic concrete per § 48, State Specifications, or any combination of the following bases and surfaces:
a. Bases:
i. Seven-inch gravel compacted, per § 29, State Specifications;
ii. Seven-inch crushed compacted stone, per § 30, State Specifications;
iii. Six-inch concrete, per § 32, State Specifications; and
iv. Six and one-half-inch compacted soil cement.
b. Surfaces:
i. Two-inch asphaltic concrete plant mixed, per § 43 or § 46, State Specifications; and
ii. Two-inch bituminous machine mix, per § 40, State Specifications.
7. Curb and/or gutter, if provided, of concrete, gradient and cross-section as approved by City Engineer;
8. Street trees, if provided, location and type as approved by the Plan Commission;
9. Planting strips, gradient, drainage and surface treatment, as approved by City Engineer;
10. Street name signs at all intersections, conforming to standard for the city;
11. Street numbering system as approved by City Council;
12. Alleys, when provided, paved full width with eight-inch monolithic concrete per § 48, State Specifications; and
13. Sidewalks, when provided, shall be of monolithic concrete, four inches in thickness, in location and with pitch, and surface as approved by the City Engineer, with a required width of five feet on collector or multiply-family residence streets, and four feet on single-family residence streets.
(c) For low density residential types with individual lots, averaging approximately 10,000 square feet of more, at the discretion of the City Engineer:
1. The requirements of division (B)(2)(b)2., (B)(2)(b)3., (B)(2)(b)5., (B)(2)(b)6., and (B)(2)(b)7. above may be waived or modified with the substitution of the following:
a. Private sanitary disposal;
b. Surface drainage in swales and culverts;
c. Pavement width 18 feet; and
d. Eight-inch gravel or crushed stone pavement per § 36 State Specifications.
2. Note: state spec referred to herein are the Standard Specifications for Road and Bridge Construction, adopted January 2, 1958 by the Division of Highways, Department of Public Works and Buildings, State of Illinois.
(Ord. passed 4-11-1960)
(A) Pre-application plane and data.
(1) General subdivision information shall describe or outline the existing condition of the site and the proposed development as necessary to supplement the drawings required below. 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, proposed protective covenants and proposed utilities and street improvements.
(2) Location map shall show the relationship of the proposed subdivision to existing community facilities which serve or influence it. Include development name and location, existing main traffic arteries, title, scale, north arrow and date.
(3) Sketch plan shall show in simple sketch form the proposed layout of streets, lots and other features in relation to existing conditions. The sketch plan maybe a free-hand pencil sketch, but shall include such data as the Plat Officer determines is necessary for his or her consideration of the proposed sketch plan.
(B) Plats and data for conditional approval.
(1) Topographic data required as a basis for the preliminary plat in division (B)(2) below, shall include existing conditions as follows, except when otherwise specified by the Plat Officer:
(a) Boundary lines: bearings and distances;
(b) Easements: location, width and purpose;
(c) Streets on and adjacent to the tract: name and right-of-way width and location; type, width and elevation of surfacing; and legally established centerline elevations; walks, curbs, gutters, culverts and the like;
(d) Utilities on and adjacent to the tract: location, size and invert elevation of sanitary, storm and combined sewers; location and size of water mains; location of gas lines, fire hydrants/electric and telephone poles, and street lights; if water mains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and sise of nearest ones, showing invert elevation of sewers;
(e) Ground elevations on the tract, based on a datum plane approved by the Plat Officer: for land that slopes less than approximately 2% show spot elevations at all breaks in grade, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; for land that slopes more than approximately 2% show contours with an interval of not more than two feet;
(f) Subsurface conditions on the tract, if required by the Plat Officer: location and results of tests made to ascertain subsurface soil, rock and ground water conditions; depth of ground water unless test pits are dry at a depth of five feet; location and results of soil percolation tests, if individual sewage disposal systems are proposed in conformance with § 152.05(E)(2)(a);
(g) Other conditions on the tract: watercourses, marshes, wooded areas, isolated preservable trees one foot or more in diameter, houses, barns, shacks and other significant features;
(h) Other conditions on adjacent land: approximate directions and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; owners of adjacent unplatted land; for adjacent platted land refer to subdivision plat by name, recordation date and number; and showing approximate percent built-up, typical lot size and dwelling type;
(i) Zoning: on and adjacent to the tract;
(j) Proposed public improvements: highways or other major improvements planned by public authorities for future construction on or near the tract; and
(k) Title and certificates: present tract designation according to official records in office of Recorder; title under which proposed subdivision is to be recorded, with names and addresses of owners, notation stating acreage, scale; north arrow, datum, benchmarks, certification of registered surveyor, date of survey.
