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CHAPTER 153: SUBDIVISION CODE
Section
General Provisions
   153.001   Title
   153.002   Purpose and intent
   153.003   Jurisdiction and conflicting laws
   153.004   Interpretation
   153.005   Incorporation of figures and standards
   153.006   Disclaimer of liability
   153.007   Rules of construction
   153.008   Selected definitions
General Design and Improvement Standards; Standards for Lots
   153.020   General prohibition
   153.021   General suitability for subdivision
   153.022   General design standards
   153.023   Standards for lots
   153.024   Street frontage required
   153.025   Reference monuments required
General Standards for Streets
   153.035   Standards for grading
   153.036   Subgrades
   153.037   Soil subgrade modification
   153.038   Granular subbase
   153.039   Compaction verification
   153.040   Typical street sections
   153.041   Materials for flexible pavement construction
   153.042   Equipment and procedures for flexible pavement
   153.043   Materials for rigid pavement construction
   153.044   Equipment and procedures for rigid pavement
   153.045   Specifications for concrete in non-pavement areas
   153.046   Curb and gutter construction
   153.047   Grass lined ditch construction
Design Standards
   153.060   Relationship of new to existing streets
   153.061   Designing blocks
   153.062   Designing intersections
   153.063   Designing curves
   153.064   Designing dead-end streets
   153.065   Designing sidewalks
   153.066   Specifications for street signs
   153.067   Dedication for public use
Utilities
   153.080   General standards for utilities
   153.081   Specific standards for water services
   153.082   Specific standards for public sanitary sewers
   153.083   Specific standards for other utilities
   153.084   Safety provisions
   153.085   Standards for easements
   153.086   Provision of green space
Administration and Enforcement
   153.120   Schedule of fees
   153.121   Authority
   153.122   Code Administrator
   153.123   City Engineer
   153.124   Planning Commission
   153.125   Complaints
   153.126   Corrective action orders
   153.127   Contents of order
   153.128   Service of order
   153.129   Stop work orders
   153.130   Emergency measures
Subdivision Process: Preliminary Plats
   153.140   Subdivision process
   153.141   Pre-application conference
   153.142   Preliminary plats
   153.143   Requirements for filing
   153.144   Action by the Planning Commission
   153.145   Action by the City Council
Improvements
   153.160   Improvement plans
   153.161   Requirements for filing
   153.162   Requirements for approval
   153.163   Construction and inspection of improvements
   153.164   Requirements for “as-built” records
   153.165   Requirements for assurance of completion
   153.166   Acceptable forms of assurance
   153.167   Term of assurance, extension
   153.168   Release of bond, escrow deposit
   153.169   Failure to complete improvements
Final Plats
   153.185   General provisions
   153.186   Requirements for filing
   153.187   Required certificates
   153.188   Administrative review procedures
   153.189   Action by the City Council
   153.190   Changes in approved final plats
   153.191   Maintenance of improvements
   153.192   Duration of guarantee
   153.193   Variations
   153.194   Review by the Planning Commission
   153.195   Action by the City Council
Amendments to Chapter
   153.210   Amendments
   153.211   Public hearing, notice
   153.212   Action by the City Council
 
   153.999   Penalty
   Appendix A: Standard Specification Plan Sheets
Cross-reference:
   Fee schedule, see also Ch. 37, App. A
   Street regulations and construction, see Ch. 92
GENERAL PROVISIONS
§ 153.001 TITLE.
   This chapter shall be known and cited as the “Troy Subdivision Code” or “this chapter.”
(Ord. 2009-21, § 18.5-1-1, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.002 PURPOSE AND INTENT.
   In accordance with the Illinois Compiled Statutes (ILCS), this chapter regulates the subdivision and development of land in order to assist in achieving the following specific objectives:
   (A)   To preserve, protect and promote the public health, safety and welfare;
   (B)   To implement the city's comprehensive plan and official map;
   (C)   To provide a pleasant living environment by furthering the orderly layout and development of land;
   (D)   To avoid legal and other problems by requiring that subdivided land be properly monumented and recorded;
   (E)   To conserve and increase the value of land, improvements and buildings throughout the city;
   (F)   To preserve the city's natural beauty and topography to the maximum feasible extent;
   (G)   To protect against injury or damage caused by pollution, stormwater runoff, erosion and sedimentation or similar hazards;
   (H)   To provide safe and convenient access to new developments and to avoid traffic congestion and unnecessary public expenditures by requiring the proper location, design and construction of streets and sidewalks;
   (I)   To ensure that the proper installation and maintenance of adequate water mains, sanitary sewers, storm sewers and other utilities and services; and
   (J)   To provide a means for making adequate parks, schools and other public facilities available to the residents of new developments.
(Ord. 2009-21, § 18.5-1-2, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.003 JURISDICTION AND CONFLICTING LAWS.
   (A)   This chapter shall be applicable within the corporate limits of the city and within all unincorporated territory located within one and one-half miles of the limits, provided the territory is not located within the subdivision jurisdiction of another municipality. Jurisdictional boundary lines shall be determined in accordance with ILCS Ch. 65, Act 5, § 11-12-9.
   (B)   Whenever the requirements of this chapter differ from those of any easement, statute, other lawfully adopted ordinance or regulation, the more stringent requirement shall prevail. Developers are therefore encouraged to review other regulations to ensure compliance. In accordance with state law, whenever this chapter imposes higher standards than any county subdivision ordinance, the higher standards shall supersede any county regulations in the unincorporated territory located within the subdivision jurisdiction of the city.
(Ord. 2009-21, § 18.5-1-3, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.004 INTERPRETATION.
   (A)   In the event that any provision of this chapter requires interpretation in order to be clarified, the Code Administrator identified in § 153.122 shall be vested with the authority to make the interpretation.
      (1)   Any appeal of the interpretation shall be made in writing to the Planning Commission, which shall review the appeal request and forward a recommendation to the City Council, whose decision shall be final.
      (2)   Any such interpretation, whether by the Code Administrator or the City Council, shall be reduced to writing and thereafter equitably applied to all.
   (B)   Every provision of this chapter shall be construed liberally in favor of the city, and every regulation set forth herein shall be considered the minimum requirement for the promotion of the public health, safety and welfare.
   (C)   This chapter and the aforementioned statutes shall be construed together in such a manner as to give full effect to both the regulations and statutes except in a case of irreconcilable conflict. In case of irreconcilable conflict, the laws passed by the State General Assembly are controlling to the extent of the conflict.
(Ord. 2009-21, § 18.5-1-4, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.005 INCORPORATION OF FIGURES AND STANDARDS.
   (A)   Certain design concepts, standards and related matters addressed herein are further clarified by illustrations and examples contained in Appendix A to this chapter.
   (B)   The requirements indicated in Appendix A shall be as effective and binding as the narrative portions of this chapter.
(Ord. 2009-21, § 18.5-1-5, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Ord. 2017-03, passed 3-6-2017)
§ 153.006 DISCLAIMER OF LIABILITY.
   (A)   Except as may be provided otherwise by statute or ordinance, no official, Council member, agent or employee of the city shall render himself or herself personally liable for any damage that may accrue to persons or property as a result of any act required or permitted in the discharge of his or her duties under this chapter. (See the Local Governmental and Governmental Employees Tort Immunity Act, ILCS Ch. 745, Act 10, § 1-101).
   (B)   Any suit brought against any official, Council member, agent or employee of this city as a result of any act required or permitted in the discharge of his or her duties under this chapter shall be defended by the City Legal Department until the final determination of the legal proceedings.
(Ord. 2009-21, § 18.5-1-6, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.007 RULES OF CONSTRUCTION.
   In construing the intended meaning of terminology used in this chapter, the following rules shall be observed.
   (A)   Unless the context clearly indicates otherwise, words and phrases shall have the meanings respectively ascribed to them in § 153.008; terms not defined in § 153.008 shall have the meaning respectively ascribed to them in Chapter 154: if any term is not defined either in § 153.008 or in Chapter 154, the term shall have its standard English dictionary meaning.
   (B)   Words denoting the masculine gender shall be deemed to include the feminine and neuter genders.
   (C)   Words used in the present tense shall include the future tense.
   (D)   Words used in the singular number shall include the plural number, and the plural the singular.
   (E)   The word “shall” is mandatory; the word “may” is discretionary.
   (F)   With the exception of building setbacks, all distances shall be measured to the nearest integral foot; six inches or more shall be deemed one foot.
   (G)   Captions (i.e., titles of sections, divisions and the like) are intended merely to facilitate general reference and in no way limit the substantive application of the provisions set forth thereunder.
   (H)   Reference to sections shall be deemed to include all divisions within that section; but a reference to a particular division designates only that division.
   (I)   A general term that follows or is followed by enumerations of specific terms shall not be limited to the enumerated class unless expressly limited.
(Ord. 2009-21, § 18.5-2-1, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.008 SELECTED DEFINITIONS.
   For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
   AASHTO. American Association of State Highway and Transportation Officials.
   ADMINISTRATOR. The employee or officer of the city appointed by the Mayor to administer this chapter; or his or her duly authorized representative.
   ALLEY. A public right-of-way that affords a secondary means of vehicular access to the side or rear of premises that front on a nearby street.
   AMENDMENT. A change in the provisions of this chapter properly effected in accordance with state law and the procedures set forth herein.
   APPLICANT. Any person, firm or governmental agency who executes the necessary forms to procure official approval of a development or permit to carry out construction of a new development or redevelopment from the city.
   AREA, GROSS. The entire area within the lot lines of the property proposed for subdivision/development, including any areas to be dedicated/reserved for street and alley rights-of-way and for public uses.
   ASTM. American Society of Testing Materials.
   BLOCK. An area of land entirely bounded by streets, highways, barriers or ways (except alleys, pedestrian ways or exterior boundaries of a subdivision unless the exterior boundary is a street, highway or way) or bounded by a combination of streets, public parks, cemeteries, railroad rights-of-way, waterways or corporate boundary lines.
   BUILDING PERMIT. A permit issued by the city for the construction, erection or alteration of a structure or building and the related ground and surface preparation prior to and after completion of construction, erection or alteration of a structure or building.
   CENTERLINE.
      (1)   The CENTERLINE of any right-of-way having a uniform width;
      (2)   The original CENTERLINE, where a right-of-way has been widened irregularly; or
      (3)   The new CENTERLINE, whenever a road has been relocated.
   CENTERLINE OFFSET. The distance between the centerlines of two roughly parallel streets, measured along the third street with which both parallel streets intersect.
   CERTIFY or CERTIFICATION. Formally attesting that the specific inspections and tests were performed and that the inspections and tests comply with the applicable requirements of this chapter.
   CITY. The city or the area within the territorial limits of the city, and that territory outside of the city over which the city has jurisdiction or control by virtue of any constitutional or statutory provision.
   CITY ENGINEER. A professional engineer registered in the state appointed by the Mayor.
   CLEARING. Any activity which removes the natural vegetative ground cover.
   COMPREHENSIVE PLAN. A plan or any portion thereof adopted by the City Council to guide and coordinate the physical and economic development with the city. Sometimes referred to as a land-use plan, the COMPREHENSIVE PLAN includes but is not limited to plans and programs regarding the location, character and extent of streets and related facilities; public buildings and uses; utilities; schools; residential, commercial or industrial land uses; parks; and drainage facilities.
   CROSS-SLOPE. The degree of inclination measured across a right-of-way rather than in the direction traffic moves on the right-of-way.
   CURB AND GUTTER, INTEGRAL. The rim forming the edge of a street, plus the channel for leading off surface water, constructed of placed concrete as a single facility.
   DEDICATE. To transfer the ownership of a right-of-way, parcel of land or improvement to the city or other public entity without compensation.
   DENSITY, NET. The total number of dwelling units divided by the total project area less the area for street rights-of-way.
   DEVELOP. To erect any structure or to install any improvements on a tract of land, or to undertake any activity (such as grading) in preparation therefor.
   DEVELOPER. Any person, firm, partnership, association, corporation, estate or other group or combination acting as a unit, and developing or proposing to develop land within the corporate limits; may be synonymous with SUBDIVIDER. In the event that a DEVELOPER or SUBDIVIDER is not the record owner, then both shall sign and be responsible for all submittals and the performance thereunder.
   DEVELOPMENT. Any human-made change to real estate or property, including:
      (1)   The division or subdivision of any duly recorded parcel of property;
      (2)   Construction, reconstruction or placement of a building or any addition to a building;
      (3)   Construction of roads, bridges or similar projects;
      (4)   Redevelopment of a site;
      (5)   Filling, dredging, grading, clearing, excavating, paving or other nonagricultural alterations of a ground surface;
      (6)   Storage of materials or deposit of solid or liquid waste; or
      (7)   Any other activity that might alter the magnitude, frequency, direction or velocity of stormwater flows from a property.
   DIMENSIONS. In relation to the size of a lot, refers to both lot depth and lot width.
   EASEMENT. A right to use a portion of another person's real property for certain limited purposes.
   ESCROW DEPOSIT. A deposit in cash or other approved securities to assure the completion of improvements within a subdivision.
   EXCAVATION. Any act by which organic matter, earth, sand, gravel, rock or any other similar material is cut into, dug, quarried, uncovered, removed, displaced, relocated or bulldozed, and shall include the conditions resulting from these actions.
   FILL. Any act by which earth, sand, gravel, rock, rubble or concrete is deposited, placed, replaced, pushed, dumped, pulled, transported or moved by humans to a new location used to build up a piece of ground, and including the conditions resulting therefrom. Sod, frozen material, organic matter or any other material which by decay or otherwise might cause settlement, shall not be utilized as FILL.
   FINAL PLAT. The final engineering, survey, maps, drawings and supporting material indicating the subdivider's plan of the subdivision which, if approved, may be filed with the County Recorder of Deeds.
   FRONTAGE. The lineal extent of the front (street side] of a lot.
   GRADE (GRADIENT). The degree of inclination of the site or right-of-way expressed as a percentage; synonym for SLOPE.
   GRADE, EXISTING. The vertical location of the existing ground surface prior to excavation or filling.
   GRADE, FINAL. The vertical location of the ground or pavement surface after grading work is completed.
   GRADING. Excavation or fill, or any combination thereof, and including the conditions resulting from any excavation or fill.
   GREEN SPACE. Land devoted to park, recreation or other open space which is not part of an individual lot occupied by another principal use such as a house.
   IDOTSTANDARD SPECIFICATIONS. The current edition of the Illinois Department of Transportation's STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION are the standards to which the streets must be constructed.
