Title 10 Subdivision Regulations
TITLE AND PURPOSES
10-1-1: Short Title
(Revised Ord. No. 2555-08/09 05-27-07)
10-1-1: SHORT TITLE: This Title shall be known and may be designated as the CITY OF PEKIN SUBDIVISION ORDINANCE.
10-1-2: PURPOSES: The purposes of this Title are to provide for the orderly growth and harmonious development of the community; to secure adequate traffic circulation through coordinated street systems with relation to major thoroughfares, although not a requirement, a minimum of two access points into all subdivisions shall be provided where reasonably possible and practical to construct to adjoining subdivisions and public facilities; to achieve individual property lots of maximum utility and livability; to secure adequate provisions for water supply, drainage and sanitary sewerage, and other health requirements; to secure adequate provisions for recreational areas, school sites and other public facilities; and, to provide logical procedures for the achievement of these purposes.
10-2-1: DEFINITIONS: As used in this Title, singular words shall include the plural, and masculine words shall include the feminine and neuter. The following Definitions shall apply in the interpretation and enforcement of this Title:
ALLEY: A dedicated public way affording a secondary means of access to abutting property and not intended for general traffic circulation.
APPROVED CONSTRUCTION PLANS: Construction plans that have meet or exceeded all applicable requirements and that have been reviewed and approved by the City Engineer and/or Director of Public Works as noted by his/her signature on the title page.
BLOCK: That property abutting one side of a street and lying between the two (2) nearest intersecting streets, or between the nearest such street and railroad right of way, unsubdivided acreage, river or live stream; or between any of the foregoing and any other barrier to the continuity of development.
CITY: The City of Pekin, Illinois.
CITY ENGINEER: The City Engineer of the City.
CITY PLANNER: The staff planner or consulting planner of the City.
CLERK: The Clerk of the City.
COMMISSION: The Planning Commission of the City.
CONTRACTOR: The entity responsible for the construction of the subdivision in accordance with the Approved Construction Plans.
CUL DE SAC: A street having only one open end with the other having a bulb shape and constructed in accordance with the requirements of this code. (Ordinance 2460, 2/13/06)
DEVELOPER: The entity responsible for the design of the subdivision in accordance with all applicable ordinances and specifications.
EASEMENT: A specific area of land over which a liberty, privilege, or advantage is granted by the Proprietor to the public, a corporation or some particular person or part of the public for specific uses and purposes and which shall be designated a "public" or "private" easement, depending on the nature of the use or user.
GOVERNING BODY: The City Council of the City, Illinois.
GUARANTEE: An irrevocable letter of credit or bond with corporate surety who shall be licensed to write bond in the State of Illinois and shall be in a form and with surety and conditions approved by the City.
IMPROVEMENTS: Grading, street surfacing, curbs and gutters, sidewalks, crosswalks, water mains, fire hydrants, sanitary sewers, storm sewers, culverts, bridges and other additions to the natural state of land which increases its value, utility or habitability.
INSPECTOR: A designated representative of the City responsible for the oversight of all work performed within the City’s jurisdiction. This individual may be from the Inspection Department (Ordinance 2460. 2/13/06) or a designated representative of the City Engineer and/or Director of Public Works.
LOT: A parcel of land separated from other parcels on a preliminary or recorded plat for the purpose of sale, lease or separate use.
MAJOR STREETS OR THOROUGHFARE PLAN: The part of the Master Plan which sets forth the location, alignment and dimensions of existing and proposed streets and thoroughfares. Where reasonably possible and practical, all new subdivisions shall have a minimum of two access points.
MASTER PLAN: The Official Comprehensive Plan for the City and an area one and one-half (1 1/2) miles beyond the City Limits, including graphic and written proposals indicating the general locations recommended for the streets, parks, schools, public buildings, zoning districts and all physical developments of the City, including any unit or part of such plan separately adopted, and any amendment to such plan or parts thereof adopted by the City.
PARCEL (or TRACT): A continuous area or acreage of land that can be described as provided for in the subdivision Act.
PERSON: An individual, partnership, firm, corporation or association.
PLAT: A map or chart of a subdivision of land.
Final Plat: A map of all or part of a subdivision providing substantial conformance to the preliminary plat of the subdivision prepared in conformance with the requirements of this Title and suitable for recording by the County Recorder of Deeds.
Preliminary Plat: A map showing all details of a proposed subdivision layout as required in this Title.
Sketch Plan: A plan indicating the proposed layout of the subdivision in sufficient detail to show proposed street lots and site features.
PROPRIETOR: A natural person, firm, association, partnership, corporation, or combination of any of them, which may hold any ownership interest in land, whether recorded or not.
PUBLIC RESERVATION: A portion of a subdivision that is set aside for public use and made available for public use and acquisition.
