The owner or subdivider shall install storm and sanitary sewers, water supply system, street grading and pavement, alleys, crosswalkways, public utilities, street lighting in accordance with applicable ordinances and standards of construction of the City.
No subdivision of land shall be approved without receiving a statement signed by the City Engineer, certifying that the improvements described in the subdivider's plans and specifications, together with agreements, 1 meet the minimum requirements of all ordinances of the City and that they comply with the following:
A. Street Improvements:
1. Generally:
a. The full width of the right of way shall be graded to the required section.
b. All unsuitable subbase material shall be removed and shall be replaced with stable, compacted material in conformance with generally accepted engineering practices.
c. The center line grade shall be not less than thirty three one-hundredths percent (0.33%) and shall not exceed six percent (6%) on primary and secondary streets and eight percent (8%) on minor streets and cul-de-sac streets.
d. Vertical curves shall be used whenever a change in center line gradient occurs, except where the algebraic difference in gradient is one percent (1%) or less. The length of vertical curve on minor streets shall be forty feet (40') for each one percent (1%) of algebraic difference of grade, but in no case shall such length be less than forty feet (40'). The length of vertical curve on collector streets shall be fifty feet (50') for each one percent (1%) of algebraic difference of grade, but in no case shall such length be less than fifty feet (50').
e. All pavement thicknesses, including surface base courses and subbase courses, shall be designed in accordance with either the "Manual of Instructions for the Structural Design of Bituminous Pavements" or the "Manual for the Structural Design of Portland Cement Concrete Pavements", as applicable, and all subsequent revisions thereto as published by the State of Illinois Department of Public Works and Buildings, Division of Highways. The minimum thicknesses for residential streets shall be as specified therein. Design data shall be submitted to the City Engineer, together with copies of soil test reports, at the time of plan submittal.
f. Placements in or bordering industrial and/or commercial areas shall have the following minimum thicknesses, although alternate materials may be considered by the City Council if structurally equal:
(1) Standard reinforced Portland cement concrete pavement having a uniform thickness of eight inches (8"). Concrete for such pavement shall have a minimum fourteen (14) day compressive strength of three thousand five hundred (3,500) pounds per square inch, shall contain not less than six (6) bags of cement per cubic yard of concrete and shall contain not less than three percent (3%) nor more than six percent (6%) entrained air. Slump shall be not less than two inches (2") nor more than four inches (4").
(2) Eight inch (8") thick pozzolanic base course and a wearing surface of bituminous concrete binder and surface course having a minimum compacted thickness of three inches (3").
(3) Eight inch (8") thick bituminous aggregate mixture base course and a wearing surface of bituminous concrete binder and surface course having a minimum compacted thickness of three inches (3").
g. Curbs and gutters shall be constructed on all streets and shall be combination (integral) concrete of the barrier not less than eighteen inches (18") in overall width. Curbs may be constructed integrally with the Portland cement concrete pavement. Concrete for curb and gutter shall conform to that herein required for concrete sidewalks. 2 Half streets of a permanent nature shall be constructed with a concrete retainer curb at the center line, except for concrete base construction. Three (3) five-eighths inch (5/8") reinforcing bars ten feet (10') long shall be installed in all curb and gutters, centered over each sewer and water trench crossed by the curb and gutter.
The dimensions of curb and gutter shall be as follows: The curb shall be a vertical face type six inches (6") in height above the gutter line; the width of the combined curb and gutter shall be eighteen inches (18"); the width of curb from gutter line to back of curb shall be six inches (6"); the gutter shall be one-half inch (1/2") below the edge of the gutter flag; the thickness of the gutter flag shall be equal to the thickness of the adjacent street pavement. Other curb and gutter cross-sections may be used in special cases upon the approval of the City Council.
2. Marginal Access Streets:
a. The complete design for marginal access streets, including specifications and designation of trafficways, driving lanes, paving widths, thickness, materials, etc., shall be submitted to the Plan Commission for review and approval prior to the issuance of building permits or the sale or lease of buildings or land in planned developments as defined in this Title. The minimum number of off-street parking spaces shall be in accordance with the requirements of the Zoning Ordinance of the City. 3 Marginal access streets and parking areas shall be designed in accordance with other provisions of this Title, but in no case shall the minimum equivalent thickness be less than six inches (6") for Portland cement concrete or six inches (6") of pozzolanic base course with two and one-half inches (21/2") of bituminous concrete binder and surface course (combined compacted thickness). When a marginal access street is to be dedicated to public use, the specifications shall be in accordance with the minimum width, thickness and standards of the City. Where more than one owner or lessee is to use the same private marginal access street or parking lot, a trust indenture shall be recorded before approval of the multi-family, commercial or industrial subdivision as defined herein.
b. A minimum distance may be required by the Plan Commission, where deemed necessary, between points of ingress and egress where all property to be subdivided is under one ownership on August 19, 1969. Where property has frontage on a State or Federal highway, the spacing and design of the points of ingress and egress to the major highway shall be subject to approval of the Illinois Division of Highways.