   IMPROVEMENT PLANS. The engineering plans showing types of materials and construction details for the facilities to be installed in or in conjunction with a subdivision.
   IMPROVEMENTS. Any site grading or street, curb and gutter, sidewalk, drainage ditch, sewer, catch basin, newly planted tree, off-street parking area or other facility necessary for the general use of property owners in a subdivision.
   INTERSECTION. The point at which two or more public rights-of-way (generally streets) meet.
   LETTER OF CREDIT. An irrevocable cash assurance pledged by a financial institution on behalf of a subdivider/developer, and provided in lieu of a surety bond as a means of guaranteeing the installation of required improvements within or in conjunction with a subdivision.
   LOT. An individual platted parcel in an approved subdivision.
   LOT AREA, GROSS. The area of a horizontal plane bounded by the front, side and rear lines of a lot, but not including any area occupied by the waters of a duly recorded lake, river or stormwater management pond. For those lots that include property under water, GROSS LOT AREA shall be considered as the area of a horizontal plane bounded by the 100-year flood high water mark along all banks and the remaining lot lines.
   LOT, CORNER. A lot abutting upon two or more streets at their intersection or upon two parts of the same street. The point of intersection of the street lines is the corner. Both these side lines shall be deemed front lot lines.
   LOT OF RECORD. An area of land designated as a lot on a plat of subdivision recorded with the County Recorder of Deeds, in accordance with state law.
   LOT, THROUGH. A lot having a pair of approximately parallel lot lines that abut two approximately parallel streets. Both these lot lines shall be deemed front lot lines.
   METES AND BOUNDS DESCRIPTION. A description of real property not by reference to a lot or block shown on a recorded subdivision plat, but in terms of a known point and the bearings and distances of the lines forming the boundaries of the property.
   ON RECORD. Officially adopted by the legislative body of a municipality, township, county, state or other governmental entity; or officially adopted by a department of the state (e.g., IDOT). Generally, materials which are ON RECORD may be found in the office of the County Recorder of Deeds, but certain other legal materials such as state regulations or municipal ordinances that cannot be found in the office of the Recorder of Deeds shall nonetheless be deemed ON RECORD.
   OWNER. A person having sufficient proprietary interest in the land sought to be subdivided to commence and maintain proceedings to subdivide the same under these regulations.
   PARCEL. All contiguous land in one ownership.
   PARKWAY. The area, normally grass covered, between the back of curb/gutter and the right-of-way lines or from the back of curb/gutter to the sidewalk.
   P.C.C. Portland cement concrete.
   PERMITTEE. Any person to whom a building permit is issued.
   PERSON. Any natural person, joint venture, joint stock company, partnership, association, club, company, corporation, business, trust or organization, or the manager, lessee, agent, servant, officer or employee of any of them.
   PLANNING COMMISSION. The Planning Commission of the city, which is a group appointed by the Mayor tasked with reviewed planning and zoning issues.
   PRELIMINARY PLAT. The preliminary engineering, survey, maps, drawings and supportive material indicating the proposed layout of a subdivision.
   PRIME FARMLAND. Land that is best suited to food, feed, forage, fiber and oilseed crops. It may be cropland, pasture, woodland or other land, but it is not urban and built-up land or water areas. It is either used for food or fiber or is available for those uses. The soil qualities, growing season and moisture supply are those needed for a well-managed soil to economically produce a sustained high yield of crops. PRIME FARMLAND produces the highest yields with minimum inputs of energy and economic resources, and farming it results in the least damage to the environment.
   PROPERTY. A parcel of real estate.
   RESERVE. To set aside a parcel of land in anticipation of its acquisition by the city (or other governmental entity) for public purposes.
   RESERVE STRIP. A narrow strip of land between a public street and adjacent lots which is designated on a recorded subdivision plat or property deed as land over which vehicular travel is not permitted.
   REVERSE CURVE. A curve in a street heading in approximately the opposite direction from the curve immediately preceding it so as to form an “S” shape.
   RIGHT-OF-WAY, PUBLIC. A strip of land which the owner/subdivider has dedicated to the city or other unit of government for streets, alleys and other public improvements.
   SETBACK LINE. A line that is usually parallel to the front, side or rear property line of a lot, thereby establishing the minimum distance a building must be placed away from the lot line. Minimum setback requirements are set forth in Chapter 154.
   SEWERAGE SYSTEM, PRIVATE. A sewer system including collection and treatment facilities established by the developer to serve a new subdivision in an outlying area.
   SIDEWALK. A pedestrian way constructed in compliance with the standards of this chapter generally abutting or near the curb line of the street.
   SITE. A parcel of land, or a contiguous combination thereof, where work is performed as a single unified operation.
   SITE DEVELOPMENT. Altering terrain and/or vegetation and construction improvements.
   STOP WORK ORDER. An order used by the Code Administrator to halt work in progress that is in violation of this chapter.
   STREET. A public or private way for motor vehicle travel. The term STREET includes a highway, thoroughfare, parkway, through way, road, pike, avenue, boulevard, lane, place, drive, court and similar designations, but excludes an alley or a way for pedestrian use only.
   STREET, ARTERIAL. A major street or highway with the main function of traffic mobility. Arterial's carry high volumes of traffic (greater than 3,000 vehicles/day) at high vehicular speeds (greater than or equal to 45 mph). Arterial routes typically interconnect to other arterials, provide intra-community continuity, but do not penetrate identifiable neighborhoods.
   STREET, COLLECTOR. A street of considerable continuity, including the principal entrance street(s) of residential developments and the principal circulating street(s) within the developments, which carries or is proposed to carry intermediate volumes of traffic (500 to 3,000 vehicles/ day) from land access streets to arterials. For example, since a residential home creates ten trips per day on average, a roadway supplying 50 residential homes or more would be categorized as a collector street.
   STREET, CUL-DE-SAC. A local street having only one outlet for vehicular traffic and having the other end permanently terminated by a turnaround for vehicles; the term may also be used to refer solely to the turnaround.
   STREET, FRONTAGE ROAD. A “minor” street, parallel with and adjacent to, or in the immediate vicinity of, an arterial street or limited access highway, used for local access to abutting lots, and therefore relieving the arterials from providing this access.
   STREET, LOCAL. A street that is not an arterial or collector that functions to provide direct access to abutting land. Local streets carry low traffic volumes (less than and 500 vehicles/day) at low vehicular speeds (less than or equal to 30 mph).
   STREET, LOCAL (COMMERCIAL). A street normally serving limited amounts of commercial traffic; used primarily for access to the commercial properties. Service to through-traffic movements is deliberately discouraged. Typically, these streets serve one development or a group of small developments at the discretion of the city depending on the intensity of the commercial use(s).
   STREET, LOCAL (RESIDENTIAL). A street normally serving limited amounts of residential traffic; used primarily for access to abutting residential properties, sometimes with more than one outlet, but not typically a through route. Typically, these streets serve less than 50 dwelling units.
   STREET, TEMPORARY STUB. A street that is temporarily terminated without the use of a cul-de-sac because it is planned for future continuation.
   STREET WIDTH. The shortest distance between lines delineating the pavement width of a street, usually measured from back-of-curb to back-of-curb (unless noted otherwise). Not to be confused with right-of-way width, which includes both pavement and parkways.
   STRIPPING. Any activity which removes the vegetative surface cover including tree removal, by spraying or clearing, and storage or removal of topsoil.
   STRUCTURE. Anything constructed or erected on the ground, or attached to something having a fixed location on the ground. All buildings are STRUCTURES, but not all STRUCTURES are buildings.
   SUBDIVIDER. Any person, firm, partnership, association, corporation, estate or other group or combination acting as a unit, and dividing or proposing to divide land in a manner that constitutes a subdivision as defined herein; synonymous with DEVELOPER. In the event that a SUBDIVIDER or developer is not the record owner, then both shall sign and be responsible for all submittals and the performance thereunder.
   SUBDIVISION. Any division of land into two or more lots, except as provided otherwise in the list of exceptions set forth in the Plat Act (ILCS Ch. 765, Act 205, § 1). The term SUBDIVISION includes re-subdivision.
   SUBDIVISION, MINOR. A division of land into two but not more than four lots, all of which front upon an existing street, and not involving any new streets, other rights-of-way, easements, improvements or other provisions for public areas and facilities.
   TOPOGRAPHY. The relief features or surface configuration of an area of land.
   TRAFFIC ASSESSMENT STUDY (TAS). A TAS is required when 500 or more daily vehicle trips are anticipated to be generated by the development or if the development is anticipated to cause severe impacts on either the street system or nearby neighborhoods. It shall identify when a collector street is warranted, internal neighborhood circulation issues, potential connections within and from the development, stop sign and traffic signal locations using Manual of Uniform Traffic Control Devices warrants, adjacent road network improvements, or other such system capacities and evaluations. Proposed trips shall be estimated using the most recent version of the Institute of Traffic Engineer's (ITE) Trip Generation Manual or by counting a similar existing development. Trips shall be assigned to the proposed street network using a trip generation model.
   VACANT. Land on which there are no structures or only structures which are secondary to the use or maintenance of the land itself.
   VACATE. To terminate the legal existence of right-of-way or subdivision and to so note on the final plat recorded with the County Recorder of Deeds.
   VARIATION, SUBDIVISION. A relaxation in the strict application of the design and improvement standards set forth in this chapter.
   ZONING DISTRICT. A designated area within the corporate limits of the city wherein certain uniform requirements or various combinations thereof apply to structures, lots and uses under the terms of the Troy Zoning Code; codified in Chapter 154.
(Ord. 2009-21, § 18.5-2-2, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
GENERAL DESIGN AND IMPROVEMENT STANDARDS; STANDARDS FOR LOTS
§ 153.020 GENERAL PROHIBITION.
   (A)   Streets, sanitary sewer systems and water treatment and distribution represent major investments in a community. These improvements should be constructed in such a manner so that they become enduring assets to the community. In order to assure that improvements constructed by a subdivision developer for dedication to the public are resilient, this subchapter sets forth appropriate design and construction standards. The design and improvement standards set forth herein shall be deemed the minimum requirements for public health, safety and general welfare. Nothing contained in this subchapter shall be construed as preventing the subdivider from constructing improvements that exceed these requirements.
   (B)   (1)   No land within the subdivision jurisdiction of the city, other than land that is specifically exempted from the requirements of the Illinois Plats Act (ILCS Ch. 765, Act 205, § l(b)), shall be subdivided or developed except in compliance with the regulations of this subchapter and the applicable provisions of state law (see ILCS Ch. 65, Act 5, § 11-12-8; ILCS Ch. 765, Act 205, §§ 1 et seq.).
      (2)   No lot in any subdivision shall be conveyed until:
         (a)   The final plat of the subdivision has been approved by the City Council and recorded with the County Recorder of Deeds; and
         (b)   The portion of the subdivision of which the lot is located has been improved in accordance with the requirements of this subchapter or until an irrevocable letter of credit or some other acceptable assurance has been posted to warrant the completion of the improvements.
      (3)   No building permit shall be issued to allow construction on any lot conveyed in violation of this section, and any so issued shall be made invalid by the violation.
(Ord. 2009-21, § 18.5-3-1, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.021 GENERAL SUITABILITY FOR SUBDIVISION.
   Land which the City Council determines to be unsuitable for development due to probable flooding, poor drainage, rough topography, adverse soil conditions, being identified as “open space” on the city's “Future Land Use Plan,” or other conditions that, in the opinion of the City Engineer, will prove detrimental to the health, safety and/or general welfare of the future inhabitants of the tract and/or surrounding areas shall not be subdivided or developed unless the developer submits plans and methods that the City Engineer deems adequate to resolve or avoid the problems caused by the adverse land conditions.
(Ord. 2009-21, § 18.5-3-2, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.022 GENERAL DESIGN STANDARDS.
   (A)   It is the intent of this chapter and the city to facilitate the design of new subdivisions and developments that are in compliance with the provisions and procedures outlined herein. As such, the city has developed the standard specification plan sheets in § 153.005.
   (B)   The plan sheets are included in Appendix A and made a part hereof by reference. The city shall make the plan sheets available to all subdividers/developers, who are thereafter encouraged to include them within the construction plans for the proposed development. By doing so, the subdivider/developer can more easily make the requirements of this chapter known to the contractors responsible for the construction and installation of improvements within the development.
(Ord. 2009-21, § 18.5-3-3, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.023 STANDARDS FOR LOTS.
   The planning and development of lots shall be done in such a manner so as to assure compliance with Chapter 154. In order to help achieve this result, every subdivider shall comply with the requirements herein.
   (A)   All lots in any subdivision within the city shall conform to the minimum lot area and dimension requirements of the zoning district in which the subdivision is located.
   (B)   All lots in any subdivision outside the city shall conform to the minimum lot area and dimension requirements of the city's zoning district which is most appropriate, as determined by the Administrator of this code.
   (C)   Land contained with natural lakefront lots that is under water when the lake is at its 100-year pool elevation, or land reserved for street improvements, shall not be counted in determining compliance with minimum lot size requirements.
   (D)   If possible, the creation of through lots should be avoided in all new subdivisions.
   (E)   Every corner and through lot shall be large enough to permit compliance with the zoning district's front setback requirement on every side of the lot that faces a street.
   (F)   All lot remnants shall be added to adjacent lots to avoid the creation of unbuildable or nonconforming parcels.
   (G)   All side lot lines shall be at right angles to straight street right-of-way lines or radial to curved street right-of-way lines, except where the City Engineer has determined that a deviation from this requirement will provide a street and lot design more beneficial to the city.
   (H)   All side lot lines of lots which front a cul-de-sac shall be at right angles to the centerline of the cul-de-sac until the point at which the centerline meets the center of the cul-de-sac turnaround. Side lot lines beyond that point shall be radial to the center of the cul-de-sac turnaround except where the City Engineer has determined that a deviation from this requirement will provide a street and lot design more beneficial to the city.
   (I)   Land contained within the 100-year pool elevation for stormwater detention/retention ponds shall not be counted in determining compliance with minimum lot size requirements.
(Ord. 2009-21, § 18.5-3-4, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.024 STREET FRONTAGE REQUIRED.
   All land to be subdivided shall be divided in such a way that each lot abuts a public street meeting the requirements of §§ 153.040 through 153.044.
(Ord. 2009-21, § 18.5-3-5, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.025 REFERENCE MONUMENTS REQUIRED.
   In accordance with “An Act to revise the law in relation to plats,” ILCS Ch. 765, Act 205, §§ 1(a) et seq., as amended from time to time, reference monuments shall be erected by each subdivider as follows.
