Utility and street improvements shall be provided by the subdivider in each new subdivision in accordance with the standards and requirements described in this section. The requirements set forth below shall be considered as minimum requirements and nothing contained herein shall be construed to mean that the subdivider cannot construct or provide improvements of a higher type.
(A) Reference monuments.
(1) Permanent monuments shall be of concrete 4 inches x 4 inches x 30 inches, with a one-half- inch iron pin cast in the center, set in such a manner that they will not be moved by frost and shall be placed in the field as required by state law.
(2) All lot corners shall be marked by one-half-inch iron pins not less than 30 inches in length and driven into the ground and shall not protrude above the ground surface more than one and one-half inches.
(3) These monuments must be placed at all corners, at the end of all curves, at the point where a curve changes its radius, at all angle points along a meander line, the points to be not less than 20 feet back from the normal water elevation of a lake or from the bank of a stream, except that when such corners or points fall within a street or proposed future street, the monuments must be placed in the right- of-way line of the street. All internal boundaries, corners and points must be monumented in the field by like monuments as defined above.
(B) Street improvements. All streets shall be graded as hereinafter provided:
(1) (a) All new streets, which are created and dedicated for use within a subdivision shall be graded, drained and surfaced in accordance with the minimum requirements hereinbelow set forth and in a manner which will provide complete and adequate drainage of all the streets, alleys, and public grounds which may be necessary in order to provide adequate and satisfactory drainage along the side of any existing public street which lies adjacent to the subdivision.
(b) In general, all such new streets within the subdivision and all work to be undertaken thereon shall be designed and constructed according to the specifications adopted by the State Department of Transportation; as the same are in effect at the time the preliminary plat and plans for such improvement work are submitted for approval.
(2) Grading roadway and side slopes. The roadway shall be considered to be that part of the improvement which lies between the right-of-way lines, and which roadway shall not be less than 50 feet in width on local streets and 60 feet on collector streets.
(3) Combination concrete curb and gutter. Combination concrete curb and gutter shall be built in accordance with the detail shown on Figure 3 of Appendix B of this chapter. The minimum distance from back to back of curbs shall be 36 feet on local streets and 40 feet on collector streets.
(4) Street construction standards.
(a) All streets within the jurisdictional authority of the village other than state highways shall be improved with pavements bounded by integral concrete curbs and gutter, in accordance with the following criteria:
Street Type | Dedicated Street Width | Pavement Width | Pavement Type
|
Arterial (primary) | 80 feet | 50 feet | (See division (4)(b) below) |
Collector (secondary) | 60 feet | 40 feet | (See division (4)(c) below) |
Local (minor) | 50 feet | 32 feet | (See division (4)(c) below) |
Cul-de-sac | 50 feet | 30 feet | (See division (4)(c) below) |
(b) Arterial street pavements shall consist of a minimum of eight inches unreinforced concrete pavement of six inches of lime stabilized subgrade.
(c) Local and collector street pavements (including cul-de-sacs) shall consist of a minimum of six inches reinforced concrete pavement on a compacted subgrade.
(d) 1. All concrete utilized in the construction of street, and curb and gutters shall have a minimum compressive strength of 4,000 PSI at 28 days. The subdivider shall provide the Zoning Administration at no expense to the village, concrete tests verifying the compressive strength. The Zoning Administrator shall also have the right to request other tests including air entrainment and slump tests as he deems necessary.
2. All compacted subgrade shall have a minimum density not less than 95% of the Standard Proctor maximum dry density. All fills should be placed in maximum eight-inch loose lift thickness and mechanically compacted to at least 95% Standard Proctor. Field density tests must be performed on each lift by a qualified soils technician to verify compliance with the density requirement. Adjustment of moisture content shall be undertaken as necessary to achieve the desired compaction.
3. The Zoning Administrator as he deems necessary may also require the contractor proof roll the compacted subgrade with a fully loaded tandem truck prior to placing any pavement.
4. All granular material used in the road right-of-way shall be compacted to 92% of the materials Standard Proctor maximum dry density.
(e) The subdivider shall be required to improve arterial or primary streets only to the width required by the current and immediate needs of his subdivision consistent to the standards and specifications herein contained. (See Appendix B to this chapter)
(5) Alleys. Alleys, where permitted or required, shall be constructed as specified for local streets.
(6) Utility lines. Underground utilities in streets or rights-of-way or in easements shall be installed prior to the construction of such streets and/or alleys. Wherever possible, utilities will be placed in rear lot easements with street placement permitted in only the most unusual circumstances.