PUBLIC UTILITY: Any person, firm or corporation, Municipal department, board or commission, duly authorized to furnish and furnishing under governmental regulations to the public: gas, steam, electricity, sewage disposal, communication, telegraph, television, transportation or water.
PUBLIC WALKWAY: A right of way dedicated for the purpose of a pedestrian access through residential areas and located so as to connect to two (2) or more streets, or a street and a public land parcel. This is not to be considered the same as a sidewalk.
PUBLIC WORKS DIRECTOR: The Public Works Director of the City.
STREET: Any street, avenue, boulevard, road, lane, parkway, viaduct, alley or other way which is an existing State, County, or Municipal roadway, or a street or way shown in a plat heretofore approved pursuant to law or approved by official action, or, a street or way on a plat duly filed and recorded in the office of the County Recorder of Deeds. A street includes the land between the street right-of-way lines, whether improved or unimproved, and may comprise pavement, shoulders, gutters, sidewalks, parking areas and lawns.
Arterial (Major Thoroughfare): An street of greater continuity which is intended to serve as a large volume traffic way for both the immediate City area and region beyond and may be designated on the City's Major thoroughfare, parkway, expressway or equivalent term to identify those streets comprising the basic structure of the street plan.
Boulevard Street: A street developed to two (2) lanes, one-way pavements, separated by a median.
Collector Street (Secondary Thoroughfare): A street used primarily to carry traffic from minor streets to major thoroughfares.
Controlled Access: An arterial (major thoroughfare) having limited access to and from businesses or residences.
Cul-de-Sac Street: A minor street of short length, having one end open to traffic and being permanently terminated at the other end by a vehicular turnaround.
Loop Street: A minor street of short length with two (2) openings to traffic beginning from the same street, and projecting parallel to each other, connecting at their termination by a loop.
Marginal Access Street: A minor street paralleling and adjacent to a major thoroughfare that provides access to abutting properties and protection from through traffic.
Local Street: A street of limited continuity used primarily for access to abutting residential properties.
Second Access: A street designed to meet the required second access to a subdivision used primarily to connect to existing or abutting streets. Width of the street can be adjusted to a minimum 25 feet in width with 35 feet of dedicated right of way but shall be marked as “No Parking” for its entire length.
Turnaround: A short boulevard street permanently terminated by a vehicular turnaround.
SUBDIVISION: The division of a parcel, tract or area of land into two (2) or more parts of land for the purpose, whether immediate or future, of transfer of ownership or building development or if a new street or easement of access is involved. Any division of a parcel of land, provided that division of land which may be ordered or approved by a court of affected by testamentary or interstate provision, or a division of land into lots or parcels of five (5) acres or more and not involving a new street or easement of access shall not be deemed a subdivision. The term includes re-subdivision and, when appropriate to the context, shall relate to the process of subdividing the land subdivided.
ZONING TITLE: The City zoning regulations contained in Title 9 of this Code.
10-3-6: Violations and Penalties
10-3-1: JURISDICTION: This Title shall apply to all land located within the City and within the area set forth and described as being contiguous or adjacent to said City within on and one-half (1 1/2) miles from the City limits, but outside said City, and shall be subject to the Illinois Plat Act (765 ILCS 205/1 et seq.) as existing and as may be amended hereafter.
10-3-2: APPLICABILITY: This Title shall not apply to any lot or lots forming a part of a subdivision created and recorded prior to the effective date of this Title. Nor is it intended by this Title to repeal, abrogate, annul, or in any way impair or interfere with existing provisions of other laws or ordinances, except those specifically repealed by this Title or with private restrictions placed upon property by deed, covenant or other private agreement, or with restrictive covenants running with the land to which the City is a party. Where this Title imposes a greater restriction upon land than is imposed or required by such existing provision of law, ordinance, contract or deed, the provisions of this Title shall control. Use of this Title shall apply to all subdivisions of territory outside of and distant not more than one and one-half (1 1/2) miles from the corporate limits of the City as agreed with the Tazewell County Zoning Board.
10-3-3: EXEMPTIONS: Notwithstanding the requirements of Sections 10-3-1 and 10-3-2, this Title shall not apply in the following instances or transactions:
A. The division or subdivision of land into parcels or tracts or five (5) acres or more in size which does not involve any new streets or easements of access.
B. The division of lots or blocks of less than one acre in any recorded subdivision that does not involve the need for any new streets or easements of access.
C. The sale or exchange of parcels of land between Proprietors of adjoining and contiguous land that does not create an additional lot.
10-3-4: ENFORCEMENT: The following shall apply in the enforcement of this Title:
A. Recording of Plat: No plat of any subdivision confirmed by this Title shall be entitled to record in the County Recorder of Deeds' offices, or for any validity, until it shall have been approved in the manner prescribed herein.