   (A)   In the field. Stone or reinforced concrete reference monuments, set in the ground in such a manner that they will not be moved by frost, shall be placed in the field, at opposite corners of the subdivision.
   (B)   At lot corners.
      (1)   Every lot corner shall be marked by an iron pin or pipe, at least one-half inch in diameter and not less than 24 inches long, driven into the ground deep enough that they do not protrude above the surface more than one and one-half inches.
      (2)   No lot in any subdivision shall be sold unless the corners of the lot are marked as specified above at the time of sale.
   (C)   Front lot corners. Front lot corners abutting a platted street shall be extended to the street and marked in the curb by a saw cut “T” (minimum of one-fourth inch deep and maximum of one-half inch deep) in addition to the lot pins required above.
(Ord. 2009-21, § 18.5-3-6, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
GENERAL STANDARDS FOR STREETS
§ 153.035 STANDARDS FOR GRADING.
   (A)   All grading necessitated for the construction of pavement, curb and gutter, sidewalks, right-of-way and drainage facilities shall be done in such a manner so as to assure a uniform subgrade with adequate bearing capacity to properly support the loading/structures to be superimposed.
   (B)   All topsoil shall be removed from areas proposed for the construction of pavement, curb and gutter, or sidewalks, and under no circumstances shall the improvements be constructed on topsoil or on any other soil not capable of meeting the specifications for compaction specified herein.
   (C)   Construction specifications. Work shall be completed according to the following sections in the IDOT Standard Specifications:
      (1)   Section 201 for clearing;
      (2)   Section 202 for earth excavation;
      (3)   Section 204 for borrow and furnished excavation; and
      (4)   Section 205 for embankment.
(Ord. 2009-21, § 18.5-3-11, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.036 SUBGRADES.
   Subgrade is the unimproved earth below the pavement structure, shoulders, or other appurtenances.
   (A)   All city streets and sidewalks shall be constructed with a four inch thick minimum layer of granular subgrade beneath the pavement.
   (B)   Construction specifications. The contractor is responsible to prepare subgrades properly graded to the lines and grades shown on the plans for the given project and according to IDOT Standard Specifications Section 301 except as otherwise noted.
   (C)   The standard laboratory density shall be the A minimum 95% compaction as determined by ASTM Specifications D-698 for clayey materials and a minimum relative density of 95% as determined by ASTM Specifications D2049 for granular materials.
   (D)   Compaction shall be achieved with a roller capable of properly compacting the given type of embankment material; in the case of fine-grained soils, a sheepsfoot roller is required.
(Ord. 2009-21, § 18.5-3-12, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.037 SOIL SUBGRADE MODIFICATION.
   This work shall consist of modifying the subgrade with water and a modifier to increase resiliency.
   (A)   All city streets shall be constructed with an improved subgrade, which will consist of a 12 inch thick layer of lime, cement modified subgrade, or aggregate granular material as recommended by a geotechnical engineer.
   (B)   Construction specifications. The contractor is responsible to prepare modified subgrades properly graded to the lines and grades shown on the plans for the given project and according to IDOT Standard Specifications § 302 except as otherwise noted.
   (C)   Proportioning. If lime or cement modified soil is proposed, a mix design for the proportions of modifier, soil, and water is required. The mix design should be based on actual soil samples and prepared by a geotechnical engineer licensed in the State of Illinois. Modifiers shall be proportioned within a range of 2% to 6% of the weight of soil based on the oven dry basis.
   (D)   Lime or cement modifiers shall not be applied when wind conditions are such that blowing modifiers become objectionable to adjacent property owners, or creates a hazard to traffic on adjacent highways. In a densely developed area - especially a residential area - the code enforcement official may require lime or cement modifiers be applied in a slurry form to avoid blowing.
   (E)   A rotary speed mixer is required for tilling the modifier (i.e., lime or cement).
   (F)   Water and the modifier shall be directly injected into the soil with equipment capable of measuring the application rate to ensure adherence to the mix design.
   (G)   Substitutions. If subgrade soil modification is impractical, the City Engineer may allow a 12 inch thick granular (i.e., rock) subbase according to § 153.038.
(Ord. 2016-29, passed 11-7-2016)
§ 153.038 GRANULAR SUBBASE.
   The subbase is the improved layer constructed on the prepared subgrade below the pavement.
   (A)   Construction specifications. Where granular subbase is required, the subdivider/developer shall use “subbase granular material, Type A,” conforming to Section 311 - Granular Subbase of the IDOT Standard Specifications except as otherwise noted.
   (B)   When constructing the subbase, if a soft spot in the soil subgrade is discovered, it shall be undercut to remove the unsuitable soft or spongy areas to the satisfaction of the city. The excavation shall be backfilled with CA-1 aggregate to bring the subject area back up to the subgrade elevation.
   (C)   To avoid segregation, a suitable spreader box or paver shall be used to place granular subbase.
(Ord. 2009-21, § 18.5-3-14, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.039 COMPACTION VERIFICATION.
   The developer shall be responsible for providing soils testing results to the City Engineer to verify compliance with compaction requirements listed in the IDOT Standard Specifications.
   (A)   In general, soils tests shall be taken every 200 feet, eight feet off of the centerline; at intersecting streets; and at sag (low) points.
   (B)   A written report from a registered professional engineer, certifying that soils throughout the embankment and subgrade material uniformly meet the compaction requirements, shall be provided to the city at least 24 hours prior to paving or pouring curb and gutter.
(Ord. 2009-21, § 18.5-3-15, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.040 TYPICAL STREET SECTIONS.
   All streets under the jurisdiction of the city shall be classified by the city and the classification shall determine the standards to which the streets must be constructed. If the proper classification of any street is unknown, or if a new street is proposed for construction, the city shall review the existing or proposed street and thereafter establish a classification using the criteria listed in § 153.008 for local, collector, and arterial streets, or according to the city’s “Future Land-Use Plan.”
   (A)   The design of all streets within any subdivision shall be according to the policies outlined in the IDOT Bureau of Local Roads and Street Manual and properly integrated with the city’s street system.
   (B)   Measurement of pavement width for streets shall be made from back-to-back of the curbs. Measurement of pavement width for alleys, where curbs are not required, shall be from edge to edge.
TABLE 153.040: STREET CLASSIFICATION
TABLE 153.040: STREET CLASSIFICATION
Arterial/Industrial
   Minimum right-of-way width
80 feet
   Minimum pavement width
31 to 51 feet (depending on required options)
Collector (Commercial)
   Minimum right-of-way width
70 feet
   Minimum pavement width
41 to 46 feet (depending on required options)
Collector (Residential)
   Minimum right-of-way width
60 feet
   Minimum pavement width
36 feet
Local (Commercial)
   Minimum right-of-way width
60 feet
   Minimum pavement width
34 feet
Local (Residential)
   Minimum right-of-way width
50 feet
   Minimum pavement width
32 feet
Local (Residential - R-1E)
   Minimum right-of-way width
50 feet
   Minimum pavement width
20 feet with 2 foot gravel shoulders
Alley
   Minimum right-of-way width
25 feet
   Minimum pavement width
18 feet
 
   (C)   Profile Grade. Grades of streets shall conform as closely as possible to the natural topography and be between 0.5% (min.) and 8.0% (max). Building sites shall be at least one foot above street grade.
   (D)   Lane cross-slope. The transverse slope across the driving lanes shall be 1.5% minimum to 2.0% maximum.
   (E)   Design speed. Arterials shall be designed using a design speed of 45 mph. Commercial collectors shall use a design speed of 40 mph. All other streets will be posted 30 mph.
   (F)   All streets shall be constructed of Portland cement concrete or hot mix asphalt pavement. The developer may select the pavement type for the City Engineer’s approval.
   (G)   Construction Specifications. Work shall be completed according to the following sections in the IDOT standard specifications, unless otherwise directed by the City Engineer. Other sections may apply.
      (1)   Section 407 for hot-mix asphalt pavement.
      (2)   Section 420 for Portland cement concrete pavement.
      (3)   Section 424 for Portland cement concrete sidewalk.
      (4)   Section 606 for concrete gutters, curbs, and medians.
   (H)   Alleys may be provided in single-family residential districts at the option of the developer, but may be required in other districts in the absence of other provisions for service access.
      (1)   When provided, alleys shall not intersect with each other or change sharply in alignment.
      (2)   Adequate vehicular turnaround space shall be provided at the terminus of every dead-end alley.
(Ord. 2009-21, §18.5-3-16, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2020-15, passed 6-15-2020)
§ 153.041 MATERIALS FOR FLEXIBLE PAVEMENT CONSTRUCTION.
   If selecting flexible pavement, all streets and alleys shall be constructed, solely at the expense of the subdivider/developer, in conformance with the requirements set forth in Table 153.042 with the provisions outlined herein, and with the standard specification plan sheets.
   (A)   Revised pavement design. Should the City Engineer determine that the city's minimum pavement standards are not adequate for a given condition, including, vehicle volume, size of loads, truck volume, subgrade support or drainage, a revised pavement design shall be proposed by the developer's engineer, subject to all provisions and procedures of the current pavement design which remain applicable, and subject to the review of the City Engineer.
   (B)   Conformance to standards. If required, the revised pavement design shall be according to Section 44-4 of the IDOT “Bureau of Local Roads and Street Manual.”
   (C)   Bituminous prime coat materials. A bituminous prime coat shall be used on all granular subbases. No hot-mix asphalt shall be placed directly upon a granular subbase. Prime coat shall be according to IDOT Standard Specifications, Section 406.
 
TABLE 153.041: BITUMINOUS MATERIALS
Type of Construction
Bituminous Materials
Prime (tack) on brick, concrete or HMA bases
SS-1, SS-1h, CSS-1, CSS-1h, HFE 90, RC-70, SS-1hP, CS-1hP
Prime on aggregate bases
MC-30
 
   (D)   Hot-mix asphalt mixtures. All mixes shall be manufactured in state-based plants and within the tolerance limits of the mixing formula provided by IDOT to the plants for the mixture.
   (E)   Hot-mix asphalt binder course shall conform to IDOT Standard Specifications, Section 406 and shall conform to the following mix design:
      (1)   Asphaltic content/ performance grade (AC/PG): PG 64-22;
      (2)   Thickness (min): overall thickness listed in Table 153.042 exclusive of surface course;
      (3)   RAP % (max): 10%;
      (4)   Design air voids: 4.0% at Ndes=70;
      (5)   Mix composition: IL-19.0; and
      (6)   Friction aggregate: Mixture “B.”
   (F)   Hot-mix asphalt surface course shall conform to IDOT Standard Specifications, Section 406 and shall conform to the following mix design:
      (1)   Asphaltic content/ performance grade (AC/PG): PG 64-22;
      (2)   Thickness (min): 2 inch;
      (3)   RAP % (max): 10%;
      (4)   Design air voids: 4.0% at Ndes=70;
      (5)   Mix composition: IL - 9.5; and
      (6)   Friction aggregate: mixture “C.”
(Ord. 2009-21, § 18.5-3-17, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.042 EQUIPMENT AND PROCEDURES FOR FLEXIBLE PAVEMENT.
   (A)   Hot-mix asphalt pavement shall be laid with a self-propelled paver as specified in Section 407 of the IDOT Standard Specifications to the following thicknesses:
TABLE 153.042: STRUCTURAL COMPOSITION - FLEXIBLE PAVEMENT
TABLE 153.042: STRUCTURAL COMPOSITION - FLEXIBLE PAVEMENT
Arterial
   Overall thickness
13 inch minimum design based on traffic estimates
Collector (Commercial)
   Overall thickness
10 inch minimum design based on traffic estimates
Collector (Residential)
   Overall thickness
9 inch minimum design based on traffic estimates
Local (Commercial)
   Overall thickness
8 inch minimum design based on traffic estimates
Local (Residential)
   Overall thickness
8 inch minimum
Local (Residential - R-1E)
 
Overall thickness
8 inch minimum
Alley
   Overall thickness
6 inch minimum
 
   (B)   The minimum width of any single pass of the spreader/ paver shall be capable of producing a lane width equivalent to Y2 of the roadway width, with no single pass being less than 15 foot-wide in variable width areas such as cul-de-sacs.
   (C)   The final surface course shall be placed so that following compaction the roadway surface is above the gutter flag by 1/4-inch.
      (1)   Care shall be taken to assure that the final surface course properly meets drainage grates, manhole frames and valve boxes.
      (2)   The final surface shall be neat and uniform in appearance.
(Ord. 2009-21, §18.5-3-18, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2020-15, passed 6-15-2020)
§ 153.043 MATERIALS FOR RIGID PAVEMENT CONSTRUCTION.
   If selecting rigid pavement, all streets and alleys shall be constructed, solely at the expense of the subdivider/developer, in conformance with the requirements set forth in Table 153.044, with the provisions outlined herein, and with the standard specification plan sheets.
   (A)   Revised pavement design. Should the City Engineer or Administrator of this code determine that the city's minimum pavement standards are not adequate for a given condition, including vehicle volume, size of loads, truck volume, subgrade support or drainage, a revised pavement design shall be proposed by the developer's engineer, subject to all provisions and procedures of the current pavement design which remain applicable, and subject to the review of the City Engineer.
   (B)   Conformance to standards. If required, the revised pavement design shall be according to Section 44-4 of the IDOT "Bureau of Local Roads and Street Manual".
   (C)   Concrete admixtures. Concrete admixtures shall conform to Section 1021 - Concrete Admixtures of the IDOT Standard Specifications; provided, however, that chloride based accelerators shall not exceed 0.3% by mass.
   (D)   Concrete haul time. The maximum haul time for concrete transported in truck mixers or truck agitators shall be in accordance with the following:
 
TABLE 153.043(D): CONCRETE HAUL TIME
Concrete Temperature at Point of Discharge
Maximum Haul Time
50–64°F
1 hour, 30 minutes
65–90°F
1 hour (without retarder)
65–90°F
1 hour, 30 minutes (with retarder)
 
   (E)   Portland cement specifications. Portland cement concrete shall be Class PV as specified in Section 1020 - Portland Cement Concrete of the IDOT Standard Specifications.
   (F)   Pavement reinforcement. For those street classifications in Table 153.044 for which standard reinforcement: wire mesh is required, the subdivider/developer shall use welded wire fabric conforming to AASHTO M 55.
      (1)   The wire fabric shall be six inches by 12 inches with W4 wire transversely and W6.5 fabric longitudinally.
