(A) General. All streets shall conform to the applicable standards of Illinois Department of Transportation, the Lake County Division of Transportation (“County Engineer” in this section), and Township Road District, hereafter defined as “Roadway Authority”. All required street improvements shall be approved by the County Engineer as a condition of approval of the final engineering plans.
(B) Modifications from street standards.
(1) The County Engineer may grant modifications from the provisions of this section in accordance with the minor modification procedures described in § 151.192. Decisions rendered by the County Engineer shall take into consideration existing conditions, site limitations, and whether in the professional opinion of the County Engineer the modification will negatively affect the function, structural composition, or the public health, safety, or general welfare.
(2) If in the course of considering a modification request, the County Engineer believes the public interest would be best achieved by consideration of the modification before the Planning, Building and Zoning Committee, the request may be returned to the Director with a request for formal action on the modification by the Planning, Building and Zoning Committee.
(C) Streets and stormwater conveyance. In no instance shall a 100-year storm event be allowed to encroach upon any part of the pavement of any street.
(D) Access and improvement to external streets.
(1) Accessibility. All land to be subdivided shall have access to a public street that has been improved in accordance with the standards of this chapter or standards provided by the relevant roadway authority having jurisdiction over the street. The developer shall obtain approval from the roadway authority having jurisdiction to provide access to the street.
(2) Compliance. If an existing public street which provides access to the subdivision does not comply with the minimum standards required by this chapter for the street classification, the developer shall be required to improve the existing street to the minimum standards of this chapter, or standards provided by the roadway authority. The type and extent of the improvement shall be determined by the roadway authority with jurisdiction. The final engineering plans shall include the proposed improvements to the existing streets and financial assurances shall be provided for the cost of the improvements in accordance with § 151.203.
(3) Subdivision access standards.
(a) Streets that intersect with arterial or collector streets that are under the jurisdiction of the Lake County Division of Transportation shall be subject to compliance with the Lake County Access Regulation Ordinance (see Chapter 91).
(b) Streets that intersect with freeway, arterial or collector streets that are under the jurisdiction of the Illinois Department of Transportation shall be subject to compliance with all Illinois Department of Transportation standards.
(c) Streets that intersect with a strategic regional arterial route shall be subject to compliance with the strategic regional arterial plan for that route.
(d) Streets that intersect with an existing local street shall be subject to compliance with the Access Regulation Ordinance (see Chapter 91) if the agency having jurisdiction for the existing local street does not have standards in place. The access location shall be approved by the agency having jurisdiction for the local street.
(e) All street intersections shall be at right angles.
(4) Lot access requirements.
(a) In a subdivision containing internal local streets, access to lots shall be from the local street contained within the subdivision.
(b) When lots border on an existing or proposed freeway, arterial, or collector street, access to lots shall be provided by:
1. A marginal access street that is separated from the freeway, arterial, or collector by landscaping and provides access to the higher classification street at appropriate points; or
2. Shared driveways or access ways with the approval of the roadway authority with jurisdiction.
(E) Reserve strips. Reserve strips controlling access to streets shall not be permitted.
(F) Street names. Street names shall not be similar to or duplicate any other street in the township or adjacent townships and municipalities. New streets that are extensions of or in alignment with existing streets shall bear the name of the existing street. The names of all streets must be acceptable to the Lake County Division of Transportation, the Township Highway Commissioner, the local Fire Protection District and the U.S. Postal Service.
(G) Street signs.
(1) A sign study may be required upon completion of all streets in the subdivision to at least the binder course. In order to obtain a sign study, the Township Highway Commissioner shall submit a written request to the County Engineer. The developer shall reimburse the road district 100% of the costs related to the sign study, sign materials, and sign installation.
(2) Street name signs shall be erected at all street intersections within the subdivision. Regulatory and directional signs shall be erected at locations indicated by the Township Highway Commissioner or as shown on the sign erection permit. Stop signs shall be erected at all locations where the subdivision street exits onto an existing street. Signs and sign posts shall meet the minimum requirements set forth in the Illinois Manual on Uniform Traffic Control Devices for Streets and Highways (IMUTCD), latest edition, and the policies and guidelines of the agency having jurisdiction of the road or intersection. Only signs authorized by the highway authority having jurisdiction and in compliance with the IMUTCD shall be permitted to be placed, displayed, or maintained within the right-of-way.