B. Sale of Land in a Subdivision: No Proprietor or agent of the Proprietor of any land shall transfer or sell any land by reference to, exhibition of or by the use of the plan or plat of a subdivision before such plan or plat has been approved and recorded in the manner prescribed herein. Any sale or transfer contrary to the provisions of this Section is voidable any time up to and including ninety (90) days after recording of the plat at the option of the buyer. The description of such lot or parcel by metes and bounds in the instrument of transfer or other documents used in the process of selling for transferring shall not exempt the transaction from the provisions of this Title.
C. Sale or Title Transfer Requirements: No final plat of any subdivision shall be accepted by the City without the following covenant: No deed shall be delivered or title transferred or sale completed on any lot in this subdivision, except to another Developer who accepts first Developer obligations, until such a time as the sanitary sewer and storm sewer, if any, curb and gutter, and road base be installed, in accordance with construction plans submitted for this subdivision and approved by the City.
D. Permits: The City and the County of Tazewell shall not issue building or repair permits for any structure on a lot in a subdivision for which a plat has not been approved and recorded in the manner prescribed herein. No occupancy permit shall be issued for any building in a subdivision in which all improvements required in accord with this Title have not been installed. Any damage done to improvements during construction shall be corrected prior to issuance of an occupancy permit for any building.
E. Public Improvements: The City hereby defines its policy to be that the City will withhold all public services of whatsoever nature, including the maintenance of streets and the furnishing of sewerage facilities from all subdivisions which have not been approved and from all areas dedicated to the public which have not been accepted by the City Council in the manner prescribed herein.
F. Revision of Plat After Approval: No changes, erasures, modifications or revisions shall be made in any plat of a subdivision after approval has been given by the Commission and Governing Body and endorsed in writing on the plat, unless the said plat is first resubmitted to the Commission and Governing Body for approval.
10-3-5: FEES (See Section 10-8-1 of this Code for table of fees and security requirements):
1. Filing Fees:
Preliminary plat - See subsection 10-4-4A3.
Final plat - See subsections 10-4-6A, 10-4-6C1d and 10-5-6G
2. Review Fees: Preliminary and final plat review fees, planning fees, engineering fees, inspection fees, water and sewer connection charges and other applicable development charges shall be paid by the Developer as may be provided for by resolution of the Governing Body.
3. Security Requirements: See subsections 10-4-5E, 10-5-6G and 10-6-2F.
4. Inspection Fees: See subsections 10-5-5F and G.
5. Miscellaneous Improvements: See Section 10-6-4.
B. Set by Governing Body: All fees determined and established by resolution of Governing Body.
10-3-6: VIOLATIONS AND PENALTIES: Any person or anyone acting on behalf of said person, violating any of the provisions of this Title shall, upon conviction thereof, be subject to a fine of not less than twenty five dollars ($25.00) nor more than five hundred dollars ($500.00).
10-4-2: Initial Plat Investigation
10-4-3: Sketch Plan (Optional)
10-4-4: Preliminary Plat
10-4-5: Construction Plans
10-4-6: Final Plat
10-4-1: PHASES: The preparation of a subdivision for platting may be preceded by an initial investigation sketch plan and shall go through two (2) phases: preliminary plat and final plat, all in accordance with the procedure as set forth hereinafter.
10-4-2: INITIAL PLAT INVESTIGATION: Prior to the preparation of a preliminary plat, it is suggested that the proprietor meet informally with the City departments concerned to investigate the procedures and standards of the City with reference to this Title and with the proposals of the Master Plan as they affect the area in which the proposed subdivision is located. The proprietor should concern himself with the following factors:
A. The proprietor should secure a copy of the Zoning Title, these subdivision regulations, engineering specifications and other similar ordinances or controls relative to the subdivision and improvement of land so as to make himself aware of the requirements of the City.
B. The area for the proposed subdivision should be properly zoned for the intended use.
C. An investigation of adequacy of existing schools and the adequacy of public open spaces including parks and playgrounds to serve the proposed subdivision should be made by the proprietor.
D. The relationship of the proposed subdivision with respect to major thoroughfares and plans for widening of thoroughfares, and the means of providing at least two access points to the proposed subdivision shall be considered, should be investigated by the proprietor.
E. Standards for sewage disposal, water supply and drainage of the City should be investigated by the proprietor.
10-4-3: SKETCH PLAN (OPTIONAL): The Developer may submit a sketch plan showing in simple form the proposed layout of street lots and other features relating to existing conditions for review by the City in order to avail himself of the advice and assistance of the City prior to proceeding with a preliminary plat.