      (2)   The fabric shall be lapped 12 inches on the transverse laps and six inches on the longitudinal laps.
      (3)   Reinforcement shall be placed on the subgrade and supported by proper chairs and spacers prior to paving.
   (G)   Membrane curing compound.
      (1)   After the concrete has been finished and immediately after the water sheen has disappeared from the surface of the concrete, the surface shall be sealed with membrane curing compound as approved by IDOT.
      (2)   Under no circumstances shall polyethylene sheeting be placed on the pavement prior to initial set that would cause marking on the pavement surface.
   (H)   Load transfer devices.
      (1)   Dowel bars shall be smooth, plain, round bars conforming to the requirements of AASHTO M-227 grades 70 through 80.
      (2)   Tie bars (deformed) shall conform to the requirements of AASHTO M-31 Grade 40.
   (I)   Joint sealer. Joint filling compound shall be rubberized asphalt conforming to the requirements of AASHTO M-173.
   (J)   Underlayment. When required, underlayment shall be of one-fourth inch thick fabric such as “bidmin,” “Petromat” or equal.
(Ord. 2009-21, § 18.5-3-19, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.044 EQUIPMENT AND PROCEDURES FOR RIGID PAVEMENT.
   (A)   Construction specifications. This work shall consist of constructing rigid (Portland cement concrete pavement) according to Section 420 of the IDOT Standard Specifications, except as modified as follows:
      (1)   The finishing machine shall be of a type approved by the City Engineer, and shall be capable of striking off, consolidating and finishing concrete to the consistency required by the specifications to the proper crown and grade.
      (2)   A mechanical longitudinal float will not be required.
      (3)   Hand held fogging equipment capable of spraying a uniform application of membrane curing compound and maintaining constant pressure meeting the approval of the Engineer, will be allowed.
      (4)   Longitudinal float hand method will be permitted if approved by the City Engineer.
      (5)   Type A final finish shall be used throughout the project unless directed otherwise by the City Engineer.
   (B)   Subgrade preparation. Prior to placement of concrete on the subgrade/subbase, the grade shall be checked for proper depth with a template or a string line (if forms are used), or with before and after elevation shots for slip-form work.
      (1)   Dry subgrades shall be made wet in advance of concrete placement.
      (2)   Under no circumstances shall concrete be placed on a frozen subgrade.
   (C)   Pavement thicknesses. Concrete pavement shall be construction to the following thicknesses:
TABLE 153.044: STRUCTURAL COMPOSITION - RIGID PAVEMENT
TABLE 153.044: STRUCTURAL COMPOSITION - RIGID PAVEMENT
Arterial/Industrial
   Thickness
10 inch minimum design based on traffic estimates
   Reinforcement
Wire mesh required
   Traverse joints
40 foot o.c. with 18 inch long no. 6 dowels every 12 inch o.c.
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
Collector (Commercial)
   Thickness
9 inch minimum design based on traffic estimates
   Reinforcement
Wire mesh required
   Traverse joints
40 foot o.c. with 18 inch long no. 6 dowels every 12 inch o.c.
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
Collector (Residential)
   Thickness
8 inch minimum design based on traffic estimates
   Reinforcement
None
   Traverse joints
15 foot un-dowled transverse contraction joints
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
Local (Commercial)
   Thickness
8 inch minimum design based on traffic estimates
   Reinforcement
None
   Traverse joints
15 foot un-dowled transverse contraction joints
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
Local (Residential)
   Thickness
8 inch minimum
   Reinforcement
None
   Traverse joints
15 foot un-dowled transverse contraction joints
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
Alley
   Thickness
7 inch minimum design based on traffic estimates
   Reinforcement
None
   Traverse joints
15 foot un-dowled transverse contraction joints
   Longitudinal joints
30 inch no. 6 tie bars every 30 inch o.c.
 
   (D)   Placement and finishing. Plastic Portland cement concrete shall be deposited on the grade in successive batches as a continuous operation and in such a manner so as to require a minimal amount of rehandling or segregation.
      (1)   No batch/load shall be incorporated that has been in the truck longer than the maximum allowed haul time, as stated herein.
      (2)   The operation shall be coordinated in such a manner so as to have the mixture struck off and consolidated within 30 minutes of being deposited on grade.
      (3)   The finishing floats shall be passed across the entire surface a minimum of two times with an overlap of 50% between successive locations along the pavement.
   (E)   Straightedge testing.
      (1)   After the operation of the slip-form paver, the finishing machine or the longitudinal float, but while the concrete is still plastic, the pavement surface shall be tested with a ten-foot straightedge.
         (a)   High areas shall be cut down and refinished with a five-foot float.
         (b)   The corrected area shall be checked again with the ten foot straightedge.
      (2)   The straightedge shall be held in successive positions parallel to the pavement centerline in contact with the surface.
   (F)   Pavement joints.
      (1)   All pavement joints shall be according to the standard details.
      (2)   All bars shall be epoxy coated.
      (3)   All joints (transverse or longitudinal) shall be sealed with an approved hot-pour joint sealer according to Sections 451 and 452 of the “Standard Specifications for Road and Bridge Construction,” except the crack sealant shall be Crafco Sealant or approved equal according to ASTM D5167.
         (a)   Prior to traffic being allowed on newly placed concrete pavement, all sawed joints are to be thoroughly cleaned of all foreign material, including membrane curing compound prior to sealing operations.
         (b)   The joint faces shall be clean and surface dry when the seal is applied.
      (4)   Contraction joints.
         (a)   Transverse construction joints. 
            1.   All transverse construction joints shall be formed by means of a suitable header, accurately set and securely held in place in a plane perpendicular to the surface of the pavement.
            2.   All transverse construction joints shall be “tied” with no. 6 deformed bars, 30 inches long, spaced at 24-inch centers.
         (b)   Longitudinal construction joint. When adjacent lanes of pavement or pavement and curb and gutter are constructed separately, the subdivider/developer shall install epoxy-coated deformed steel tie bars across the longitudinal construction joint, as detailed in the standard specification plan sheets, in order to tie the lanes together.
            1.   The epoxy coated tie bars shall be installed in preformed or drilled holes along the vertical edge of the first pour, using an approved non-shrink grout or chemical adhesive to provide a minimum pull requirement of 11,000 lbs. for no. 6 bars.
            2.   As an option, a trapezoidal metal joint type C (preformed keyway) as specified by IDOT and shown in the standard specification plan sheets may be utilized in lieu of tie bars.
         (c)   Construction joints must be at least five feet from a contraction joint.
      (5)   Sawed joints.
         (a)   Longitudinal sawed joint. The developer shall install longitudinal joints along the centerline of two lane pavements, assuring that the joints are no closer than eight feet or farther than 15 feet apart according to the standard details.
         (b)   Transverse sawed contraction joints. The developer shall install transverse sawed contraction joins, consisting of planes of weakness created by cutting grooves in the surface of the pavement as specified in the standard drawings. Where specified in Table 153.044, load transfer devices consisting of dowel bars supported on an approved dowel bar assembly shall be provided.
         (c)   The joints shall be sawed within 24 hours of concrete placement or as soon as the concrete has hardened sufficiently to permit sawing without excessive raveling.
      (6)   Expansion joints.
         (a)   To prevent street creep, type A3 four-inch seamless rubber expansion joints shall be installed as depicted on Standard Specifications Plan Sheet T-2A.
         (b)   Expansion joints at driveways, entrances and the like. All entrances, driveways and accessways where concrete abuts the pavement or curb and gutter shall be provided with a 3/4-inch thick pre-molded expansion joint at the interface of the street pavement (or back of curb) and driveway pavement, entrance pavement or accessway pavement. In addition, a 3/4-inch expansion joint shall be provided at all interfaces between the driveway or entrance pavement and proposed residential or commercial structure.
   (G)   Curing procedures. Following the application of the finished texture, and as soon as possible without marring the surface, the pavement shall be coated with membrane curing compound as required.
      (1)   In doing so the contractor shall ensure that adequate and uniform coverage is achieved.
      (2)   Two separate applications applied at least one minute apart, each at the rate of not less than one gallon per 250 square feet will be required upon the surface.
      (3)   Type III compound shall be agitated immediately before and during the application.
      (4)   Membrane curing is not permitted where a protective coat or waterproofing is to be applied, or at any area where rubbing or a normal finish is required, or at construction joints other than those necessary in pavement or base course.
      (5)   Curing shall be maintained for a minimum of 72 hours.
   (H)   Cold weather protection. When the National Weather Bureau forecast for the construction area predicts a temperature of 32°F or lower, or if the actual temperature drops below 32°F or lower, concrete less than 72 hours old shall be protected in the following manner:
      (1)   If the temperature is predicted to fall or falls to 25°F to 32°F, protection shall consist of two layers of polyethylene sheeting or one layer of polyethylene and one layer of burlap, or two layers of waterproof paper.
      (2)   If the temperature is predicted to fall or falls below 25°F, protection shall consist of six inches of straw covered with one layer of polyethylene sheeting or waterproof paper placed after initial set of the concrete.
   (I)   Traffic restriction. Traffic shall be restricted on newly placed concrete streets by barricades and appropriate signs for a period of 14 days, provided that the City Engineer may increase the time period depending upon site location and conditions such as weather.
   (J)   Protective coat.
         (1)   Whenever pavement is constructed after October 15 and it will be opened to traffic prior to the following April 15, or whenever directed to do so by the City Engineer or Administrator, the subdivider/developer shall apply a protective surface treatment consisting of two coats of boiled linseed oil mixture to the surface of the pavement and all appurtenances.
         (2)   The protective coat shall conform to Section 1023 - Protective Coat of the IDOT Standard Specifications, and is to be applied when the concrete is at least 14 days old and before the pavement is opened to traffic.
(Ord. 2009-21, § 18.5-3-20, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.045 SPECIFICATIONS FOR CONCRETE IN NON-PAVEMENT AREAS.
   It is the intent of this section to establish minimum quality control requirements for Portland cement concrete construction used in areas other than pavement, in order to assure durable and functional installations that are workmanlike in appearance.
   (A)   Mix proportions. Portland cement concrete to be used for the construction of structures such as sidewalks, paved ditches, drainageways and medians, and shall conform to the specific mix design criteria as listed Table 153.045 below.
   (B)   Concrete admixtures.
      (1)   Concrete admixtures shall conform to Section 1201 - Concrete Admixtures of the IDOT Standard Specifications.
      (2)   Calcium chloride shall not be added to concrete mixtures except during cold weather construction, and at that time shall not exceed 2%.
TABLE 153.045: PORTLAND CEMENT CONCRETE SPECIFICATIONS
TABLE 153.045: PORTLAND CEMENT CONCRETE SPECIFICATIONS
All Non-Pavement Areas IDOT Class of Concrete
SI
Mix Design:
Type I, Cement
Minimum Compressive Strength:
3,500 psi
Minimum Flexural Strength:
650 psi
Coarse Aggregates Permitted:
CA-7 and CA-11
Or
CA-14
* Slump in inches:
2 in. to 4 in.
Air Content:
5–8%
Cement Factor (cwt/c.y.):
6.05
* A slump above the maximum specified may be used with the City Engineer’s approval, up to a maximum of 3 inches provided the water/cement ratio does not exceed 0.42
 
   (C)   All Portland cement concrete shall be placed in an acceptable and workmanlike manner and at such a consistency that the plastic mixture is workable but does not exceed the slumps stated herein.
      (1)   No batch/load shall be incorporated that has been in the truck longer than the maximum allowed haul time, as stated in § 153.043(D).
      (2)   The mixture shall be properly consolidated by vibrator or spading prior to or concurrently with the strike-off operation.
      (3)   All concrete shall be worked sufficiently to bring one-eighth inch to one-fourth inch of mortar to the surface to allow for proper finishing.
      (4)   Care shall be exercised to avoid segregation of the mixture.
   (D)   Subgrade. Under no circumstances shall concrete be placed on a spongy or frozen subgrade.
   (E)   Forms.
      (1)   Forms shall be of wood or metal, straight and free from bend or warp, and be clean and securely staked and braced prior to placement of concrete in order to prevent vertical movement during placement and finishing operations.
      (2)   Forms may deviate from true straightness over a ten-foot length no more than three-eighths inch horizontally or one-fourth inch vertically, as determined with a string line.
   (F)   Finished texture. Subsequent to initial set, and prior to hardening of the surface, the concrete shall be given a broomed finish at right angles to the centerline of the road, or to the flow line, so that the surface is indented to a nominal depth of one-sixteenth inch.
   (G)   Curing procedures. Following the application of the finished texture, and as soon as possible without marring the surface, the pavement shall be coated with membrane curing compound as required.
      (1)   In doing so the contractor shall ensure that adequate and uniform coverage is achieved.
      (2)   Two separate applications applied at least one minute apart, each at the rate of not less than one gallon per 250 square feet will be required upon the surface.
      (3)   Type III compound shall be agitated immediately before and during the application.
      (4)   Membrane curing is not permitted where a protective coat or waterproofing is to be applied, or at any area where rubbing or a normal finish is required, or at construction joints other than those necessary in pavement or base course.
      (5)   Curing shall be maintained for a minimum of 72 hours.
   (H)   Cold weather protection. When the National Weather Bureau Forecast for the construction area predicts a temperature of 30°F or lower, or if the actual temperature drops below 32°F or lower, concrete less than 72 hours old shall be protected in the following manner:
      (1)   If the temperature is predicted to fall or falls to 25°F to 32°F, protection shall consist of two layers of polyethylene sheeting or one layer of polyethylene and one layer of burlap, or two layers of waterproof paper.
      (2)   If the temperature is predicted to fall or falls below 25°F, protection shall consist of six inches of straw covered with one layer of polyethylene sheeting or waterproof paper.
(Ord. 2009-21, § 18.5-3-21, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.046 CURB AND GUTTER CONSTRUCTION.
   All streets shall be constructed with curbs and guttering of Portland cement concrete. Exception: The construction of curbs and guttering along streets classified as Local (Residential - R-1E) and as permitted in the Single-Family Residential R-1E zoning district shall not be required.
   (A)   Those streets classified as arterial, industrial, or collector commercial, shall be constructed with a vertical combination curb and gutter in accordance with the standard specification plan sheets, the dimensions depicted thereon and the IDOT Standard Specifications.
   (B)   Those streets classified as alley, local residential or collector residential shall be constructed with a mountable curb and a V-type gutter in accordance with the standard specification plan sheets, the dimensions depicted thereon, and the IDOT Standard Specifications.