(2) Preliminary plat shall be at a scale not smaller than 200 feet to one inches. It shall show all existing conditions required above in division (B)(1) above, and shall show all proposals including the following:
(a) Streets: names; right-of-way and pavement width; approximate grades and gradients; similar data for alleys, if any;
(b) Other rights-of-way or easements; locations, width and purpose;
(c) Location of utilities, if not shown on other exhibits;
(d) Lot lines, lot numbers and block numbers;
(e) Sites, if any, to be dedicated for parks, playgrounds or other public uses;
(f) Sites, if any, for multi-family dwellings, shopping centers, churches, industry or other non-public uses exclusive of single-family dwellings;
(g) Minimum building setback lines;
(h) Site data; including number of residential lots, typical lot size, and acres in park and the like; and
(i) Title, scale, north arrow, and date.
(3) Other preliminary plans: when required by the Plat Officer, the preliminary plat shall be accompanied by profiles showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed subdivision; typical cross-sections of the proposed grading; roadway; and preliminary plan of proposed sanitary and storm water sewers with grades and sizes indicated. All elevations shall be based on a datum plane approved by the Plat Officer.
(4) Draft of restrictive covenants (if any) whereby the subdivider proposes to regulate land use in the subdivision and otherwise protect the proposed development.
(C) Plats and data for final approval.
(1) Final plat shall be drawn in ink on tracing cloth at a scale of 200 feet equals one inch or larger.
(a) Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision.
(b) For large subdivisions, the final plat may be submitted for approval progressively in contiguous sections satisfactory to the Plat Officer.
(c) The final plat shall show the following:
1. Primary control points, approved by the Plat Officer or descriptions and “ties”to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referred;
2. Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way, and property lines of residential lots and other sites; with accurate dimensions, bearings or deflection angles, and radii, arcs and central angles of all curves. Reference to at least one previously established section corner shall be given;
3. Name and right-of-way width of each street or other right-of-way;
4. Location, dimensions and purpose of any easements;
5. Number to identify each lot or site;
6. Purpose for which sites, other than residential lots, are dedicated;
7. Minimum building setback line on all lots and other sites;
8. Location and description of monuments;
9. Names of recorded owners of adjoining unplatted land;
10. Reference to recorded subdivision plats of adjoining platted land by record name, date and number;
11. Certification by surveyor or engineer certifying to accuracy of survey and plat;
12. Certification of title showing that applicant is the landowner;
13. Statement by owner dedicating streets, right-of-way and any sites for public uses. A notary’s certificate is required;
14. Title, scale, north arrow and date; and
15. Certificate as given in § 152.02(B)(3)(d).
(2) Cross section and profiles of streets showing grades approved by the City Engineer;
(3) A certificate by the City Engineer certifying that the subdivider has complied with the schedule of minimum required utilities and street improvements, § 152.06(B);
(4) Certificate by the Plat Officer certifying that he or she approved the plat;
(5) Restrictive covenants (if any) in form for recording;
(6) Other data: such other certificates, affidavits, endorsements or deductions as may be required by the Plat Officer in the enforcement of these regulations; and
(7) Prints: five black line prints of the final plat shall be furnished by the subdivider to the Plat Officer for his or her records and for distribution to appropriate county and city officials.
(Ord. passed 4-11-1960)
A fee of $10 for each lot, sub-lot or tract of land shown upon a final map shall be paid to the City Clerk; provided, however, that in no case shall the minimum fee so paid to the City Clerk be less than $50 per map. In addition to the fees set forth above, the owner of a subdivision shall reimburse the city for all engineering expense of sewer and other plans, and for inspection of construction of the facilities required by this chapter.
(Ord. passed 4-11-1960)
(A) The City Council hereby reserves the authority to make variances or changes as to any of the provisions herein contained, but any variances or changes shall only be exercised upon written recommendation of the Plan Commission which in turn shall make such recommendations upon written recommendation of the Plat Officer, or upon unanimous motion.
(B) The standards and requirements of these regulations may be modified by the City Council in case of a plan and program for a complete community, or a neighborhood unit. Such modification shall not be made until after written recommendation by the Plan Commission, which recommendation may be given when in the judgement of the Plan Commission the plan or program provides adequate public spaces and improvements for the circulation, recreation, light, air and service needs of the tract when fully developed and populated, and which also provides such covenants or other legal provisions as will assure conformity to and achievement of the plan.
(Ord. passed 4-11-1960)
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