Utility and street improvements shall be provided by the subdivider in each new subdivision in accordance with the standards and requirements described in the following sections.
(A) Streets. Streets shall be completed in accordance with the plans, profiles, specifications and cross-sections prepared for the subdivider by a registered professional engineer and approved by the City Engineer.
(1) The streets shall be surfaced to a minimum width of 26” face to face of curbs according to the type of street, as specified in Plat 1, attached hereto and made a part of this Article.
(2) The streets shall be graded, surfaced and improved to the dimensions required by the cross-sections and the work shall be performed in the manner prescribed in current edition of Illinois State Highway Specifications. Alleys shall be paved to the right-of-way. Grading for street improvements shall not create soil slopes exceeding a vertical rise of one foot for each two feet of horizontal distance unless retaining walls are provided.
(3) The street surface shall be of Portland Cement, Concrete or a flexible pavement, and shall be constructed in accordance with design characteristics at least equal to those given below and specifications approved by the City Engineer.
(4) Prior to the construction of street or alley pavements, adequate surface and sub-surface (if required) drainage facilities shall be installed by the subdivider. Pipe used for drainage purposes shall be of bituminous coated corrugated metal, reinforced concrete or extra strength vitrified clay of an approved design, size and strength to meet the requirements of the specific conditions which may be encountered. Minimum diameters of pipe to be used shall be as follows:
Roadway Crossdrains | 15” |
Entrance Culverts | 12” |
Perforated Underdrains | 6” |
(5) (a) All construction shall be completed in accordance with the specific conditions in the agreement for improvements and the accepted plans and specifications, and in a manner acceptable to the authorities having jurisdiction.
(b) When changes from the accepted plan and specifications become necessary during construction, written approval from the authorities having jurisdiction shall be secured prior to the execution of such changes.
(6) Adequate provision for the maintenance of all street improvements shall be made by dedication to and acceptance for maintenance by the local authorities having jurisdiction, or by other suitable means.
(B) Curbs and Gutters.
(1) Curbs and gutters shall be constructed in conjunction with the street pavements on all streets and shall be of air entrained Portland Cement Concrete at least eighteen inches wide and not less than six inches thick where the curb abuts the street pavement.
(2) Curb construction for concrete pavements may be integral and roll-type curbs may be permitted where the distance between the back of the curb and the nearest sidewalk is at least three feet on residential and feeder streets.
(3) All plans for the installation of the curb and gutter shall be approved by the City Engineer and the Plan Commission.
(C) Sidewalks.
(1) Sidewalks on each side of a street shall be provided within a subdivision. Sidewalks shall be of Portland Cement Concrete with a minimum thickness of four inches and a minimum width of four feet.
(2) Crosswalks within the block shall be improved with a four foot walk of either Portland Cement Concrete four inches thick or asphaltic concrete two inches thick on a four inch compacted aggregate base. Extend base beyond sidewalk on either side to distance equal to depth of base.
(D) Sewage Disposal and Water Supply.
(1) The subdivider shall provide for the disposal of sewage in the subdivision by a connection to the City sanitary sewer system. In all cases the subdivider shall construct a sanitary sewer system which shall connect to the public sewerage system of the City and provide a connection to each lot.
(2) The subdivider shall provide the subdivision with a complete water main supply system which shall be connected to the water facility system serving the City; said system shall provide a source of potable water as well as providing an adequate water supply for fire protection.
(3) (a) Plans and specifications for public and local sewer disposal and water supply system shall be prepared for the subdivider by a registered professional engineer in accordance with the requirements of the Illinois Department of Public Health and the City Engineer. All plans and specifications shall conform to Chapter 50, Regulations for a water system. The City Engineer’s office shall prepare and keep on file a comprehensive set of standards pertaining to the City’s requirements for a water supply system.
(b) Private sewage disposal system shall be installed in accordance with the regulations of the local health authorities and the Illinois Department of Public Health.
(4) The subdivider shall furnish the City a complete set of plans and profiles as approved by the various authorities.
(E) Storm Drainage.
(1) Adequate surface and subsurface drainageways for the removal of storm water shall be provided by the subdivider. The extent to which storm drainage facilities shall be required shall be based upon an analysis of need prepared for the subdivider by a registered professional engineer. The analysis shall be based upon the rational method of computing storm water run-off, using the one-hour rainfall to be expected at a five-year frequency. Times of concentration, soil infiltration rates and other variable factors to be used in the analysis shall be discussed with and approved by the City Engineer during the preliminary consideration of the subdivision.
(2) A storm water sewer system, which shall be separate and independent of the sanitary sewer system with surface inlets, shall be provided by the subdivider in all cases and whenever the available evidence indicates that such a system is necessary due to the inadequacy of the natural surfaces drainage.
(3) Distance from Streams or Main Drainage Channels: Any person proposing to locate a structure or a use within one hundred feet of any stream or main drainage channel in any zoning district shall include with the application for a Building or Use Permit, a statement by a competent engineer, based on a study of the watershed area and the probable run-off, that the structure or use in the location proposed will leave adequate space for the flow of flood water, provided, however, that no building shall be permitted within fifty feet of the top of the bank of any stream or main drainage channel.
(4) The subdivider shall furnish the City a complete set of plans and profiles as approved by the various authorities.
(F) Public Utilities.
(1) All utility lines for telephone and electric service when carried on overhead poles, provided for with rear and side lot line easements. Gas mains shall be located within easements or public rights-of-way so as not to conflict with other utilities.