   (C)   (1)   Curb and/or gutter may be constructed either integrally or separately in conjunction with Portland cement concrete pavement.
      (2)   If constructed separately, the gutter flag shall be “tied” to Portland cement concrete pavement with no. 6 reinforcing bars at least 24 inches long and spaced at 24-inch centers.
   (D)   (1)   Contraction joints and expansion joints shall be installed in the curb, or curb and gutter, in prolongation with joints in adjacent Portland cement concrete pavement or base course, except that dowel bars shall not be required in contraction joints.
      (2)   Contraction joints, when sawed or template formed, shall be sealed according to § 153.044.
   (E)   (1)   When curb and gutter is constructed adjacent to flexible pavement, a one-inch expansion joint shall be installed at points of curvature for short-radius curves and at construction joints.
      (2)   Contraction joints shall be placed between expansion joints at distances not to exceed 25 feet.
   (F)   (1)   All expansion joints shall be constructed with a minimum one-inch thick performed expansion joint filler conforming to the cross section of the curb and gutter, and shall be provided with a one and one-fourth-inch diameter by 18-inch long, coated smooth dowel bar conforming to standard specifications.
      (2)   The dowel bar shall be fitted with a cap having an inched stop that will provide a minimum one inch of expansion.
      (3)   All expansion joints shall be sealed according to § 153.044.
   (G)   Construction joints constructed in curb and gutter adjacent to Portland cement concrete pavement and Portland cement concrete base course, shall be provided with no. 6 deformed steel tie bars at least 30 inches long, and placed on nine-inch or more centers with a minimum of two bars per joint.
(Ord. 2009-21, §18.5-3-22, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2020-15, passed 6-15-2020)
§ 153.047 GRASS LINED DITCH CONSTRUCTION.
   Along streets classified as Local (Residential - R-1E) and as permitted in the Single-Family Residential R-1E zoning district, a drainage swale, ditch or channel with a vegetative lining may be used for conveyance of stormwater runoff when approved in advance by the City Engineer. Such ditches shall be designed as a stable trapezoidal or parabolic channel with a suitably protective vegetation lining to slow down concentrated runoff and prevent erosion.
(Ord. 2020-15, passed 6-15-2020)
DESIGN STANDARDS
§ 153.060 RELATIONSHIP OF NEW TO EXISTING STREETS.
   (A)   New streets shall be so arranged to provide for the continuation of collector streets between adjacent properties when the continuation is necessary for convenient movement of traffic, effective fire and police protection, efficient provision of utilities, and where the continuation is in accord with the city's future land use plan.
   (B)   Whenever any subdivision abuts an existing street that is narrower than the standards indicated in this section, the developer shall dedicate right-of-way on the side abutting the subdivision to permit compliance with the right of way width for the designated street classification.
   (C)   Whenever any subdivision is proposed in such a manner that it will front on either one or both sides of an existing street, the developer shall, at his or her own expense, be required to make improvements to the existing street so that it complies with the standards imposed herein, as determined by the city.
      (1)   If such a development is proposed to front only one side of an existing street, the cost to improve the street to the standards set herein shall be borne equally by the developer and the city.
      (2)   If such a development is proposed so that it fronts both sides of an existing street, the cost to improve the street to the standards set herein shall be borne entirely by the developer.
   (D)   Where a subdivision abuts or contains an existing or proposed arterial or collector street with usage over 1,000 vehicles/day, the City Council may require that access to the street be limited by one of the following means:
      (1)   That lots be subdivided so that they back onto the arterial street and front onto a parallel local street, thereby creating double frontage lots, and that the developer install screening in a reserve strip along the rear lot lines of the lots;
      (2)   That the developer create a series of cul-de-sacs, U-shaped streets or short loops entered from and generally at right angles to the arterial street at 500 feet per min intervals, with the rear lot lines of the lots at the termini of the streets backing onto the minor arterial; or
      (3)   That the developer create a frontage road, separated from the arterial street by a planting strip, but having access thereto at suitable points.
   (E)   Any subdivision that exceeds a total of 50 lots shall be designed with two entrances accessing an adjoining street to provide alternate access to the subdivision in the event one of the entrances is blocked due to accidents, construction, or unforeseen circumstances. Any subdivision entrance servicing 25 homes or more shall be designed as a collector street.
(Ord. 2009-21, § 18.5-3-23, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.061 DESIGNING BLOCKS.
   (A)   Block width. Wherever practicable, blocks shall be sufficiently wide to accommodate two tiers of lots having the minimum depth required by the applicable zoning district regulations. This requirement may be waived in blocks adjacent to local collector streets, railroads, or watercourses.
   (B)   Block length. No block shall be longer than 1,400 feet, nor shorter than 500 feet; provided, however, that wherever practicable, blocks along collector streets shall not be less than 1,000 feet in length.
   (C)   Driveways. Driveways shall be located on the lowest classification of street abutting the property. Driveways accessing onto arterial or collector streets are discouraged and to the greatest extent possible should be located on local residential streets, i.e., cul-de-sacs, loops and the like that intersect arterials. Driveway access directly onto collector streets is permitted only subject to the condition that adequate driveway turnaround space is allowed for front end entry onto the collector street. Exceptions to this design standard may be granted at the sole discretion of the city.
   (D)   Pedestrian access routes (PAR). A pedestrian right of way, shall be required through blocks where necessary to provide pedestrian circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities. A PAR will consist of a ten foot-wide easement with a five foot-wide sidewalk and will be required when:
      (1)   A block is over 1,000 feet long.
      (2)   A cul-de-sac over 600 feet in length and paralleling an adjacent street should have a PAR between the two rights-of-way.
      (3)   A “barrier” is present between adjacent blocks. A barrier is a non-transversable feature such as a creek, utility easement, or railroad.
      (4)   The PAR requirement may be waived by the City Engineer if the natural terrain is too steep for the PAR to be made Americans with Disability Act (ADA) compliant or another obstruction exists that would create a hardship on the owner/developer.
(Ord. 2009-21, § 18.5-3-24, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2017-09, passed 5-1-2017)
§ 153.062 DESIGNING INTERSECTIONS.
   (A)   No more than two streets shall intersect at any one point.
   (B)   Streets shall be laid out so as to intersect as nearly as possible at right angles.
      (1)   In no case shall two streets intersect at an angle of less than 75 degrees.
      (2)   An oblique street shall be curved as it approaches an intersection so that it is approximately at right angles with the intersection for a distance of at least 100 feet therefrom, unless the subdivider's engineer recommends, and the City Engineer concurs, that a lesser distance would be in accordance with safe and accepted traffic engineering practices.
   (C)   Proposed new intersections along one side of an existing street shall, wherever practicable, align with any existing intersection on the opposite side of the street.
      (1)   Offset intersections of less than 150 feet shall not be permitted, except where the intersected street has divided lanes without median breaks at either intersection.
      (2)   Intersections involving collector or arterial streets shall be at least 500 feet apart.
   (D)   Returns at intersections shall be made concentric and shall be rounded by a radius of not less than 20 feet at the right-of-way line, and not less than 30 feet at the back of curb line.
   (E)   All street intersections shall be built in such a way that whenever practical, the cross-slopes thereon do not exceed 3%.
   (F)   The approach to an intersection shall be designed and built so that for a distance of at least 75 feet from the centerline of the intersection the grade does not exceed 3%.
   (G)   Earth banks or existing vegetation over 3.5 feet tall within the intersection site triangular depicted herein on the standard specification plan sheets shall be removed within the public right-of-way.
(Ord. 2009-21, § 18.5-3-25, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.063 DESIGNING CURVES.
   (A)   Where curvilinear horizontal alignment is utilized for subdivision streets, the minimum centerline radius shall be as indicated below, unless otherwise dictated by site constraints and reviewed by the City Engineer:
      (1)   Arterial and commercial collector street - according to the IDOT “Bureau or Local Roads and Streets Manual,” Chapter 29.
      (2)   Residential collector street -150 feet; and
      (3)   Local street - 75 feet.
   (B)   If horizontal reverse curves are to be utilized on any collector street or arterial street, the radii of which are less than 300 feet, a tangent at least 100 feet in length shall be introduced between the curves, as depicted on the standard specification plan sheets.
   (C)   The minimum vertical curve length shall be as indicated below, unless otherwise dictated by site constraints and reviewed by the City Engineer:
      (1)   Arterial and commercial collector street - according to the IDOT “Bureau or Local Roads and Streets Manual,” Chapter 30.
      (2)   Residential collector street -120 feet; and
      (3)   Local street - 90 feet.
(Ord. 2009-26, § 18.5-3-21, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.064 DESIGNING DEAD-END STREETS.
   (A)   Temporary stub streets.
      (1)   If property adjacent to a subdivision is undeveloped and the comprehensive plan, the Planning Commission or the City Engineer proposes the future extension of streets from the subdivision presented for development into the undeveloped property, the streets may be allowed to dead-end temporarily. In this case, the right-of-way shall be extended to the property line, a temporary turnabout shall be provided at the terminus, and no strip that would prevent connections with future streets shall be reserved.
      (2)   A temporary concrete or asphalt surface turnabout with a minimum radius of 30 feet shall be provided at the terminus of any temporary dead-end street whenever the distance along the dead-end street measured from the terminus to the nearest intersection is greater than one contiguous lot.
   (B)   Permanent dead-end streets. For greater convenience to traffic and more effective police and fire protection, permanent dead-end streets shall be limited to 1,000 feet in length.
      (1)   The terminus of a permanent dead-end street shall not be closer than 100 feet to the boundary of an adjacent tract.
      (2)   A cul-de-sac turnaround, having a minimum right-of-way radius of 50 feet and a minimum pavement radius of 45 feet, shall be provided at the end of every permanent dead-end street, as depicted on the standard specification plan sheets.
      (3)   A pedestrian access route should be provided when applicable per section § 153.061.
(Ord. 2009-21, § 18.5-3-27, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.065 DESIGNING SIDEWALKS.
   The subdivider/developer shall be required to construct sidewalks at no cost to the city along both sides of every new or improved street. No variation from this requirement shall be granted unless the City Council, having considered an advisory report from the Planning Commission, determines that, in the area in question, topographical conditions make the installation of sidewalks impractical. Exception: The construction of sidewalks along streets classified as Local (Residential - R-1E) and as permitted in the Single-Family Residential R-1E zoning district shall not be required.
   (A)   Every sidewalk shall be constructed of concrete in accordance with the specifications outlined in § 153.045, as well as the following:
      (1)   Every sidewalk shall be constructed to generally parallel the street.
      (2)   Be placed to a thickness of at least four inches; provided, however, that any sidewalk located across a point of ingress or egress for vehicles shall be placed to a thickness of at least six inches.
      (3)   Control joints shall be troweled in at intervals of five feet or less.
      (4)   Expansion joints of three-fourths-inch pre-molded joint filler shall be placed at driveway crossings, at both ends of the sidewalk, at the back of the curb when the sidewalk abuts, and in the event of excessively long runs, as determined by the City Engineer. Expansion joints shall be sealed with a gray pour grade non-sag sealer (Sonolastic NP-1 or equal).
      (5)   No sidewalk (excluding accessible ramps) shall be constructed at a grade steeper than 5% unless the roadway running slope exceeds 5%, or as approved by the City Engineer.
      (6)   The cross-slope shall not exceed 1 to 50, 2%.
      (7)   Curbs shall be cut and sidewalks ramped at all intersections and driveways so as to enhance the mobility of disabled individuals and comply with accessibility rules and regulations.
      (8)   All sidewalks and ramps shall be constructed in conformance with the Americans with Disabilities Act, being 42 U.S.C. §§ 12010 et seq. and the latest edition of the Public Right-of-Way Accessibility Guidelines (PROWAG).
      (9)   All ramps at intersections and other hazardous vehicular ways shall have detectable warning features in accordance with IDOT Highway Standards. Detectable warnings shall consist of a surface of truncated domes aligned in a square or triangular pattern. The domes shall be configured in accordance with IDOT Standards. Detectable warning surfaces shall extend 24 inches in the direction of travel and the full width of the walking surface of the curb ramp, landing or blended transition. Detectable warning surfaces shall contrast visually with adjacent walking surfaces either light on dark, or dark on light-typically being red.
      (10)   When a sidewalk intersects with the top of a storm sewer inlet cover, the inlet cover dimension perpendicular to the street shall be increased so that the edge of the cover which is parallel to and furthest away from the street is aligned with the edge of the sidewalk furthest away from the street, thereby incorporating the inlet cover into the sidewalk, as depicted on the standard specification plan sheets. This provision shall not be required if the parkway between the sidewalk and curb is wide enough to allow an inlet cover independent of the sidewalk.
   (B)   In residential areas, sidewalks shall be a minimum of five feet in width and:
      (1)   The sidewalks shall be located 36 inches behind the curb along streets.
      (2)   Because driveways in a new residential subdivision cannot be effectively located until lots are sold and developed, thereby inhibiting the initial installation of sidewalks throughout the development, the subdivider/developer may require that individual owners install sidewalks in accordance with these provisions at the same time that the owner's driveway is constructed. Failure to do so by the owner shall not release the subdivider/developer from the ultimate responsibility for installation of the sidewalks. No final building inspection will be considered complete until sidewalks and/or driveways are constructed and approved.
      (3)   Accessible ramps meeting the Americans with Disabilities Act (ADA) design standards shall be installed at street intersections at the time the streets are in built, and not on a lot by lot basis. The adjoining sidewalks may be installed at the time the driveway is installed as defined in the above division.
      (4)   When 90% of the lots are developed within a block or a phase, whichever comes first, the remaining sidewalks on undeveloped lots shall be installed by the subdivider/developer within 120 days of the last occupancy permit being issued.
   (C)   In commercial and other nonresidential areas, sidewalks shall be a minimum of five feet in width and because of safety considerations in these areas:
      (1)   Sidewalks shall be located as far as practical from the traffic lanes, usually abutting the right-of-way line.
      (2)   Accessible ramps meeting the Americans with Disabilities Act design standards shall be installed at street intersections at the time streets are in built, and not on a lot by lot basis.
      (3)   The developer/subdivider shall install all adjacent sidewalks throughout the development as well.
(Ord. 2009-21, §18.5-3-28, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2017-03, passed 3-6-2017; Am. Ord. 2020-15, passed 6-15-2020)
§ 153.066 SPECIFICATIONS FOR STREET SIGNS.
   Street name signs shall be purchased by the subdivider/developer for all intersections within or abutting any subdivision.
