(A) Generally. Plans and specifications for improvements shall consist of black line prints not larger than 30 inches by 36 inches. The plans, together with related specifications shall provide all of the information listed herein.
(B) Improvement plans. The subdivider/developer shall submit as part of his or her improvement plans, street and drainage plans prepared in accordance with generally accepted engineering standards and all relevant requirements in these regulations, and including but not limited to the following items:
(1) A title page containing the name of the subdivision, a location map, with scale and north arrow, a title block for the name of the developer and engineer, and the engineer's seal, as well as:
(a) A list of standards and specifications or standard drawings, which as an option, may be shown on a separate sheet; and
(b) A summary of quantities which as an option may be shown on another sheet.
(2) Street plan and profile sheets to a horizontal scale of one inch equals 20 feet or one inch equals 50 feet and a vertical scale of one inch equals two feet, or one inch equals five feet, or one inch equals ten feet, and including, but not limited to, the following items:
(a) Title block with subdivision name, identification of information on sheet, vertical and horizontal scale and sheet number;
(b) North arrow;
(c) One or more benchmarks;
(d) Existing and proposed survey monuments;
(e) Profiles of existing ground and proposed centerline of pavement;
(f) Locations, sizes and invert elevations of all existing and proposed storm sewer manholes, storm sewers and catch basins showing connections to any existing or proposed storm sewer systems;
(g) Plans of existing utilities, proposed lots, street right-of-way, pavements, curb and/or gutter, catch basins, storm sewer (including size), drainage arrows and the like;
(h) All percent grades and curve data;
(i) Elevations for existing ground and proposed pavement grade, storm sewer inverts, inverts and tops for catch basins and retention basins;
(j) Locations and typical cross-section of sidewalks;
(k) Radii of all curves and lengths of tangents on all streets; and
(l) Locations of street signs.
(3) Street cross-section sheets showing existing and proposed grades to a scale of one inch equals ten feet, or one inch equals five feet with sufficient sections to indicate the typical finished section of each street, as well as curbs/gutters and catch basins; and
(4) Construction detail sheets showing sidewalk ramp designs to a scale of one inch equals five feet, or one inch equals ten feet with sufficient information including proposed grades and slope to verify ADA compliance.
(C)
Grading and drainage plan sheets according to § 153.161(B)(2) to a horizontal scale of one inch equals 20 feet.
(D) Erosion control plan. The subdivider/developer shall submit, as part of his or her improvement plans, an erosion control plan as required in § 156.046, and which shall also include but not be limited to the following items:
(1) Existing topography of the subdivision or development site, including adjacent land within approximately 100 feet of the site boundaries drawn at no greater than two-foot contour intervals and clearly portraying the conformation and drainage pattern of the area;
(2) The location of existing buildings, structures, utilities, water bodies, floodplains, drainage facilities, vegetative cover, paved areas and other significant natural or human-made features on the site and any adjacent land within approximately 100 feet of the site boundaries;
(3) A general description of the predominant soil types on the site, their location and their limitations for the proposed use;
(4) Proposed use of the site, including present development and planned utilization; areas of excavation, grading and filling; proposed contours, finished grades and street profiles; provisions for storm drainage, including the control of accelerated runoff, with a drainage area map and computations; kinds and locations or utilities; and areas and acreages proposed to be paved, covered, sodded or seeded, stabilized with vegetation or left undisturbed.
(5) Identification of the person(s) or entity that will have legal responsibility for maintenance of erosion control structures and measures after development is completed. Note: the city maintains only those storm sewers that convey water from a public right-of-way, and then only to a point of natural discharge. The subdivider/developer, a homeowner's association or individual property owners retain maintenance responsibility for stormwater drainage facilities located within subdivided lots and common land areas.
(6) A proposed schedule for phasing of stripping, clearing, rough grading, construction, final grading and landscaping, identifying:
(a) The expected date on which clearing will begin and an estimation of how long cleared areas will be exposed; and
(b) The sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking areas, and establishment of permanent vegetative cover.
(E) Water mains and sanitary sewer plan. The subdivider/developer shall also submit plans for the proposed extension of water and sewer mains throughout the subdivision, which have been prepared by a professional engineer registered in the state in accordance with the requirements of the Illinois Environmental Protection Agency and all relevant requirements in these regulations. The plans shall include but are not limited to the following items:
(1) A title page containing the name of the subdivision, a location map, with scale and north arrow, a title block for the name of the developer and engineer, and the engineer's seal, as well as:
(a) A list of standards and specifications or standard drawings which, as an option, may be shown on a separate sheet; and
(b) A summary of quantities which, as an option, may be shown on another sheet.
(2) Water and sanitary sewer system plan and profile sheets to a horizontal scale of one inch equals 20 feet or one inch equals 50 feet, and a vertical scale of one inch equals two feet, or one inch equals five feet, or one inch equals ten feet, and including but not limited to the following items:
(a) Title block with subdivision name, identification of information on sheet, vertical and horizontal scale and sheet number;
(b) North arrow;
(c) One or more benchmarks;
(d) Plans of existing and proposed sewer and water mains including valves, hydrants, bends, manholes and main sizes;
(e) Locations of existing and proposed natural gas, electric, telephone and other utilities;
(f) Profiles of existing grade, proposed grade, water mains, manholes and sewer main;
(g) Elevations of manhole inverts and tops of frame;
(h) Locations and limits of trench backfill; and
(i) Locations of force mains and lift stations, along with detail sheet for any such lift stations.
(F) Other features. The subdivider/developer shall also submit plans or illustrations of the following features:
(1) Any flood-prone areas detailed on a topographical map at the same scale as required in the preliminary plat illustrating that all lots and improvements will be above the regulatory flood evaluation;
(2) High water elevations of all lakes and streams adjoining or within the tract;
(3) Locations of all wooded areas;
(4) Locations, dimensions and areas of any parcels to be reserved for parks, playgrounds, bike paths or other public purposes as detailed in § 153.087;
(5) All proposed measures to permanently control erosion and sedimentation; and
(6) Any other information as the City Engineer may reasonably require to perform his or her duties under this section.
(G) EPA permit applications. The appropriate permit forms as required by the Illinois Environmental Protection Agency shall be completed by the subdivider/developer's engineer and submitted in conjunction with the water main and sanitary sewer plans for the city’s review and subsequent signature.
(H) Drainage calculations according to § 156.028(B) which validate storm sewer sizes and catch basin spacing along with an illustration of the various drainage areas and/or watersheds, and which are to be reviewed by the City Engineer.
(J) Water main sizing calculations according to § 153.081(A) as required to justify pipe sizes shown on the plans.
(K) Sanitary sewer main and lift station calculations according to § 153.082(B) and (H) as required to justify pipe sizes, lift station design element sizes (e.g., wet well, pumps, etc.) as shown on the plans.
(L) Construction cost estimates for public improvements shall be updated based on further design refinement to meet the improvement plan standards.
(M) Improvements checklist A completed “Improvement Plan Checklist” signed by both the subdivider/developer and his or her engineer who prepared the improvement plans.
(Ord. 2009-21, § 18.5-4-20, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)