B. Alleys: Alley pavement shall conform with specifications in subsection A1e of this Section.
C. Sidewalks: 4 Sidewalks shall be constructed of Portland cement to a thickness of five inches (5"). Concrete for such sidewalks shall have a minimum twenty eight (28) day compressive strength of four thousand (4,000) pounds and shall contain not less than three percent (3%) nor more than six percent (6%) entrained air. Slump shall be no less than two inches (2") nor more than four inches (4").
D. Crosswalkways: Crosswalkways shall be constructed of Portland cement concrete conforming to the requirements set forth under subsection C of this Section.
E. Sewers:
1. Sanitary Sewers: Sanitary sewers and sanitary sewer services shall be installed to serve all properties in the subdivision. Public sanitary sewers shall have a minimum internal diameter of eight inches (8"). Sanitary sewer services shall have a minimum internal diameter of six inches (6"). Sanitary sewers with internal diameter between eight inches (8") and twenty one inches (21") and sanitary sewer services shall be constructed of extra strength vitrified clay pipe in conformance with the specifications of the American Society for Testing Materials, Designation C-200. Sanitary sewers with internal diameter of twenty four inches (24") and over shall be constructed of reinforced concrete pipe conforming to the American Society for Testing Materials, Designation C-76, with wall thickness B. Other materials for sanitary sewer construction may be used in special cases upon the approval of the City Council.
Joints for vitrified clay pipe sanitary sewers and sanitary sewer services shall be the compression type in conformance with the specifications of the American Society for Testing Materials, Designation C-425. Joints for reinforced concrete sewers shall be rubber gaskets conforming to the American Society for Testing Materials, Designation C-443. Rubber gaskets shall be of uniform thickness throughout, smooth, free from pitting, blisters, air checks and other imperfections.
2. Storm Sewers: Storm sewers shall be constructed throughout the entire subdivision to carry off water from all inlets and catch basins and shall be connected to an adequate outfall. Intercepting storm water structures shall be provided at points specified by the City Engineer. The storm water drainage system shall be separate and independent of the sanitary sewer system. Storm sewers shall be constructed of reinforced concrete pipe conforming to the American Society for Testing Materials, Designation C-76, wall thickness B. Other materials for storm sewer construction may be used in special cases upon the approval of the City Council. Existing drain tiles shall be connected to storm sewers or shall be restored to operating condition. Joints for concrete storm sewer shall be designated above for concrete sanitary sewers or they shall be cement mortar and jute.
Storm sewer capacities shall be determined with the use of the rational formula. The intensity (I factor) used shall be a return frequency of not less than five (5) years. The runoff coefficient (C factor) shall be determined by the character of the land to be drained and shall conform to accepted standard engineering practices. Street grades and lot and block drainage shall be established so as to permit positive drainage.
3. Manholes and Drainage Appurtenances:
a. Manholes: Manholes for sewers thirty six inches (36") and smaller shall have an inside diameter of forty eight inches (48") and a six inch (6") thick precast concrete base, in one piece, bedded in at least two inches (2") of gravel or crushed stone. The sidewalls should be of precast concrete ring construction which shall have a five inch (5") minimum thickness. Manhole bases for sewers with an internal diameter forty two inches (42") and larger shall be constructed of reinforced concrete.
b. Catch Basins and Inlets: Catch basin and base construction shall conform to manhole requirements for sewers thirty six inches (36") and smaller; except, that a sump two feet six inches (2'6") in depth shall be provided below the discharge pipe. Inlets shall have an internal diameter of two feet (2') and a minimum depth of two feet (2'). Sidewalls shall be precast concrete, having a thickness of four inches (4"), bedded in a minimum of two inches (2") of gravel or crushed stone.
c. Frames and Grates: Frames and grates for manholes, catch basins, inlets and valve vaults shall be similar to Neenah manufacture No. R-1015, with a combined weight of five hundred forty (540) pounds for Type B closed lid and a combined weight of five hundred twenty five (525) pounds for Type D open lid. Open curb casting may be used based on approval of the City Council. The frames shall be set in a full mortar joint on each structure.
F. Water Supply and Services:
1. Water Mains: Water mains shall be of a minimum six inch (6") internal diameter of cast iron mechanical joint or double sealing, single gasket joint pipe, Class 150, conforming to the American Standards Association Specifications A21.6 or 21.8 with A21.10 mechanical joint fittings. The minimum depth of water main from the top of pipe to finished grade shall be five and one-half feet (51/2').
2. Valves and Vaults: Valves shall be nonrising stem gate valves with operating nut designed to take full pressure on either face, furnished in full compliance with AWWA C500. All valves shall open by turning to the left. Valves shall operate at a working pressure of one hundred fifty (150) pounds per square inch and a test pressure of three hundred (300) pounds per square inch. Valves eight inches (8") and larger shall be housed in valve vaults with an internal diameter of sixty inches (60"). Valve vault, sidewall and base construction shall conform to that required for catch basins.