   (A)   The signs shall be of flat .080 aluminum with engineering grade sheeting and measure six inches in height and no less than 24 inches in length.
   (B)   At a minimum, all street name signs shall be mounted on galvanized steel “U” channel posts 12 feet in length and weighing at least three pounds per foot; provided, however, that the city may allow other options upon written request from the subdivider/developer.
   (C)   Mounting brackets and bolts shall be made of aluminum, shall be designed so as to inhibit theft of the signs, and shall comply with the IDOT Standard Specifications.
   (D)   All street name signs within a subdivision shall be provided to the city for installation by the city no later than the date on which the first home within the subdivision is occupied.
   (E)   A street that is a continuation of an existing street, or obviously in alignment with an existing street, shall bear the same name as the existing street.
   (F)   The names of new streets shall be significantly different in sound and spelling from the names of existing streets in the city so as to avoid confusion, and shall be approved by the County 9-1-1 Coordinator prior to the ordering of the signs.
   (G)   Street signs shall be green with white letters using upper and lower case “B Series Font” and be according to the Manual of Uniform Traffic Control Devices (MUTCD).
(Ord. 2009-21, § 18.5-3-29, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016)
§ 153.067 DEDICATION FOR PUBLIC USE.
   Every subdivider/developer shall dedicate for public use, at least the minimum right-of-way indicated in the street design specifications contained herein.
   (A)   The City Engineer may require a subdivider/developer to dedicate right-of-way in excess of the stated minimum if, in his or her professional opinion, he or she feels that:
      (1)   Due to topography, additional width is necessary to provide adequate site lines;
      (2)   Due to the location of streams and railroad tracks, additional width is needed to construct bridges, underpasses and/or safe approaches thereto;
      (3)   Due to potential pedestrian activity, additional sidewalk with is needed; or
      (4)   Additional width is needed for a vital utility infrastructure corridor.
   (B)   Whenever a subdivision abuts an existing street that does not meet the street design specifications contained herein, the subdivider/developer shall reserve sufficient right-of-way along the street abutting the subdivision so that, when additional right-of-way is acquired on the other site, compliance with the standards will be possible.
   (C)   Any land that is dedicated or reserved for public rights-of-way shall not be counted in determining compliance with the lot size and setback requirements set forth in Chapter 154.
   (D)   Upon the effective date of this chapter, it shall be unlawful to create any private street within the subdivision jurisdiction of the city.
(Ord. 2009-21, § 18.5-3-30, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016) Penalty, see § 153.999
UTILITIES
§ 153.080 GENERAL STANDARDS FOR UTILITIES.
   All utility lines, including gas, electric power, lights, telephone and CATV lines, shall be located underground in proper easements throughout every subdivision. Underground service connections to the property line of each unit shall be installed at the developer's expense.
(Ord. 2009-21, § 18.5-3-35, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.081 SPECIFIC STANDARDS FOR WATER SERVICES.
   It is the responsibility of the subdivider/developer to install or have installed all water mains necessary to serve the proposed development. In addition, the subdivider/developer shall connect the water mains within the subdivision to the public water system, under the direction and supervision of the city, but at no cost to the city.
   (A)   Construction plans. The subdivider/developer's engineer shall first prepare detailed construction plans, determine a complete bill of materials and complete all forms and submissions required for a permit from the IEPA.
      (1)   The plans shall be reviewed by the City Engineer and Director of Public Works prior to submittal to the IEPA It is the subdivider/developer's responsibility to secure IEPA approval.
      (2)   Design and construction shall be in accordance with the applicable portions of the current edition of the standard specifications for water and sewer main construction in Illinois.
      (3)   Plans for and actual installation of, all water mains shall assure at least a five-foot separation from all other utilities. The standard specifications for water and sewer main construction in Illinois specify the separation between water and sewer utilities.
   (B)   Main requirements. Every water main extension installed by a subdivider/developer, either inside or outside the limits of his or her subdivision, shall be a minimum of six inches in diameter.
      (1)   If the water main will supply industrial or commercial developments, it shall be a minimum of 12 inches in diameter.
      (2)   If a water main extension will ultimately serve future developments, the city may require the main to be larger than the minimum size. In other instances, the Director of Public Works may require water mains to exceed the minimum sizes. In these cases, the city will pay the difference in material cost from the minimum required size to the requested size. If the same developer constructs the adjoining property, the city's contribution shall be reimbursed.
      (3)   If the water main will supply industrial or commercial developments, it shall be a minimum of 12 inches in diameter.
      (4)   All water mains shall be constructed of either ductile iron meeting the requirements of AWWA C-151, or Class 200 PVC water main meeting the requirements of ASTM D-2241 and having slip-on joints with rubber gaskets meeting the requirements of ASTM D-3139.
      (5)   Gate valves shall be underwriters lab approved resilient seat gate valves AWWA C-509 and shall be installed in valve boxes as approved by the city.
      (6)   All bends and fittings shall be restrained mechanical joints conforming to AWWA C111 and C600.
      (7)   The subdivider/developer shall install THWN soft drawn solid No. 12 copper tracer wire with all water mains, and connected to all valves and hydrants, in order to facilitate future underground location. For proper hookup, the wire shall be made available at intervals no greater than 500 feet.
      (8)   Where the trench for any water main or service line crosses under the location of a street, drainage structure, right-of-way or other paved areas, it shall be backfilled with crushed stone being CA-6 according to the “Illinois Standard Specifications for Road and Bridge Construction.”
      (9)   Water mains shall be extended around the full circumference of all cul-de-sacs to the last lot.
   (C)   Fire hydrants. The subdivider/developer shall submit a plan to the city for review of fire hydrant locations within the development.
      (1)   The spacing between fire hydrants shall not exceed 500 feet in single-family residential areas or 300 feet in all other zoning districts.
      (2)   Upon approval of the plan, the subdivider/developer shall install hydrants at the designated locations.
      (3)   Without substitution, hydrants shall be three-way Mueller Centurion Model A-423 or Clow Medallion Model F-2545 with a 5.25-inch barrel, a four-foot bury, 2.5-inch discharges, a 4.5-inch steamer connection, and National Standard threads.
      (4)   All hydrants shall stand plumb and shall be located per the following or as directed by the Director of Public Works. Hydrants with pumper nozzles shall have hose nozzles parallel with, and the pumper nozzle perpendicular to, the curb line. Hydrants located behind curbs where sidewalks extend close to or about the curb shall be set so that no portion of the pumper or hose nozzle caps will be less than 12 inches from the back edge of the sidewalk and four feet from the back of curb. Where set between the curb and sidewalk, or between the sidewalk and property line, no portion of the hydrant or nozzle cap shall be within 12 inches of the sidewalk or four feet from the back of curb where no sidewalk exists. Where no curb exists, the hydrant shall be no closer than eight feet from the edge of pavement and six feet from the flow line of the drainage ditch.
   (D)   Water service lines. Water service lines shall be a minimum one-inch inside diameter Type K copper or one-inch CTS SDR 9 250 PSI polyethylene tubing.
   (E)   Testing. The subdivider/developer shall be required to provide air testing, sampling, and backfill testing as required by the IEPA, in order for the city to obtain an operating permit.
      (1)   As a minimum, a testing agency or firm shall not be considered as qualified unless it is independent of the contractor installing the water system, demonstrate competency in the performance of air and mandrel tests, follow standard safety practices for performing testing in confined spaces, and are insured, including for errors and omissions. As such, the city has the right to approve or not approve any agency or firm.
      (2)   The Public Works Department shall be present during the performance of all testing work and shall be notified of the time and place of testing at least 48-hours prior to commencement of the test.
   (F)   IEPA approval. No water service taps shall be made until such time as the city has received an operating permit from the IEPA.
   (G)   Maintenance. The subdivider/developer shall be responsible for all maintenance of water mains, valves, hydrants, and service connections until such time as the paving of the streets and the grading adjacent to the sewer is complete, and the improvements are officially accepted by the City Engineer and/or the Director of Public Works.
(Ord. 2009-21, § 18.5-3-36, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.082 SPECIFIC STANDARDS FOR PUBLIC SANITARY SEWERS.
   It is the sole responsibility of the subdivider/developer to provide a sanitary sewage disposal system for every subdivision or development which complies with the regulations of the State Department of Public Health (“Private Sewage Disposal Licensing Act and Code,” being ILCS Ch. 225, Act 225, §§ 1 et seq.), the IEPA and/or the Madison County On-Site Sewage Disposal Ordinance. In addition, the subdivider/developer shall connect the sanitary sewer mains within the subdivision or development to the public sewer system under the direction and supervision of the city but at no cost to the city.
   (A)   Requirements for extension of existing mains.
      (1)   If the public sanitary sewer system is within 300 feet of the proposed subdivision or development, and the system has the available capacity, the subdivider/developer shall extend the existing system and sewer to his or her entire proposed development at his or her own expense.
      (2)   Should the public sanitary sewer system be more than 300 feet away from the proposed subdivision or development, the city may negotiate with the subdivider/developer to share the cost of extending the existing system and sewer.
   (B)   Construction plans. The subdivider/developer shall employ a professional engineer registered in the state to first prepare detailed construction plans, including the extension of any existing public sewer main, determine a complete bill of materials and complete all forms and submissions required for a permit from the IEPA.
      (1)   The plans shall be reviewed by the City Engineer and/or Director of Public Works prior to submittal to the IEPA. It is the subdivider/developer's responsibility to secure IEPA approval.
      (2)   Design and construction shall be in accordance with the applicable portions of the current edition of the standard specifications for water and sewer main construction in Illinois.
      (3)   As part of the plans, the subdivider/developer shall locate every sanitary sewer main within the area between the pavement edge and the right-of-way line of the street or within an easement parallel to the right-of-way.
      (4)   The city shall retain the right to disapprove the proposed location of any sewer main.
   (C)   Sewer mains. Pipes used for sewer mains shall either be polyvinyl chloride (PVC) sewer pipe conforming to ASTM D 3034, type PSM for sizes eight to 15 inches and ASTM F-679-89 for sizes 18 to 36 inches, or ductile iron pipe conforming to ANSI A 21.51 (AWWA C-151), class thickness 52 designed per ANSI A 21.50 (AWWA C-150).
      (1)   For PVC pipe, the standard dimension ratio (SDR) shall be a minimum of 35 for sewer mains and laterals less than 12 feet in depth. For sewer mains and laterals greater than 12 feet in depth the SDR shall be a minimum of 26. Also, all drop manholes shall be constructed with SDR-26 pipe.
      (2)   The PVC plastic pipe shall have a minimum cell classification of 12454-C and shall have a minimum pipe stiffness of 46 pounds per inch (317 kPa).
      (3)   Joints for PVC sewer pipe shall conform to ASTM D-3212.
      (4)   FA-6, CA-16 or CM-16 conforming to the requirements of IDOT and manufactured from crushed limestone installed to a minimum depth of four inches shall be used as bedding for all PVC sewer mains.
      (5)   Ductile iron pipe shall be tar (seal) coated and/or cement lined per ANSI A 21.4 (AWWA C-104) with mechanical or rubber ring (slip seal or push-on) joints.
      (6)   Mechanical joints and push-on joints for ductile iron pipe shall conform to AWWA C111 and AWWA C600.
      (7)   (a)   The minimum allowable size for sewer mains shall be eight inches in diameter.
         (b)   The city may require the main to be larger than the minimum size to provide capacity to serve future, adjacent tributary lands. Also, for other reasons, the Director of Public Works may require sewer mains to exceed the minimum sizes. In these cases, the city will pay the difference in material cost from the minimum required size to the requested size. If the same developer constructs the adjoining property, the city's contribution shall be reimbursed.
      (8)   Both PVC and ductile iron pipe shall be installed and backfilled with CA-6 aggregate in conformance with the Standard Specifications for Water and Sewer Main Construction in Illinois and the standard specification plan sheets.
      (9)   Where a sewer main crosses under the location of a street, drainage structure, right-of-way or other paved areas, the trench shall be backfilled with CA-6 aggregate or other approved granular material and satisfactorily compacted to the standard specification plan sheets.
   (D)   Service connections. The subdivider/developer shall provide a six-inch service connection for each residential lot, accomplished byway of a “Y” fitting matching the diameter of the sewer main and the service lateral, made from the same material as the pipes, and installed in the sanitary sewer main in order to provide for connection of the laterals to the sewer main.
      (1)   The “Y” fitting shall be installed in the sewer main in such a manner so that the centerline of the service riser will be 45 degrees above a horizontal plane through the center of the main.
      (2)   Material joining the “Y” fitting to the pipes shall be free from cracks and shall adhere tightly to each joining surface.
      (3)   A log, locating all “Y” fittings by indicating accurate measurements for the distance from the downstream manhole and the depth of the connection at the main, shall be established by the contractor and maintained during installation as a permanent record of the locations and shall be provided to the city prior to the issuance of any occupancy permit.
   (E)   Service laterals. The subdivider/developer shall provide a six-inch service connection at the “Y” for each residential lot, the lateral of which, shall be extended at least ten feet into the lot, as measured from the lot line, and at least three feet beyond any dedicated easement so as to avoid conflict with other utilities, and then extended vertically to a minimum of three feet above the finished grade level where it shall be terminated with a glued cap capable of withstanding air testing pressures.
      (1)   All sewer lines shall be installed using a laser to align the sewer to the correct vertical grade and horizontal alignment.
      (2)   Any transition in the lateral from the “Y” fitting to the vertical shall be made by the use of a series of 45 degree elbows or through the use of a six-inch 90-degree “long sweep.”
      (3)   The end of the sewer lateral as it extends above grade shall be sealed with a six-inch cap securely glued into place so as to withstand air test procedures.
      (4)   Pipes used for service laterals shall be six-inch polyvinyl chloride (PVC) sewer pipe conforming to ASTM D 3034, type PSM for service lines.
      (5)   For the PVC pipe, the standard dimension ratio (SDR) shall be a minimum of 35.
      (6)   The PVC pipe shall have a minimum cell classification of 12454-C and shall have a minimum pipe stiffness of 46 pounds per inch (317 kPa).
      (7)   Joints for PVC sewer pipe shall conform to ASTM D-3212.
      (8)   The minimum allowable grade is 1%.
      (9)   Service lines shall be installed and trenches backfilled with CA-6 aggregate in conformance with the standard specifications for water and sewer main construction in Illinois.
      (10)   CA-6 granular aggregate to a minimum depth of four inches shall be used as bedding for all PVC sewer laterals.