(H) Utility placement. Utilities, including water mains and sanitary sewers shall not be located beneath street pavement or associated curbs and gutters. Utility crossings shall be permitted at right angles only or the shortest distance under pavement as determined by the Lake County Division of Transportation.
(I) Traffic signals.
(1) Traffic impact study; signalization warrants. A traffic impact study shall be submitted in accordance with the guidelines established in the Access Ordinance (Chapter 91) to determine if signalization warrants, as established in the Illinois Manual on Uniform Traffic Control Devices for Streets and Highways (IMUTCD) are met. If the projected traffic generated by the subdivision meets the warrants established in the IMUTCD it shall be documented in the traffic impact study. The traffic impact study shall clearly demonstrate that the traffic signal, if required, will not impede coordinated traffic flow, result in undue delay or impair traffic operations or safety.
(2) Payment of signal costs.
(a) If the traffic impact study indicates that the subdivision’s projected traffic meets or exceeds the signalization warrants established by the IMUTCD, the developer shall be required to deposit funds in escrow with the road district to pay for the future costs of installation of the traffic signal.
(b) The escrow amount shall be equal to the current average estimated cost of installing traffic control signals, plus an additional 30% to cover the cost of engineering and administration.
(c) A cashier’s check, bank draft, certified check, or bank money order in the required amount shall be made payable to the road district and shall be submitted to the road districts for deposit in an escrow account to be used only for the specified improvement. A certificate of deposit shall not be acceptable.
(J) Haul streets. Haul streets may be required for construction access to the subdivision in order to prevent damage to existing streets.
(K) Street layout.
(1) Arrangement. The arrangement of streets within a subdivision shall be based on the following design criteria.
(a) Existing and proposed streets shall be extended to adjacent developed or undeveloped property based on consideration of the following factors:
1. The presence of protected natural resources (e.g., wetland, creek);
2. Compatibility of land uses;
3. Availability and location of alternate access points;
4. Impact on circulation within an adjacent neighborhood; and
5. Ability to provide public services to the subdivision, including the ability of the roadway authority to provide maintenance services to area residents.
(b) The centerline of street pavements shall be centered in the right-of-way.
(2) Topography.
(a) Streets shall be related appropriately to topography, soils, drainage, and natural resources.
(b) They shall be arranged to obtain as many building sites as possible at or above the grades of the streets.
(c) A combination of steep grades and curves shall be avoided.
(3) Streets along boundary lines.
(a) Streets may be laid out on the boundary of the subdivision.
(b) The Director shall notify the owner of property adjacent to the proposed street.
(c) If the Planning, Building and Zoning Committee finds that the neighboring property will be detrimentally affected by the creation of new zoning nonconformities, neighbors’ written consent shall be required prior to approval of preliminary plat or the final plat if a preliminary plat is not required.
(L) Street design standards.
(1) Grades.
(a) The maximum grade for collector streets and streets of higher classification shall not exceed 4%.
(b) The maximum grade for local streets shall not exceed 6%.
(c) The maximum grade for private streets shall not exceed 8%.
(d) The maximum grade for all driveways continuing outside of the right-of-way shall not exceed 8% unless written approval is obtained from the County Engineer.
(e) The grade of all streets shall not exceed 0.4%.
(2) Geometrics. Street geometrics shall conform to the design standards established in the Illinois Department of Transportation’s Bureau of Local Roads and Streets Manual (BLR). Streets shall be designed on the basis of the following design speeds:
Collector street | 50 miles per hour |
Local streets | 30 miles per hour |
(a) Horizontal curvature. Angles on the centerlines of streets shall not be permitted except at intersections. Centerline radii shall be as follows:
Collector streets | Shall conform to standards set by the BLR Manual |
Local streets | 100-foot minimum |
(b) Vertical curvature. Vertical curves shall be required at all locations where the algebraic difference on the grades is 1% or greater. Vertical curves shall be designed as follows:
Collector streets | Shall conform to standards set by the BLR Manual |
Local streets | Crest vertical curves shall be designed with a minimum K value of 30. Sag vertical curves shall be designed with a minimum K value of 50. In no case shall a vertical curve at a street intersection be less than 50 feet. |
(c) Cross-sections. Street cross-sections shall be built to the specifications as shown on the typical cross-section (see Appendix O, typical local road cross-sections, Figures 1 and 2, or typical alternative local road cross-section, Figure 3).