3. Hydrants:
a. Hydrants shall be of compression- or gate-type conforming to AWWA C502 and shall be of a make that has been adopted by the City as standard. Hydrants shall be designed for a three hundred (300) pound test pressure and a one hundred fifty (150) pound working pressure.
b. Hydrants shall be furnished with two (2) two and one-half inch (21/2") hose nozzles and one four inch (4") steamer nozzle. Threads on nozzles and caps and operating nuts shall be National Standard Threads. Hydrants shall open by turning to the left and shall be so marked.
c. Hydrants shall have a six inch (6") pipe connection, a five inch (5") valve opening and shall be equipped with auxiliary valves. Auxiliary valve shall be attached to hydrant with one hundred twenty five (125) pound standard flanges. Joint for joining the auxiliary valve shall be of the same type as specified for the piping system.
4. Water Services: All water services shall be constructed of Type K copper pipe having a minimum internal diameter of one inch (1"). Such services shall be equipped with corporation cock, curb stops and other necessary fittings in accordance with current City standards.
G. Trench Backfill:
1. All trenches caused by the construction of sewers, water mains, water service pipes and in excavation around catch basins, manholes, inlets and other appurtenances which occur within the limits of existing or proposed pavements, sidewalks and curb and gutters shall be backfilled with trench backfill.
2. Trenches and excavations near or adjacent to proposed or existing pavements, sidewalks and curb and gutters shall be backfilled with trench backfill to an elevation equal to the intersection of a one to one (1:1) slope line from the top of the pavement, sidewalks or curb edge, with a vertical line through the nearest edge of the trench or excavation.
3. Trench backfill shall consist of sand, pitrun gravel or crushed stone and shall be compacted in place to ninety five percent (95%) of maximum density at optimum moisture as determined by the Standard Proctor Test.
H. Street Lighting:
1. Generally:
a. The lighting plans shall be a part of the construction plans and shall be on a separate sheet. All plans shall be prepared by a professional engineer registered in Illinois. Upon completion of street lighting installation, a set of "as built" drawings shall be submitted to the City Engineer.
b. All work must meet the approval of the City Engineer. He may designate larger lamps, higher poles or vary the spacing a he deems necessary to meet with any special conditions. Installation shall be made in conformance with the local codes 5 and in a good and workmanlike manner.
c. Each bidder shall furnish with his bid two (2) copies each of the drawings and/or descriptive literature covering the lighting standards, luminaries, lamps, cable and other control equipment.
2. Testing: After the installation is complete and at a time convenient to the City, the contractor shall conduct operating tests of the lighting system. He shall also hire and pay for an experienced cable testing company to test the cable for shorts, grounds, open circuits and low insulation resistance. The contractor shall rectify all such faults.
3. Lighting System: The street lighting system shall consist of two hundred fifty (250) watt mercury vapor luminaries mounted at a nominal height of twenty five feet (25'), with spacing to provide the illumination shown in the following table. Street lights at major and secondary street entrances to subdivisions shall be four hundred (400) watt mercury vapor luminaries mounted approximately thirty feet (30') high above the roadway. There shall be at least one luminary at each intersection and cul-de-sac. Maximum spacing shall not exceed three hundred feet (300'). Light standards shall be set two feet (2') back from the curb line.
TABLE
Roadway Classification | Average Maintained Horizontal Foot Candles |
Major | 0.9 |
Collector | 0.6 |
Local or Minor | 0.2 |
4. Materials: All material and equipment shall be the product of an established and reputable manufacturer and shall be new and of finest construction class.
a. Light Standards: Light standards shall be polished spun aluminum, round shaft, anchor base type or approved equal with eight foot zero inch (8'0") mast arm. Light standards shall have a handhole and shall be installed on a five foot zero inch (5'0") deep concrete foundation. A ground rod shall be provided in each foundation.
b. Luminaries: Luminaries shall have a built in, 120/240 volt, high power factor constant wattage-type ballast with two inch (2") slip filter. The distribution shall be IES Type, two-way or four-way. A house side shield shall be provided for three-way distribution.
c. Cable: Cable shall be single or multi-conductor, stranded copper, RHW type RR, six hundred (600) volt insulation with neoprene jacket and shall be listed by Underwriters Laboratories as suitable for direct burial. The minimum size of the cable shall be #8 AWG from pole to pole and #10 AWG within the pole. Cable size shall be adequate so as not to exceed a ten percent (10%) voltage drop throughout the system.
Underground cable shall be buried at least twenty four inches (24") below finished grade and shall be surrounded in the trench by at least three inches (3") of sand. It shall be located two feet (2') back of the curb or as directed by the City Engineer. All underground cable shall be continuous. Necessary splices shall be made above ground level and shall have location recorded on plans.
d. Conduit: All driveways and street and sidewalk crossing shall have two inch (2") galvanized rigid steel conduit used as a raceway for underground cable with two inch (2") insulating plastic bushings.
e. Controls: Lighting system shall be controlled either with individual photo-electric control units provided with each luminary or with a photo-electric control unit or time-clock located at the control station. (1976 Code §25-4-6)
Notes
| 1 | 1. See Section 11-2-5 of this Title. |
| 2 | 1. See subsection D of this Section. |
| 3 | 1. See Title 10 of this Code. |
| 4 | 2. See also Section 7-1A-3-1 of this Code. |
| 5 | 1. See Title 8, Chapter 1, Article C of this Code. |