      (11)   Where a sewer lateral crosses under the location of a street, drainage structure, right-of-way or other paved areas, the trench shall be backfilled with CA-6 aggregate or other approved granular material and satisfactorily compacted.
      (12)   In order to facilitate future location of service laterals, the subdivider/developer shall assure that an “X” is cut into the top back of curb at the point under which the lateral passes.
   (F)   Manholes. The subdivider/developer shall provide sanitary sewer manholes within the proposed subdivision or development as part of the sewer system design and at locations necessitated by the design.
      (1)   The manholes shall be constructed of pre-cast Portland cement concrete in conformance with ASTM C-478 and shall be constructed in such a way so as to prevent the leakage of sewage from the manhole or the infiltration of ground water into the manhole. All manholes shall be "Type A" in design and be at least four feet in diameter equipped with A-lock rubber gaskets. Risers and slabs shall be in accordance with ASTM C478. Lifting holes shall be provided in the bases and risers. Lifting hooks shall be provided in flat slabs. Manhole steps shall be constructed of copolymer polypropylene plastic.
      (2)   Minimum wall thickness for manholes shall be five inches.
      (3)   Cones and sections shall be substantially free from fractures, large or deep cracks and surface roughness.
      (4)   Slabs shall be sound and free of gravel pockets.
      (5)   Manhole steps shall be furnished and installed and shall be either gray cast iron conforming to ASTM A 48 or polypropylene coated steel reinforcing rods with load and pullout ratings conforming to OSHA requirements.
      (6)   Pre-cast inverts shall be provided in the base sections to accommodate pipe openings with side channel walls extending to roughly the center of the sanitary sewer pipe. Grouting is required around pipes to provide a consistent smooth invert. Special care shall be taken to see that the openings through which pipes enter the structure shall be provided with “A-Lok” flexible watertight connections conforming to ASTM C 923, “Standard Specifications for Resilient Connectors Between Reinforced Concrete Manhole Structures and Pipes.”
      (7)   Special care shall be taken to see that the openings through which pipes enter the structure shall be provided with flexible watertight connections conforming with ASTM C 923, standard specifications for resilient connectors between reinforced concrete manhole structures and pipes.
      (8)   The maximum distance between manholes shall be 400-feet.
   (G)   Manhole frames and lids. Castings shall conform to ASTM A 48 and shall be Neenah R-1772, East Jordan 1022 or equivalent cast iron frame and lids with concealed pick holes and self-sealing gaskets in the lid.
      (1)   Sanitary sewer manhole frame and grates shall be capable of handling H-20 loadings.
      (2)   In areas that are subject to surface water ponding, frames with stainless steel bolt-down gasketed lids and concealed pick holes which are Neenah R-1915 or equivalent may be required to prevent ground water infiltration.
      (3)   The word SANITARY shall be cast in the lids of all sanitary sewer manholes.
      (4)   Lids and frames shall be properly sealed at the time they are adjusted to finished grade. Mastic sealant shall be applied between the concrete and flange of the frame before the lid bolts are tightened.
      (5)   Adjusting rings may be necessary to place the frame and lid at the correct elevation. Rings may be applied to a height of eight inches. If the adjustment requires more than eight inches, a barrel section must be installed under the cone section.
   (H)   Sanitary sewer lift stations. The design of lift stations shall conform to “Title 35: Environmental Protection; Subtitle C: Water Pollution; Chapter II: Environmental Protection Agency; Part 370: Illinois Recommended Standards for Sewage Works; Subpart D: Sewage Pumping Stations” of the State of Illinois rules and regulations, and the standard specifications for water and sewer main construction in Illinois, latest edition.
      (1)   The owner/developer shall install all necessary lift station(s) and appurtenances at no cost to the city. Lift stations shall be considered part of the improvements. The lift station shall be placed within a permanent easement.
      (2)   All lift station materials, equipment types, and requirements shall be furnished and installed in accordance with details and specifications of the city's Public Works Department. The lift station equipment shall Include emergency pumping capabilities to pump the design peak flow without electric commercial power.
      (3)   Every lift station shall be located off the traffic way of streets and alleys and shall be enclosed by a fence which has been approved in advance by the city; provided, however, that within subdivisions with restrictions of record, the fence shall conform to the restrictions except that the height of the fence may be varied if required to adequately conceal the lift station components. Areas inside the fence shall be rocked with six inches of CA-6 aggregate.
      (4)   The subdivider/developer shall provide a permanent road surface of either asphalt or concrete for access to any lift station so that lift stations are readily accessible by maintenance vehicles during all weather conditions.
      (5)   A two and a half inch flushing hydrant shall be located within 25 feet of the lift station for cleaning purposes.
      (6)   Sewage lift station structures and mechanical equipment shall be protected from physical damage and designed to remain operational during a 100-year flood event.
      (7)   Sewage lift station pumps and appurtenances shall be Flygt pumps without exception.
      (8)   Electrical systems and components shall comply with the National Electrical Code requirements for Class 1, Group D, Division 1 locations.
      (9)   Electrical panel and controls shall be manufactured by either Climex or Stacon.
      (10)   The subdivider/developer shall also equip the lift station with an emergency generator. The diesel generator shall be Cummins, Caterpillar, or Onan.
      (11)   The lift station shall be equipped with a high-water alarm light and a multi-trode communication/emergency telemetering system of the city's choice. For redundancy in design, the lift station shall also have a high-level emergency float.
      (12)   Under no circumstances shall the wet well inlet be less than four feet above the pumps.
      (13)   Wet wells shall be a minimum five feet in diameter. Valve vaults shall be a minimum five feet by five feet square. Safety hatches shall be installed on all aluminum access hatches approved by the Director of Public Works.
      (14)   The emergency high-water mark should be below the lowest basement elevation for all the homes served by the lift station. If allowed by the city by variance, a check valve to prevent backflow should be installed at the right-of-way line on all sewer services with basements lower than the emergency high-water mark.
      (15)   Sanitary sewer force main shall be pressure tested and installed with THWN No. 12 tracer wire.
      (16)   Existing system improvements. Improvements to downstream sewerage facilities including sewers and pump stations may be required to provide sufficient capacity to serve the increase in tributary flow of a proposed sanitary sewer extension as determined by the Director of Public Works. If the improvements are required solely for the development, the city will require the owner/developer to pay all the cost of the downstream sewer system improvements to provide for the increased capacity. If the improvements are also required for future development, the city will pay the difference in cost from the minimum required improvements to the requested improvements. If the same developer constructs the future development(s), the city's contribution shall be reimbursed.
      (17)   All lift station components, design criteria and IEPA permit application shall be reviewed by the City Engineer and/or Director of Public Works prior to approval for construction.
   (I)   Inspection and testing sanitary sewer system piping. All sections of all sanitary systems, including sewer mains and laterals, shall be air and mandrel tested by a qualified testing agency or firm hired by the subdivider/developer who bears all cost for the testing.
      (1)   Testing of sewer mains and laterals shall be performed within 60 days after completion of installation.
         (a)   As a minimum, a testing agency or firm shall not be considered as qualified unless it is independent of the contractor installing the sanitary sewer system, demonstrate competency in the performance of air and mandrel tests, follow standard safety practices for performing testing in confined spaces, and is insured, including for errors and omissions. As such, the city has the right to approve or not approve any agency or firm.
         (b)   The Director of Public Works shall be present during the performance of all testing work and shall be notified of the time and place of testing at least 48-hours prior to commencement of the test.
      (2)   When air testing, all sanitary sewer mains and laterals which are eight inches or less in diameter shall be pressurized to at least four psi above the surrounding ground water pressure. A section of pipe shall be considered to have “passed” air testing if the pressure does not drop below three psi for a minimum duration of five minutes.
      (3)   Sewer mains over eight inches in diameter shall be tested as required by the City Engineer.
      (4)   The testing agency or firm shall notify both the subdivider/developer and the city in writing of the results of all tests as soon as possible after the tests are performed.
      (5)   Should any test fail, the subdivider/developer shall make repairs and arrange for the test to be performed again and shall continue to make repairs and perform testing until each section of pipe has passed the tests.
   (J)   Inspection and testing of sanitary sewer manholes. All sanitary sewer manholes shall be vacuum tested in accordance with ASTM C1244 - 05ae1 Standard Test Method for Concrete Sewer Manholes by the negative air pressure (vacuum) test prior to backfill.
   (K)   Maintenance. The subdivider/developer shall be responsible for all maintenance of sewer mains, manholes, lift stations, service connections and service laterals until such time as the paving of the streets and the grading adjacent to the sewer is complete and the improvements are officially accepted by the City Engineer and/or Director of Public Works.
   (L)   Warranty. The subdivider/developer shall notify the city in writing when initiating the operation of any new sanitary sewer system and shall thereafter be responsible for any and all defects in the system including sewer mains, manholes, lift stations, service connections and backfill settlement for a period of two years.
(Ord. 2009-21, § 18.5-3-37, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.083 SPECIFIC STANDARDS FOR OTHER UTILITIES.
   It shall be the responsibility of the subdivider/developer to forward plans for the subdivision/development to the respective providers of electric, natural gas, telephone and cable television services.
   (A)   Gas, electric power, telephone and cable television, and other utilities except surface stormwater facilities shall be located underground throughout the subdivision. Except, however, that the following shall be excluded from this requirement:
      (1)   Poles used exclusively for street lighting.
      (2)   Antennas, associated equipment and supporting structures used for furnishing communication services.
      (3)   Equipment appurtenant to underground facilities such as surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, and concealed ducts.
      (4)   Temporary poles, overhead wires and associated overhead structures used for a period not to exceed six months which are necessary to provide utility service until the permanent service is completed.
      (5)   Poles, wires and controller cabinets necessary for the operation of traffic signals.
      (6)   Poles, overhead wires and associated overhead structures used for the transmission of electric energy at nominal voltages in excess of 34,500 volts.
      (7)   Other utility facilities which may be exempted by the City Council based on a recommendation from the Director of Public Works.
   (B)   The utility companies shall develop and submit to the subdivider/developer proposed layouts for their facilities so that the subdivider/developer may approve the layouts and forward them to the city for review as part of the city's approval process.
   (C)   Underground service connections for the utilities shall be provided at the property line of each platted lot.
   (D)   All conduits or cables for the utilities shall be located within easements or public rights-of-way in such a manner that they do not interfere with other underground services or utilities.
   (E)   No underground utilities shall be constructed until their physical location is reviewed in writing by the City Engineer and/or Code Enforcement Officer.
   (F)   The subdivider/developer shall also secure recommendations from the electric company for street lighting in any new subdivision and shall present plans for the street lighting to the city for approval prior to installation.
      (1)   LED lighting shall be installed once it is an available option from the electric company.
      (2)   The city reserves the right to reject lighting plans based on style and photometries.
      (3)   The city reserves the right to request photometries for street lighting to verify adequate lighting is being provided for public safety.
(Ord. 2009-21, § 18.5-3-39, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.084 SAFETY PROVISIONS.
   It shall be the responsibility of the subdivider/developer to provide all necessary and appropriate safety features within any subdivision or development, including but not limited to guard rails, retaining walls, curbing and revised grading at hazardous or potentially hazardous locations. Hazardous locations might include where water is impounded next to roadway, in areas of high fills, along large culverts and near steep embankments.
(Ord. 2009-21, § 18.5-3-40, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.085 STANDARDS FOR EASEMENTS.
   In designing any subdivision, the subdivider/developer shall provide easements for drainage and storm sewers and for all utilities including sanitary sewers; gas mains; water mains; and underground electric, telephone and cable television lines.
   (A)   Utility easements. Unless utilities are to be installed in the public rights-of-way, utility easements not less than 20 feet wide for sanitary sewers and not less than 15 feet wide for gas mains, water mains and underground electric, telephone and cable television lines shall be provided along all rear lot lines and along those side lot lines where necessary.
      (1)   As a common practice, in the case of abutting lots the easements shall be designed so that they are apportioned evenly on either side of the lot lines.
      (2)   Preliminary plats shall be submitted to the appropriate utility companies for their input regarding the location of utility easements.
      (3)   Water mains and sewer mains should normally be installed in easements on opposite sides of a street and located as near to the center of the easements as possible.
      (4)   Easements of greater width may be required along or across lots when necessary for the extension of sewer mains or other utilities or where both water and sewer lines must be located in the same easement.
      (5)   The final location and minimum widths of all easements shall at the discretion of the City Engineer.
   (B)   Drainage easements. Adequate easements for stormwater drainage shall be established along any natural drainage channel and in any other locations as may be necessary to provide satisfactory disposal of stormwater from streets, alleys and all other portions of the subdivision.
      (1)   In no case, shall the easements be less than 15 feet in width.
      (2)   Easements to access and maintain drainage retention and detention facilities shall also be provided as necessary.
      (3)   Plans depicting drainage easements shall indicate the direction of water flow by the use of arrows.
      (4)   In addition to the easement area, the city shall be granted the use of additional space adjacent to the easement as may be required for working room during the construction, reconstruction, maintenance, or repair of the aforementioned sewer or sewers, including stormwater improvements.
      (5)   The city may from time to time enter upon said premises to construct, reconstruct, maintain, or repair the aforesaid sewer or sewers, including stormwater improvements, and may assign its rights herein to the state, county, or other political subdivisions of the state.
   (C)   Pedestrian access route easements. A ten-foot wide easement shall be provided along lot lines according to § 153.061.
   (D)   Restrictions.
      (1)   No person shall erect any structure or fence or plant any tree or shrub in any easement or within any street or alley right-of-way, except at the owner's risk with respect to all costs for demolition, removal or reconstruction thereof.
      (2)   Utilities, public and private, in order to have access for repair or to have alternate access through the owner’s property shall have the right to destroy any such improvements within an easement, with the responsibility to restore the area only by grading and seeding. It shall be unlawful for any person to deny access to the easements to authorized officials upon display of proper identification.
(Ord. 2009-21, § 18.5-3-41, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2017-03, passed 3-6-2017) Penalty, see § 153.999
§ 153.086 PROVISION OF GREEN SPACE.
   (A)   General provisions. All proposed subdivisions shall contain green space. Except for sidewalk easements, the green space shall be owned, supervised, managed, and maintained by the developer or subdivision homeowner’s association. The green space shall consist of passive or active use green space, whether developed for recreational uses or not. Exception: Green space shall not be required in proposed subdivisions that are zoned as Single-Family Residential R-1E.
      (1)   Green space shall not include water detention or other manmade storm water management areas; however, natural ponds or lakes that are part of the storm water management system shall be considered as green space, as well as 50% percent of manmade water retention ponds if included in common ground and not on private property.