(2) Where telephone and/or electric service lines are to be placed underground throughout the subdivision, the conduit or cables shall be located within easements or public rights-of-way in separate trenches in a manner which will not conflict with other underground services. Furthermore, all transformers and terminal boxes shall be located so as not to be unsightly or hazardous to the public.
(3) All excavations for public utilities made under paved areas shall be properly backfilled with approved granular materials thoroughly compacted in place.
(G) Street Lighting.
(1) Provisions shall be made by the subdivider for the adequate lighting of public streets within the subdivision in accordance with the standard and requirements of the City and the electric utility.
(2) Street lights shall be provided with a maximum spacing of 300 feet with concrete or steel poles connected by underground wiring.
(H) Street Signs.
(1) (a) Appropriate street signs of aluminum extrusions with reflectorized lettering mounted on aluminum posts and as specified by the City, shall be installed by the subdivider at all street intersections on diagonally opposite corners so that they will be on the far right hand side of the intersection for traffic on the more important streets.
(b) Signs indicating both streets shall be erected at each location mounted as close to the corner as practical, facing traffic on the cross street, with the nearest portion of each sign not less than one foot nor more than 10 feet back from the curb line.
(2) Before the Final Plat is approved, the subdivider shall submit to the Plan Commission a statement from the local Postmaster approving the names of the proposed streets and of the proposed systems of postal addresses on such streets.
(I) Landscape Development.
(1) All unpaved or otherwise unimproved areas within the public rights-of-way or public use areas shall be graded and seeded in an approved manner.
(2) Street trees shall be provided by the subdivider along all streets where trees do not exist. The trees shall be of a species suitable for local soil and climatic conditions, adopted to street use and of at least two and on-half inch caliper. At street corners the trees shall be located a minimum of twenty-five feet from the intersection of the street right-of-way lines. Otherwise, they shall be located so as not to interfere with utilities or sidewalks and placed forty to fifty feet apart. The trees shall be placed in the grass area between the curb and the sidewalk unless this space is less than ten feet wide or has a slope of 5 to 1, in which case the trees shall be planted on the lots.
(3) In informal types of street patterns, informal planting of street trees in accordance with an approved landscape development plan may be permitted.
(4) All residential lots shall have an appropriate cover of undisturbed existing vegetation, seeding, fresh cut sod, plugs or spot sod.
(J) Monuments and Markers.
(1) Permanent monuments shall be set:
(a) At the intersection of all lines forming angles in the boundary of the subdivision.
(b) At the intersection of street property lines and at the beginning and end of all curves along street property lines.
(c) In slope areas at principal changes in alignment in the boundary of the subdivision.
(2) Markers shall be set, unless otherwise located by a monument:
(a) At all points where lines intersect street right-of way lines.
(b) At all angles in the lot property lines.
(c) At all other lot corners.
(3) Monuments shall be of concrete with minimum dimensions of four inches and thirty-six inches in length, and shall be marked at the top with either a copper or steel dowel imbedded so that the top of the dowel should be flush with the top surface at the center of the monument. Markers shall consist of galvanized steel or wrought iron pipe or steel bars at least thirty inches in length and three-quarters of an inch in outside diameter.
(4) Monuments and markers shall be provided by the subdivider and so placed that the center point shall coincide with the intersection of lines to be marked and the top level with the surface of the surrounding ground after final grading.
(K) Privately Developed Facilities. Where the subdivision is to contain sewers, sewage treatment facilities, water supply system, park areas, or other physical facilities which will not be maintained by existing public agencies, provision shall be made by trust agreement, which is a part of the deed restrictions and which is acceptable to the proper public agencies for jurisdiction over the continuous maintenance, supervision, operation and reconstruction of such facilities by the lot owners in the subdivision. Other restrictions not inconsistent or in conflict with the provision of this Ordinance of the City may also be included.
(L) Cluster Development. In order to promote the health and general welfare of the City and to preserve and make available Open Space, the Plan Commission may grant a developer the right to vary the residential density within a tract to be developed, leaving a substantial area free of building lots. The right to vary the density shall, however, be subject to the following conditions:
(2) (a) Overall density shall not exceed that of the Zoning District in which the land occurs. The houses in the proposed subdivision shall be grouped in clusters, The minimum lot area shall be two thirds of the minimum normally required in the Zoning Districts in which the land occurs.
(b) Minimum yard requirements in a Cluster Development shall be:
Front Yard | 10 feet |
Side Yard | 8 feet (save that garages or carports upon adjacent lots join at the property line or be grouped on land away from the individual lot.) |
Rear Yard | 15 feet |
(3) In cases where a developer has designed special groups of dwelling and garages, the Plan Commission, after inspecting. plans and elevations, may grant smaller lot minimum sizes than those in paragraph (L)(2) above, provided that the sanitary systems are approved by the City Engineer, that the overall-density does not exceed that permitted within the Zoning District in which the land occurs, or that the layout is not detrimental to the health and general welfare of the community.
(4) (a) The balance of the land not contained in the lots or within the road rights-of-way shall be contiguous and of such condition, size and shape as to be usable for recreation. Such land shall be held and there shall be incorporated into the deeds of all property within the development a clause giving to the owners an interest in such open land which shall be used for recreational purposes only. (No structure save those incidental to the recreational use should be permitted thereon.)
(b) Open land shall be a minimum of one and one-half acres and shall be subject to taxation. In the case of such tracts of three or more acres the developer may petition the City to take over the land to be used in perpetuity as Open Space.
(Prior Code, Art. 17, § 17.7)