(A) Generally.
(1) After the City Council has approved the preliminary plat, but prior to the submission of the final plat, the subdivider shall file with the Administrator:
(a) Three copies of the plans, specifications, and supporting data for all improvements to be installed in or in conjunction with the proposed subdivision; and
(b) Two copies of the approved preliminary plat and related information.
(c) Filing fee required; see § 156.84.
(2) The Administrator shall retain one copy and promptly forward one copy of each of the listed documents (such as, the plans, the approved preliminary plat, and all supporting information related to either) to the City Engineer and one copy to the Street Superintendent.
(B) Information required. All improvement plans (black or blue line prints) and supporting data shall be prepared, and signed and sealed, by the subdivider’s registered professional engineer. The plans and/or the supporting data shall provide all of the information listed below. (NOTE: All dimensions shall be to the nearest one-hundredth (.01) of a foot and all angles shall be to the nearest second.)
(1) Title page, with a key map showing the relationship of the subdivision to the surrounding area including portions of the subdivision previously developed plus adjacent streets;
(2) Title block showing names and address of subdivider and engineering firm, as well as the engineer’s seal;
(3) North arrow, graphic scale and date;
(4) List of the standards and specifications followed, citing volume, section, page, or other reference;
(5) One or more bench marks, in or near, the subdivision, to which the subdivision is referenced (elevation based on mean sea level datum);
(6) Existing and proposed survey monuments, iron pipes or pins;
(7) Proposed finished grades at the same contour intervals as required for the preliminary plat;
(8) Plans, profiles, and cross sections of streets showing names, right-of-way and pavement widths, elevations, paving details, grades, curbs and gutters, catch basins, sidewalks and any other improvements to be constructed within or in conjunction with the street right-of-way;
(9) Plan of any water supply system showing locations, pipe sizes, pump stations (size, capacity and type), hydrant and valve locations;
(10) Percolation test data and locations of test holes if no public sewer system is available or proposed;
(11) Plan of sewage disposal system showing pipe locations, sizes, force mains, invert elevations, slopes, manhole locations, lift stations (size, capacity and type) and points of discharge:
(a) If area is subject to flooding, any additional floodproofing measures (such as anchoring, special pipe, ground water information, and the like) shall be shown.
(b) If a private sewage treatment system is proposed, all information required by the Illinois Environmental Protection Agency, or any other governmental agency with jurisdiction, shall be submitted with the improvement plans (such as treatment proposed, size, type, capacity, locations, outfall points, and the like);
(12) Plan of storm water drainage system including watershed outlines with drainage computations, locations of storm sewers, culverts, drainage channels, swales, slopes, pipe sizes, invert elevations, underground drains, outlet locations, and velocity reduction techniques;
(13) Proposed fill or other structure-elevating techniques, levees, channel modifications, and other methods to overcome any flood hazards;
(12) Any proposed structural or non-structural measures to prevent soil erosion and control sedimentation;
(13) List of all improvements to be dedicated to the city; and
(14) Cost estimates of all improvements to be dedicated to the city.
(C) Review of improvement plans. The Administrator, the City Engineer, and the Street Superintendent shall review the subdivider’s improvement plans. Subsequently, but not later than 30 days after the improvement plans were submitted to the Administrator, the City Engineer shall prepare a written report stating whether he approves, conditionally approves, or disapproves such plans, and the reasons for this decision.
(D) Transmittal of Engineer’s report. The City Engineer shall submit four copies of his or her report to the Administrator. The Administrator shall:
(1) File one copy at the City Hall;
(2) Forward one copy to the City Council;
(3) Forward one copy to the Street Superintendent; and
(4) Send one copy by first class mail to the subdivider.
(E) Effect of Engineer’s decision.
(1) APPROVAL means that the subdivider may submit the final plat for approval and may proceed with construction of improvements based on such approval.
(2) CONDITIONAL APPROVAL means that the subdivider must submit three copies of properly corrected improvement plans to the Administrator who, in turn, shall retain one copy and forward one copy to the City Engineer and one copy to the Street Superintendent. Once such corrected plans are submitted and approved, the subdivider may submit the final plat for approval and may proceed with construction of improvements based on such approval.
(3) DISAPPROVAL means that the subdivider must rework and resubmit his or her improvement plans as if they were a completely new set of plans. Until he does so, the City Council shall not review his or her final plat, and construction of improvements shall not commence.
(4) If the improvement plans do not substantially coincide with the approved preliminary plat, then at the subdivider’s option a new preliminary plat must be submitted in accordance with
§ 156.51 or the improvement plans must be revised.
(F) Inspection of improvements.
(1) While under construction.
(a) All materials and each part or detail of the work shall be subject at all times to inspection by the City Engineer, or his or her authorized representative, and the subdivider shall be held strictly to the true intent of the specifications in regard to quality of materials, workmanship and the diligent execution of the improvement. The City Engineer or his or her representative shall be allowed access to all parts of the work, and shall be furnished with such information and assistance by the subdivider as is required to make a complete and detailed inspection and written report to the Administrator.
(b) Construction inspections shall be made when required by the building and other ordinances of the city relating to construction, before any work has been done for which an inspection is required, and after 48-hours notice to the City Engineer.
(c) All work which has been rejected or condemned shall be remedied or removed and replaced in an acceptable manner by the subdivider at his or her own expense. Upon the failure on the part of the subdivider to comply with any order of the Administrator made under the provisions of this chapter, the Administrator shall, after giving written notice to the subdivider, have the authority to cause detective work to be remedied and charged to the account of the subdivider.
(d) It is the intent of this chapter that first-class materials shall be used throughout the work, and that they shall be incorporated in such manner as to produce completed construction which is workmanlike and acceptable in every detail.
(e) Insofar as practical and applicable, all items of construction specified in this chapter shall be in accordance with the Standard Specifications for Road and Bridge Construction adopted by the Illinois Department of Transportation and all revisions thereto. Where such Standard Specifications do not apply, appropriate specifications shall be prepared for the subdivider by his or her registered professional engineer and reviewed by the City Engineer.
(2) When completed. The subdivider shall notify the Administrator, in writing, that all work is completed and final inspection is requested. Final inspection shall be made by the Administrator and the City Engineer, or their duly authorized representatives, accompanied by the subdivider and/or his or her engineer. When the final inspection shows the various items of construction to be completed in a satisfactory and workmanlike manner and substantially in accordance with the plans and specifications, the City Engineer shall so report to the Administrator, in writing, and recommend that the subdivision and its physical facilities be accepted by the city. Any items found to be deficient during the inspection shall be pointed out to the subdivider, and final acceptance shall be withheld pending correction of the deficiency.
(3) Filing of “Record Drawings.” Upon the completion of approved improvements, the subdivider shall file with the Administrator a set of reproducible cloth or polyester base film positive and three blue or black-line copies showing the as constructed details and any deviations from the approved plans. The Administrator shall retain the original and one copy in the City Hall and forward one copy to each of the following:
(a) City Engineer;
(b) Street Superintendent.
(Ord. 1402, passed 2-24-1998)