(d) Minimum radii. Minimum intersection radii shall be as follows:
Intersection of:
| Local and Collector Streets
| Local Streets
| Local and Major Arterial Streets
|
ROW line | 35 feet | 15 feet | As determined by the Illinois Department of Transportation and the Lake County Division of Transportation |
Pavement | 50 feet | 30 feet |
(e) Medians. Medians shall only be permitted with the written approval of the Township Highway Commissioner. The Township Highway Commissioner shall submit the written approval to the County Engineer.
(M) Right-of-way and pavement standards.
(1) General. Rights-of-way shall not be included within the dimensions or areas of lots or parcels. With the exception of private streets, as provided by § 151.190, all rights-of-way shall be dedicated to the public.
(2) Rights-of-way and pavement width requirements.
(a) Applicability of standards. All streets contained in proposed subdivisions, or streets contained in existing subdivisions that do not qualify for development standards for unimproved existing rights-of-way defined in subsection (R) of this section shall meet the right-of-way and pavement width requirements specified in Table 151.194(M).
(b) Establishment of standards. Minimum right-of-way and pavement widths shall be as designated by the Illinois Department of Transportation, Lake County Division of Transportation and, as noted in Table 151.194(M), major arterial and collector streets maintained by the Illinois Department of Transportation shall have a right-of-way width between 120 and 150 feet. The dedication of right-of-way for an expressway shall not be required but shall be reserved as required by § 151.190 of this chapter.
Street Type | ||||||||||||
Detached House Lot Sizes (Sq. Ft.) | Multi- Dwelling | Commercial | Industrial | |||||||||
20,000 or less | 20,001 - 40,000 | 40,001 + | ||||||||||
R | P | R | P | R | P | R | P | R | P | R | P | |
Street Type | ||||||||||||
Detached House Lot Sizes (Sq. Ft.) | Multi- Dwelling | Commercial | Industrial | |||||||||
20,000 or less | 20,001 - 40,000 | 40,001 + | ||||||||||
R | P | R | P | R | P | R | P | R | P | R | P | |
Collector | ||||||||||||
Open drainage | – | – | – | – | – | – | – | – | – | – | – | – |
Closed drainage | – | – | – | – | – | – | – | – | 100- 160 | 34 | 100- 160 | 34 |
Local | ||||||||||||
Open drainage | – | – | – | – | 66 | 24 | – | – | – | – | – | |
Closed drainage | 60 | 24 | 60 | 24 | 60 | 24 | 60 | 24 | 60 | 24 | 60 | 24 |
Local [1]* | ||||||||||||
Open drainage | – | – | – | – | 60 | 22 | – | – | – | – | – | – |
Closed drainage | 60 | 22 | 60 | 22 | 60 | 22 | – | – | – | – | – | – |
Private | ||||||||||||
All | 33 | 18 | 33 | 18 | 33 | 18 | – | – | – | – | – | – |
All pavement measured from edge of pavement to edge of pavement. | ||||||||||||
[1] Five lots or less | ||||||||||||
* Right-of-way may be reduced to 50 feet based on topography if approval obtained from the Lake County Division of Transportation and the Township Highway Commissioner. | ||||||||||||
(3) Pavement structure. This section establishes material specifications, as defined in the Illinois Department of Transportation Standard Specifications for Street and Bridge Construction, as amended, hereafter referred to as the Standard Specifications, for subdivision pavement structure for detached house (single family) and multi-dwelling subdivisions. It also establishes the minimum thickness of the pavement structure for detached house (single family) and multi-dwelling subdivisions. The pavement structure of all commercial and industrial subdivisions shall be designed on a site-by-site basis, in accordance with Illinois Department of Transportation standards for 80,000-pound weight limits. Once the binder course has been placed, no open cutting of the pavement for the installation of storm sewer or utilities shall be permitted.