      (2)   Utility transmission corridors, whether in permanent right-of-way or easements shall not be counted as green space.
      (3)   Green space must be accessible to all lots via rights-of-way or easements to preclude persons having to cross private property.
      (4)   Creative uses of green space are encouraged.
   (B)   Enforcement. The subdivision's covenants must be recorded and shall include language to the effect that, if the homeowner's association fails to maintain the green space, the city shall have the right, but not the obligation, to maintain the green space and impose a lien on each of the homeowners’ property for a pro rata share of the maintenance and administration costs, or impose a fine on the homeowner's association in the amount of the maintenance and administration costs. A stop work order on all future building permits on each of the homeowners' property may be in place until the fine is paid in full.
   (C)   Minimum green space requirements. The amount of green space required in a subdivision shall be based on the following schedule:
      (1)   R-l and R-la Zoning Districts: 10% of total area of subdivision shall be green space.
      (2)   R-2 Zoning Districts: 20% of total area of subdivision shall be green space.
      (3)   R-3 Zoning Districts: 20% of total area of subdivision shall be green space.
      (4)   All other Districts: 4% of total area of subdivision shall be green space.
   (D)   Individual green space area size. Every green space area shall be a minimum of 10,000 square feet in size and shall be configured to provide adequate space for meaningful passive or active recreation areas and not merely remnants of land area not adequate for inclusion in a lot. Not more than 20% of the green space may be covered by impervious surfaces, including but not limited to parking lots, tennis courts, buildings and other structures.
   (E)   Green space credits. Up to a 30% reduction in the green space requirement may be achieved by using the following methods:
      (1)   Central location credit. If the entire green space requirement is made in one central location and interconnected to pedestrian routes, a 10% credit in total green space required area may be issued.
      (2)   Structural improvements to centrally located green space. If there are structural improvements to the centrally located green space, up to a 10% additional credit in total green space required area may be issued. An example of potential credited improvements would be: pavilion, gazebo, basketball court, tennis court, playground structures, community swimming pool, etc. The percentage of credit will be determined by how much of the subdivision this facility would support.
      (3)   Loop trail credit. If a subdivision includes a paved eight-foot wide loop trail connecting the majority of lots and accessing public rights-of-way, up to a 10% credit in total greens space required area may be issued.
      (4)   Natural preservation credit. If the subdivision green space is preserved in a natural wooded state or wetland, up to a 5% credit in total green space required may be issued.
      (5)   Stream buffer credit. If the subdivision provides a minimum of a 50 feet buffer from any natural stream to private property, up to a 10% credit in total green space required may be issued. The buffer must begin at the stream's top of bank. Length of stream internal to the development, size of stream, and design of buffer are all variables in determining the credit. For example, a turf grass buffer versus a reestablished natural prairie would carry different credits. Depending on the stream, preserving versus disturbing and restoring the buffer could also carry different credits.
      (6)   Tree planting credit. If the subdivision plants a minimum of two canopy trees per lot, 2.5 inch caliper or greater, up to a 5% credit in total green space required may be issued. Tree species must be native to the region.
   (F)   Cumulative impact of adjacent subdivisions. Subdividers shall not avoid the green space requirements of this section by configuring proposed subdivisions into smaller parcels or attempting phased developments to avoid setting aside green space. When any parcel is proposed for subdivision, the subdivider shall provide green space in accordance with this section.
   (G)   Protection of green space. Green space shall be protected from development through deed restrictions or restrictive covenants which will ensure its perpetual use as a green space as defined herein, and which further provides that no changes in use may be made without express written consent of the City Council.
   (H)   Other green space. The provisions of this section are minimum standards. None of the divisions above shall be construed as prohibiting a developer from providing other land for green space purposes in addition to the requirements of this section.
   (I)   Green area buffers along bike paths.
      (1)   Every residential subdivision platted after the effective date hereof and which abuts or straddles an existing or proposed bike path, as indicated in the bike trail plan section of the transportation element of the future land use map, shall provide an appropriate permanent green area buffer along the existing or proposed bike path. All the green area buffers shall be included on the respective subdivision plats and appropriately integrated into the restrictive covenants for the subdivision.
      (2)   Every residential subdivision lot for which a building is proposed or potentially allowed shall be separated from every existing and proposed bike path right-of-way by a green area buffer with a minimum width of 25 feet from the center of the bike path to the adjoining property lines. The design and layout of the green area buffer shall provide for the maximum possible physical segregation and screening between the adjacent subdivision lots and the existing or proposed bike path right-of-way.
      (3)   The green area buffer will be set aside as common grounds of the subdivision. The green area buffers may be applied to the green space requirements of this section. The green area buffer shall be owned, supervised, managed and maintained by the subdivision homeowner's association.
      (4)   The green area buffers shall not be developed or improved, except as authorized by this division. To the extent feasible, these green area buffers shall remain in their natural state, retaining the existing topography with its trees and vegetation. However, the developer shall appropriately plant these green area buffers with other vegetation and perennial grasses for proper soil stabilization and additional trees for proper screening of adjacent residential lots. Where the green area buffers are dedicated as subdivision common ground green space, appropriate subdivision restrictive covenants shall be established to ensure that no subsequent improvements are made and the natural setting of the land is retained after the subdivision is platted.
      (5)   An exception to the improvement restrictions of green area buffers in division (D)(4) above may be made for the proper provision of city water and sewer facilities. Where necessary or desirable, as determined by the Superintendent or his or her designee, water and sewer facilities may be placed through green area buffers. All subdivision plats shall provide a city utility easement for placement and maintenance of water and sewer improvements throughout the green area buffers.
      (6)   In the establishment of green area buffers, the developer is encouraged to utilize creative and unique design criteria when integrating the green area buffer requirements into the overall layout of the respective subdivision plats.
      (7)   If the dedication of green area buffers would cause great practical difficulties or undue hardship, the developer may apply for relief by formally requesting a variance to the requirements provided in § 153.193.
   (J)   Bike path accessways.
      (1)   Every residential subdivision platted after the effective date hereof which abuts or straddles an existing or proposed bike path, as indicated in the bike trail plan section of the transportation element of the future land use plan, shall provide appropriate permanent bike path accessways to connect its subdivision streets to existing or proposed bike paths. All such bike path accessways shall be dedicated to the city and included on the respective subdivision plats.
      (2)   Every platted residential subdivision which abuts or straddles an existing or proposed bike path shall provide one or more bike path accessways for the connection of the bike paths to the residential streets within the subdivision. The layout and number of the bike path accessways shall be designed to provide all residents of a given subdivision access to the bike trail via the internal street network of the subdivision.
      (3)   Each bike path accessway shall consist of a minimum right-of-way width of 30 feet, extending from the existing or proposed bike path to one or more residential streets within the subdivision. The respective bike path accessways shall be dedicated to the city.
      (4)   Each bike path accessway shall be laid out to intersect as nearly as possible at right angles with the connecting subdivision street and the main bike path adjacent to the subdivision. The subdivision street connection with the bike path accessway shall not be placed within 100 feet of an intersection of two streets. Any bike path accessway intersecting at a street subdivision cul-de-sac shall have a center line radial from the center of the cul-de-sac. Adequate sight lines shall be provided at all bike path accessway intersections.
      (5)   The grades of bike path accessways shall conform as closely as possible to the natural topography, and in no case shall the pavement structure exceed a maximum grade of 10% or exceed any state for Federal requirements. Pavement grades shall be limited to a maximum of 3% within ten feet of any bike path accessway intersection. Cross slopes of bike path accessway pavements shall be designed with a 1.5% slope to provide proper drainage and biking surfaces. The earth shoulders of a bike path accessway, extending from the edge of the pavement, shall be sloped for proper drainage and soil stabilization, but shall not exceed a 3 to 1 slope. The developer shall plant these earth shoulders in perennial grasses to ensure proper control of soil erosion and sedimentation runoff.
      (6)   Bike path accessways shall be improved by the developer with a ten-foot wide bike path surface as specified for in Appendix A - Standard Specifications Plant Sheet. These standards along with other applicable requirements of this section shall also apply to bike path accessway improvements. The developer shall also pay for all required bike path accessway signage required by the bike path owner.
      (7)   In the establishment of bike path accessways, the developer is encouraged to utilize creative and unique design criteria when integrating bike path accessway requirements into the overall layout of the subdivision plats.
      (8)   If the dedication of bike path accessways would cause great practical difficulties or undue hardship, the developer may apply for relief by formally requesting a variation to the requirements provided in § 153.193.
   (K)   Other public uses.
      (1)   Plat to provide for public uses. Except when an applicant utilizes planned development procedures in which land is set aside by the developer as required by the provision of the zoning ordinance, whenever a tract to be subdivided includes recreation uses, or other public use as indicated in any portion of the comprehensive or official map, the space shall be suitably incorporated by the applicant into its preliminary plat. After proper determination of its necessity by the City Council and the appropriate official of any other public agency involved in the acquisition and use of each site and a determination has been made to acquire the site by the public agency, the site shall be suitably incorporated by the applicant into the preliminary and final plats.
      (2)   Referral to public body. The Planning Commission shall recommend the preliminary plat to the City Council for its consideration and approval. The City Council may propose alternate areas for the acquisition and shall allow the public body or agency 30 days for reply. The agency's recommendation, if affirmative, shall include a map showing the boundaries and area of the parcel to be acquired and an estimate of the time required to complete the acquisition.
      (3)   Notice to property owner. Upon receipt of an affirmative report, the City Council shall notify the property owner and shall designate on the preliminary and final plats that area proposed to be acquired by the public body.
      (4)   Duration of land reservation. The acquisition of land reserved by a public agency on the final plat shall be initiated within 12 months of notification, in writing, from the owner that he or she intends to develop the land. The letter of intent shall be accompanied by a preliminary plat of the proposed development and a tentative schedule of construction. Failure on the part of the public agency to initiate acquisition within the prescribed 12 months shall result in the removal of the “reserved” designation from the property involved and the freeing of the property for development in accordance with these regulations.
   (L)   Preservation of residential subdivision common grounds and green space areas.
      (1)   Unless the City Council determines that exigent circumstances justify otherwise, every existing or future residential subdivision common ground or green space area shall continue to exist on a perpetual basis. This is to ensure the preservation of present and future subdivision common ground or green space or land devoted to subdivision recreational activities, park-like areas, buffers or other open space in the respective subdivisions.
      (2)   Existing and future subdivision common grounds and green space areas shall not be allowed to be split, subdivided or re-platted. No portion or whole of any subdivision common ground shall be allowed to be combined with or transferred into any other tract of land, platted area or lot. Each subdivision common ground and green space area will continue to exist, on an ongoing basis, as a separate legal entity as it was originally platted in the establishment of the subdivision.
      (3)   No residential structures or commercial buildings shall be permitted to be constructed on any subdivision common ground or green space area. Applicable subdivision restrictive covenants for the common grounds and green space areas will apply and govern the ongoing management and maintenance of the subdivision common grounds and green space areas.
      (4)   It is envisioned that normally the subdivision common grounds will be established and maintained under the ongoing ownership of an entity of the respective subdivisions. If, however, the ownership of a subdivision common ground area is transferred to another third party through a forced sale such as delinquent taxes, other court-ordered action, or any other type of land transfer, the restrictions of this section along with other applicable sections of this title will continue to apply.
(Ord. 2009-21, §18.5-3-42, passed 10-5-2009; Am. Ord. 2016-29, passed 11-7-2016; Am. Ord. 2020-15, passed 6-15-2020)
ADMINISTRATION AND ENFORCEMENT
§ 153.120 SCHEDULE OF FEES.
   (A)   The following schedule establishes fees for the various procedures listed in this subchapter, which are intended to defray the administrative costs connected with the procedures and as such do not constitute a tax or other revenue raising device:
TABLE 153.120: FEES
Procedure
Fee
TABLE 153.120: FEES
Procedure
Fee
Filing of preliminary plat
$150 plus $15 per lot or actual review costs, whichever is greater
Filing of improvement plan
$40 per lot
Filing of final plat
$250
Inspection of improvements
3% of the estimated cost of improvements or actual review costs, whichever is greater
Nonresidential subdivision/site development plan review
$500 minimum plus any additional costs
Application for variation
$250
Application for amendment to the text of the Troy Subdivision Code
$250
* Fees shall be deemed waived for any application filed by a city official, the Planning Commission or the Code Enforcement Officer when acting in an official capacity and on behalf of the city.
      
   (B)   Until the fees have been paid, no request for any of the above shall be deemed to have been filed and no procedure shall be initiated.
(Ord. 2009-21, § 18.5-4-2, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
Cross-reference:
   Fee schedule, see Ch. 37, App. A
§ 153.121 AUTHORITY.
   (A)   The primary authority for administration and enforcement of the provisions of this chapter shall be vested in the following:
      (1)   Code enforcement officer;
      (2)   City Engineer;
      (3)   Planning Commission; and
      (4)   City Council.
   (B)   In addition to the above, other officials, appointees or employees of the city may be required and authorized to perform functions authorized in this chapter.
(Ord. 2009-21, § 18.5-4-3, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
§ 153.122 CODE ADMINISTRATOR.
   (A)   There is hereby created the position of code enforcement officer who is hereby authorized and empowered to administer and enforce provisions of this chapter as listed in § 153.124.
   (B)   The code enforcement officer, in administering and enforcing the provisions of this chapter, shall be responsible for but not limited to the following specific duties:
      (1)   To review and forward preliminary and final plats to the Planning Commission;
      (2)   To transmit improvement plans to the Director of Public Works and City Engineer for his or her review;
      (3)   To issue stop orders as necessary when the City Engineer determines that approved improvements are being constructed in violation of this chapter;
      (4)   To pursue actions authorized in § 153.169 when a subdivider/developer fails to complete required improvements;
      (5)   To evaluate and make decisions concerning proposed minor changes in approved final plats;
      (6)   To review and forward applications for variations to the Planning Commission;
      (7)   To periodically review the provisions of this chapter to determine whether revisions are needed and to make recommendations on such matters to the Planning Commission as necessary;
      (8)   To maintain up-to-date records of matters pertaining to this chapter, including but not limited to preliminary plats, “as-built” records of completed improvements, final plats, variations and amendments; and
      (9)   To provide information to subdivider/developers and developers and to the general public on matters related to this chapter.
(Ord. 2009-21, § 18.5-4-4, passed 10-5-2009; Ord. 2017-03, passed 3-6-2017)
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