(C) Storm sewers and other drainage appurtenances. In addition to the installation of curbs or gutters along the streets, as required by division (B)(3) of this section, storm sewer systems will be constructed throughout the entire subdivision to carry off water from all inlets and catch basins, and shall be connected to an adequate outfall. Such sewers shall provide for an extension to land lying within the upland drainage area, whether such land is within the subdivision or not. Storm sewers shall be designed by the rational method; and copies of the design computations shall be submitted with the plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter. Shorter inlet spacings may be required as deemed necessary by the Zoning Administrator. The storm water drainage system shall be separate and independent of the sanitary sewer system. Surface water drainage patterns shall be shown for each and every individual lot and block. The developer will be required to provide adequate stormwater detention for the development or provide supporting hydraulic calculations to justify the elimination of stormwater detention for consideration by the Zoning Administrator. The Zoning Board, upon the recommendation of the Zoning Administrator, may require the installation of storm sewers or stormwater detention facilities.
(D) Public utility engineering requirements. All proposed water and sanitary sewer facilities shall comply with the minimum requirements and recommendations of the Environmental Protection Agency of the State of Illinois and the Zoning Administrator. When a proposed subdivision is reasonably accessible to a public sewer system and/or distribution system, the subdivider shall provide the subdivision with a complete sanitary sewer system and/or water distribution system to be connected to the proper public system(s).
(E) Sanitary sewers.
(1) All sewer plans and installations shall conform to the standards and specifications set forth in the Standard Specifications for Water and Sewer Main Construction in Illinois, as established by the Illinois Society of Professional Engineers.
(2) Sanitary sewer lines shall be installed to serve all properties in the subdivision, except subdivisions where individual sewage disposal systems are permitted by the Village Board of Trustees.
(3) Where sanitary sewer mains of larger capacity than necessary to serve the subdivision as delineated in the preliminary plan are required to serve the future growth in the vicinity of the subdivision, as determined by the Village Board of Trustees, the village shall then reimburse the subdivider for the difference in cost of the smaller size pipe and the larger size pipe; said larger size to be determined by the Village Board of Trustees.
(4) Each lot in the subdivision shall be provided at the property line with a connection to the public sanitary sewer system. The construction of the sewer system shall conform to the approved plans and specifications, and all work should be properly inspected and approved by the Zoning Administrator.
(NOTE: This prevents the street from being torn-up after construction.)
(F) Water system.
(1) All water main plans and installations, including all appurtenances thereto, shall conform to the Standard Specifications for Water and Sewer Main Construction in Illinois, as established by the Illinois Society of Professional Engineers.
(2) Water distribution facilities including all pipe, fittings, hydrants, valves, vaults, and the like, shall be installed to serve all properties within the subdivision.
(3) Where water mains of larger capacity than necessary to serve the subdivision as delineated in the preliminary plan are required to serve the future growth in the vicinity of the subdivision, as determined by the Village Board of Trustees, the village shall then reimburse the difference in cost of the smaller size and the larger size pipe, the larger size to be determined by the Village Board of Trustees.
(4) The construction of the water system shall conform to the approved plans and specifications and all work shall be properly inspected and approved by the Village Engineer. Water service line shall be extended to each lot in the subdivision prior to the village accepting the streets for maintenance.
(5) Fire hydrants shall be located and installed by the subdivider with the approval of the Fire Chief, as part of the water distribution system. Installation of hydrants shall be accomplished in such a manner that each lot is within 400 feet of the fire hydrant when measured along the center line of the right-of-way. No fire hydrant shall be placed on a main smaller than six inches in diameter. Hydrants installed shall be of the type approved by the Chief of the Fire Department.
(G) Street names and signs.
(1) Street names. The names of new streets shall be sufficiently different in sound and spelling from the names of existing streets in the city to avoid confusion. A street which is planned as a continuation of an existing street shall bear the same name as the existing street.
(2) Street name signs. Street name signs shall be erected by the developer at all intersections within or abutting the subdivision with the approval of the Street Superintendent. Signs shall be embossed steel U.S. Standard Street Signs (or the equivalent thereof) measuring six inches by 24 inches, with lettering at least four inches high. All street name signs shall be mounted on two-inch-diameter galvanized pipe set in concrete to a depth of at least three feet and extending above the surface to a height of at least seven feet.
(H) Public utilities. All utility lines for telephone and electric service shall be placed in rear line easements when carried on overhead poles.
(I) Sidewalks.
(1) Concrete sidewalks not less than four inches in thickness and four feet in width may be constructed within the street right-of-way and adjacent to the property line.
(2) In the event a crosswalk is required in accordance with § 151.22(E), a concrete sidewalk not less than four inches in thickness and four feet in width shall be constructed.
(3) All applicable standards contained in the Americans with Disabilities Act (ADA) shall apply.
(Ord. passed - - ; Am. Ord. 684, passed - - )