(4) Pavement structure-material specifications and minimum pavement thickness for detached house (single family) and multi-dwelling subdivisions.
(a) Collector street. Pavement structure requirements for a collector street shall be in accordance with Illinois Department of Transportation standards for 80,000-pound street limits.
(b) Local street.
Material
| Specifications
| Thickness
|
*Bituminous surface course: | HMA, Mix D, N50 | 2 in. |
*Bituminous binder course: | HMA, IL 19.0, N50 | 7 in. |
**Aggregate base course: | CA-6, Type A | 4 in. |
Prime: | IDOT Standard Specifications | |
Aggregate (prime coat) | ||
Cleaning of bituminous materials |
(c) Private street.***
Material
| Specifications
| Thickness
|
*Bituminous surface course: | HMA, Mix D, N50 | 2.5 in. |
**Aggregate base course: | CA-6, Type A | 10 in. |
*Refer to Lake County Division of Transportation’s latest specification revision on mixtures. | ||
**Materials shall be limited to crushed gravel, crushed stone or crushed concrete. Plasticity index requirements for adding water at the central mixing plant will be waived. | ||
***Permitted only in single family detached subdivisions with three lots or less. | ||
(N) Cul-de-sacs and turnarounds.
(1) General. Cul-de-sacs shall be provided for all streets where the street terminus is a permanent dead-end. The center of the cul-de-sac shall not be more than 30 feet from the centerline of the cul-de-sac street.
(2) “T” turnarounds. T-turnarounds are discouraged. The use of “T” (shaped) turnarounds may be authorized in lieu of cul-de-sacs only when it is determined that due to environmental factors, limited density, or other conditions unique to the subdivision, their use is justified.
(3) Stub streets. A temporary cul-de-sac (standard or “T”) shall be provided at the terminus of all stub streets. The right-of-way lines and constructed pavement shall be extended to the boundary line of the proposed subdivision if the adjacent property is undeveloped. Type III barricades and “Street Closed” signs shall be erected at the terminus during the construction phase. At the completion of the street construction, “End of Street” signs with two reflective diamonds shall be erected at the terminus. The following notation shall be placed on the subdivision plat: “Future access connection for adjacent development. Right-of-way alignment may be changed upon the extension of the street”. It also shall be noted on the plat that no direct access to the “T” turnaround shall be permitted until such time as the temporary “T” turnaround is removed and the street extended.
(4) Cul-de-sac standards.
(a) Geometric standards. Cul-de-sacs shall comply with the following geometric standards:
Detached House Lot Sizes (Sq. Ft.) | Multi-Dwelling | Commercial | Industrial | ||
<= 40,000 | >40,000
| ||||
ROW radius (ft.) | 60 | 60 | 60 | 60 | 60 |
Pavement radius (ft.) | 40* | 40 | 50* | 50* | 50* |
Entrance radius (ROW) (ft.) | 20 | 20 | 20 | 20 | 20 |
Entrance radius (PVT) (ft.) | 30 | 30 | 30 | 30 | 30 |
Off-Center** | With Island*** |
Off-Center** | With Island*** | |
ROW radius (ft.) | 60*- 65 | 80 |
Pavement radius (ft.) | 45 | 58 |
Inside pavement radius | 35 | |
Entrance radius (ROW) (ft.) | 35 | 15 |
Entrance radius (PVT) (ft.) | 40 | 35 |
* Closed drainage | ||
** The maximum permissible offset is 30 feet | ||
*** Cul-de-sac with an island shall only be permitted with the written approval of the Township Highway Commissioner. The Township Highway Commissioner shall submit the written approval to the County Engineer. The center island with a radius of 26 feet or more shall not be dedicated for public street purposes, but rather shall be owned and maintained privately be the property owners’ association. Plantings shall only be permitted within this center island. Type B-6.12 curb and gutter shall be required around the center islands. | ||
(b) Length. No more than 40 dwelling units may be served by a cul-de-sac or a single point of access unless approved by the Planning, Building and Zoning Committee.
