After approval of the preliminary plat by the Administrative Officer, but prior to the submission of the final plat, the subdivider shall furnish four copies of the plans and specifications for all improvements to be installed within or in conjunction with the proposed subdivision. The plans will be sealed by the state registered civil or professional engineer responsible for their preparation. The Administrative Officer shall have no more than 15 business days to approve or recommend correction of the improvement plans. In cases where the subdivision lies within one and one-half miles of an incorporated jurisdiction(s), the plans will be approved by officials of the incorporated jurisdiction(s). All plans such approved, will be forwarded to the Administrative Officer for incorporation into the subdivision file.
(A) Information required. Improvement plans shall consist of black or blue line prints not larger than 36 by 24 inches. These plans and related specifications shall provide all applicable information as follows:
(1) Topography of the tract, both before and after development at the same scale as required in the preliminary plat;
(2) Existing and proposed elevations along the centerlines of all streets;
(3) Radii of all curves and lengths of tangents on all streets;
(4) Locations, lengths, widths, and typical cross-section of street pavements including curbs/gutters and catch basins;
(5) Locations, lengths, widths, and typical cross-sections of sidewalks and driveway aprons;
(6) Locations and sizes of all water, gas, electric, and other utilities;
(7) Detailed measures to be taken to prevent and control soil erosion and sedimentation; and
(8) Other such information that the Administrative Officer may reasonably require to perform his or her duties under this section.
(B) Appeals. Appeals of the decisions of the Administrative Officer shall be such as shown under § 153.21(E).
(C) Required permits. Upon approval of the improvement plans, the Administrative Officer shall notify the subdivider/developer to make application for necessary permits to begin the development. Such permits may include the following:
(1) Building permit, issued by the County Zoning and Building Department;
(2) Septic/well permits. All plans for septic systems and wells are reviewed, permitted, and approved by the County Health Department;
(3) Road access permits, issued by the Illinois Department of Transportation, County Highway Department, or Township Road Commissioner;
(4) Floodway permits, issued by the Illinois Department of Transportation, Division of Water Resources; and
(5) National Pollutant Discharge Elimination System (NPEDS) issued by the Illinois Environmental Protection Agency.
(D) Required inspections/documentation. The Administrative Officer shall inspect planned improvements while they are under construction. Should it seem that the improvements are being built contrary to plan, or in violation of any article or section of this chapter, a stop work order will be issued. The following inspections and documentation may be required.
(1) The Administrative Office will ensure that monuments shown on the final plat of the subdivision have been set in accordance with the requirements of state statutes.
(2) The Administrative Officer will inspect the site of the subdivision being developed to ensure that the layout of all streets, alleys, sidewalks, and the like meet the approved development plan.
(3) The subdivider/developer will prepare and maintain a daily log that documents required information listed below. Copies of said log will be provided to the Administrative Officer upon development completion. The following information shall be provided:
(a) Weather conditions, temperature, wind velocity, and precipitation status;
(b) General site conditions;
(c) Actual hours the site is worked;
(d) Actual hours an inspector is on site;
(e) Specific information regarding any materials testing performed; and
(f) Detailed descriptions of any problems occurred on site.
(E) Streets and alleys. For all new public streets and alleys the subdivider/developer shall document and provide copies of said documentation to the Administrative Officer that such improvement meets standards as required by the Illinois Department of Transportation. All new or proposed public or private streets and alleys shall meet design specifications as shown in §§ 153.35 through 153.40.
(F) Utilities. All utilities provided as new installations within a subdivision shall be placed in the right-of-way or in easements, and shall be provided underground, unless a variance has been granted. All electric distribution circuits installed by the utility company within the county shall be installed in accordance with the “Safety Rules for the Installation and Maintenance of Electric Supply and Communication Lines,” U.S. Department of Commerce, National Bureau of Standards and General Order No. 160, Rules for Construction of Electric Power and Communication Lines, State Commerce Commission.
(G) Water facilities. All existing or proposed improvements concerning potable water facilities shall be reviewed, permitted, and approved by the County Health Department.
(H) Easements. Easements for all new subdivisions shall be provided as follows.
(1) Utility. Ten-foot wide easements shall be provided for public and private utilities along the front right-of-way lines of the public streets. Easements located elsewhere shall be at least 20 feet wide and, if along lot lines, they shall be centered on the lot lines.
(2) Sanitary sewers. All easements for proposed sanitary sewers shall be reviewed and approved by the County Health Department.
(3) Drainage. Adequate easements for stormwater drainage shall be established along any natural drainage channel and in any other locations where necessary to provide satisfactory disposal of stormwater from streets, alleys, and all other portions of the subdivision. The precise location and minimum widths of said easements shall be determined by the Soil and Water Conservation District, County Highway Department, or Township Road Commissioner.
(I) Soil erosion and sedimentation control.
(1) The subdivider/developer shall protect the development site from soil erosion and shall protect downstream property from sedimentation deposits during the construction of the subdivision. The subdivider/developer shall also employ stormwater management practices to keep post-development peak discharge rates equal to pre-development rates.
(2) Practices contained in “Procedures and Standards for Urban Soil Erosion and Sedimentation Control in Illinois” shall be employed in the preparation of an erosion and sedimentation control plan, which shall be approved by the Soil and Water Conservation District prior to any earth disturbing activity taking place.
(J) Form of assurance. The Administrative Officer shall determine the need for any special form of assurance. Generally, if the proposed subdivision requires any new streets, utilities, or other improvements, a letter of credit shall be required.
(1) The Administrative Officer shall estimate the amount of constructing improvements as shown in the approved development plans.
(2) This estimated amount shall be made available in the manner shown below:
(a) Irrevocable letter of credit. A commitment from a lending institution guaranteeing to the county the availability of the escrow funds from time to time upon demand; and
(Prior Code, § 3-3-3) (Res. passed 10-18-1994; Res. passed 4-21-1998)