(O) Curbs and gutters.
(1) When required. Curbs and gutters shall be required in the following conditions:
(a) All subdivisions with a storm sewer drainage system; and
(b) All subdivisions except single family residential subdivisions containing lots with an average area of 40,000 square feet or more.
(2) Specifications. Curbs and gutters may be either of the barrier type (B6.12) with depressed entrances or the mountable type (M4.12). They shall conform to the BLR Manual except that the mountable type may have a minimum rise of four inches. When a depressed type of entrance is to be provided, the width shall be specified by the maintaining agency.
(P) Shoulders. Unless otherwise waived by the roadway authority with jurisdiction over a street, shoulders shall be required along all subdivision streets not provided with curbs and gutters. The shoulder shall be of the same material as the required aggregate base course and shall have a width extending one foot beyond each edge of bituminous surface.
(Q) Sidewalks.
(1) General standards.
(a) When required. Sidewalks shall be required on both sides of all streets except single family residential subdivisions containing lots with an average area of 40,000 square feet or more.
(b) Sidewalk modifications. Upon considering the overall subdivision design and the pedestrian circulation system provided elsewhere in the subdivision and on adjacent properties, the Director may approve modifications to the sidewalk requirement, provided all lots in the subdivision will have access to the pedestrian system.
(2) Specifications. Sidewalks shall be located one to four feet inside the right-of-way line and shall be at least five feet in width and five inches in thickness. Sidewalks shall be constructed using five-inch thick concrete with a four-inch aggregate base course, Type A. Sidewalks shall have curb ramps or sloped areas where sidewalks cross curbs, as required by current Americans with Disabilities Act Accessibility Guidelines (ADAAG). (Refer to Illinois Department of Transportation Standard, Sidewalk Ramps). Inlets shall not be located within sidewalks. Catch basin and manhole frames shall have closed lids when located within the sidewalk. Construction shall be in accordance with the Standard Specifications. (See subsection (M)(3) above.)
(R) Development standards for unimproved existing rights-of-way.
(1) Intent. The intent of this section is to provide development standards and review procedures for the evaluation and construction of unimproved rights-of-way located in recorded subdivisions so they can be incorporated into a township district road system. The applicant for a building permit or site development permit is responsible to ensure that the street to which access will be taken meets the minimum standards of this chapter. Due to the variability of site conditions, right-of-way dimensions, and the extent of street systems, alternate standards have been created to incorporate flexibility in the design process.
(2) Applicability. The provisions of this section shall apply to unimproved street rights-of-way that are contained within platted subdivisions existing prior to January 1, 1959. Unimproved rights-of-way that are contained in recorded subdivisions platted subsequent to January 1, 1959 and have not been accepted in to a township road system, shall be constructed in accordance with the standards for a new subdivision.
(3) Right-of-way and pavement width requirements.
(a) Minimum right-of-way requirements. A street that satisfies the applicability standards of this section shall have a right-of-way width of no less than 40 feet. Any unimproved street consisting of a right-of-way width that is less than 40 feet shall be widened to the minimum standard through means of a plat of dedication prior to approving the final engineering plans for construction of the street.
(b) Minimum pavement width requirements. The minimum pavement width standards for qualifying streets shall be no less than 22 feet for rights-of-way 50 feet or less, and 24 feet for rights-of-way greater than 50 feet, unless otherwise approved by the County Engineer and the Township Highway Commissioner of the road district containing the right-of-way.
(4) Construction standards.
(a) Applicants proposing to develop existing lots adjacent to existing unimproved rights-of-way shall be required to improve the road across the full width of the lot(s) from which access will be taken using the guidelines established in subsection (K)(1) unless modified by the County Engineer and Director.
(b) Unimproved rights-of-way that satisfy the applicability standards of this section shall be constructed in accordance with the street design standards of subsection (L), the pavement structure requirements of subsection (M) and typical cross-sections specified in Appendix O of this chapter. Adjustments in the width of pavement, the required end treatment for a stub street, and the need for curb and gutter or sidewalks will be determined at the time of a preapplication conference described in this section. Unless otherwise provided for in this section, all waivers from the minimum street standards shall be approved by the County Engineer.
(5) Procedure to construct substandard rights-of-way. Applications for the construction of unimproved rights-of-way that qualify for alternate street standards shall be processed as follows.
(a) Early Assistance meeting.
1. When access to lots is proposed from an unimproved right-of-way, the building permit or site development permit applicant shall contact the Director to determine the application procedure. Unless otherwise approved by the Director, review of permit applications for development on the lots adjacent to the unimproved right-of-way shall be suspended until a decision on the development standards for the substandard right-of-way has been made by the Township Highway Commissioner and the County Engineer, and final engineering plans have been approved by the Multi-Disciplinary Team.
2. Following this meeting with the applicant, the Director shall contact the County Engineer to arrange a preapplication conference meeting with the applicant and applicable review and permitting authorities. The purpose of this conference is for all permitting authorities, the Township Highway Commissioner, and the applicant to evaluate the condition of the right-of-way and to determine the requirements for the road cross-section.
3. Following the preapplication conference, and upon receipt of written comments from the County Engineer and other permitting authorities, the Director shall forward comments to the applicant to guide him or her in preparing final engineering plans for the street improvements.
(b) Engineering plan review.
1. The engineering plans for the street shall be prepared in accordance with the final engineering plan requirements specified in § 151.193(E) of this chapter.
2. Following a check-in meeting with the Director, and acceptance of the plans for distribution to the Multi-Disciplinary Team along with payment of applicable fees, the Director shall distribute the final engineering plans to all affected review agencies for their review and comment. The initial submission of the final engineering plans shall be subject to a 15-day review period by the Multi-Disciplinary Team, followed by a ten-day review period for all subsequent submissions of the final engineering plans until plans are approved by the Multi-Disciplinary Team.
3. Engineering plans shall not be approved until the following requirements have been met.
a. Notification. The Director has notified the applicant and all affected review and permitting agencies that the final engineering plans and cost estimate for the street have been approved.
b. Performance assurance. The applicant has filed a performance assurance in acceptable form with the Director.
(c) Construction and funding of unimproved rights-of-way.
1. The right-of-way shall be constructed in accordance with the approved final engineering plans and specifications for the road extension, and § 151.202 of this chapter.
2. The applicant shall be responsible for all costs associated with engineering, construction, and bonding for improvement of the street.
(d) Assurance of completion.
1. The applicant shall begin construction activities upon the issuance of a site development permit, and approval by the County Engineer and the affected Township Highway Commissioner of all traffic control devices and construction activities associated with the street improvement plans.
2. Any modification or change in the approved plans shall be evaluated in accordance with § 151.202 of this chapter. Unless an emergency exists, no field change shall occur in constructing the improvements unless the change is approved by the appropriate county representative. Any approved field change shall be reflected on the record drawings submitted as a condition of releasing the performance assurance for the street improvement plan.
3. Reductions, extensions, and releases of performance and maintenance assurances shall follow the procedures contained in § 151.203 of this chapter.
(S) Seeding. All ground surfaces within the right-of-way disturbed by the construction operations shall be fertilized, seeded, and mulched in accordance with the Standard Specifications. (See subsection (M)(3).)
(T) Lighting. Lighting shall be provided at all intersections and at the end of all cul-de-sacs and permanent T-turnarounds. The Township Highway Commissioner may submit in writing to the County Engineer a request to waive or revise these locations. The County Engineer shall make the final determination regarding lighting locations. Lighting standards, including pole type, brackets, luminaries, lamps, and underground wiring shall meet or exceed all current utility provider and township lighting standards and be acceptable by the current utility provider for service under the applicable energy and maintenance contract. The proposed lighting details and standards shall be provided on the final engineering plans and approved by the Township Highway Commissioner.
(Ord., § 10.10, passed 10-13-2009; Ord. passed - -)