10-4-4: PRELIMINARY PLAT: The procedure for preparation and submittal of a preliminary plat of the land area to be subdivided shall be as follows:
1. Fifteen (15) copies and one computer media (CD or floppy disk) in AutoCAD drawing or ArcInfo shapefile format of the preliminary plat of the proposed subdivision together with written application shall be submitted to the Commission. (Ordinance 2460, 2/13/06)
2. Submittal with the Commission shall be at least twenty (20) days prior to the regular Commission meeting (which meeting shall be considered as the date of filing) at which the proprietor will be scheduled to appear. The Staff (Pubic Works Director and/or City Engineer, Fire Chief, and Code Enforcement Officer) shall initially review the preliminary plat to determine if all the data and information required by this Code have been provided. Not less than eleven (11) days before the regular Commission meeting, the Inspections Department shall notify the proprietor of the additional data or information required. Not less than seven (7) days before the regular Commission meeting, the proprietor shall submit a corrected plat to the Commission that complies with the notice provided by the Inspections Department. The recommendations by the Staff under this section are for the purpose of aiding in the efficient processing of preliminary plats and shall not be binding on the Commission.
3. Preliminary plat filing fees and review fees as established by resolution of the Governing Body shall be paid at the time of filing of the preliminary plat.
B. Identification and Description: The preliminary plat shall include:
1. Proposed name of subdivision.
2. Location by section, township and range, or by other legal description.
3. Names and addresses of the proprietor, and the planner, designer, engineer or surveyor who designed the subdivision layout. The proprietor shall also indicate his interest in the land.
4. Scale of plat one inch to one hundred feet (1" = 100') as minimum acceptable scale.
5. Date and north point.
1. The preliminary plat should be drawn to show the arrangement of lots, blocks and streets. Dimensions of all lots shall be shown, but may be approximated. It is the intent of this Title that the preliminary plat need not be done in precisely engineered plans but be only in sufficient detail to permit planning review. At this stage, the proprietor should expect that the Commission might require major alterations to be made in the plat if it is found necessary.
2. It is not necessary that the preliminary plat be prepared by and sealed by a surveyor; provided, however, that the outside dimensions of the plat shall be based upon an accurate boundary survey prepared by a surveyor.
D. Existing Conditions: The preliminary plat shall include:
1. An overall area map at a scale of not less than one inch to one thousand feet (1" = 1000') showing the relationship of the subdivision to its surroundings within one-half mile (1/2) such as section lines or major streets or collector streets shall be provided.
2. Boundary line of proposed subdivision, section or corporation lines within or adjacent to the tract and overall property dimensions.
3. Property lines of adjacent tracts of subdivided and unsubdivided land shown in relation to the tract being proposed for subdivision, including those areas across abutting roads.
4. Location, widths and names of existing or prior platted streets and private streets and public easements within or adjacent to the tract being proposed for subdivision, including those located across abutting roads.
5. Location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision.
6. Creeks or surface drains crossing through or within five hundred feet (500') of the subdivision shall be located on the preliminary plat with a statement as to the acres of area drained upstream of the point where said stream or surface drain enters the subdivision and the distance from the farthest reach of said drainage area to the subdivision.
7. Topography drawn as contours with an interval of not greater than two feet (2'). Exceptions to this rule are as follows:
a. Where the difference in elevation over the whole subdivision is less than four feet (4'), elevations shall be shown at the corners of the subdivision and at the highest and lowest points in the subdivision.
b. Where the difference in elevation over the whole subdivision is twenty-five feet (25') and the subdivision is less than ten (10) acres in size, the contour interval may be five feet (5').
E. Proposed Conditions: The preliminary plat shall include:
1. Layout of streets indicating proposed street names, right-of-way widths and connections with adjoining platted streets and also the widths and location of alleys, easements and public walkways.
2. Layout, numbers and approximate dimension of lots, including building setback lines showing dimensions.
3. Indication of parcels of land intended to be dedicated or set aside for public use or for the use of property Proprietors in the subdivision.
4. An indication of the ownership and existing and proposed use of any parcels identified as "exempted" on the preliminary plat. If the proprietor has an interest or owns any parcel so identified as "exempted", the preliminary plat shall indicate how this property could be developed in accordance with the requirements of the existing zoning district in which it is located and with an acceptable relationship to the layout of the proposed preliminary plat.
5. An indication of the system proposed for sewage disposal by a method approved by the Governing Body and the Pubic Works Director and/or City Engineer.
6. An indication of system proposed for water supply by a method approved by the Governing Body and the Pubic Works Director and/or City Engineer.
7. An indication of storm drainage and detention/retention proposed by a method approved by the Governing Body and the Pubic Works Director and/or City Engineer.
8. In the case where the proprietor wishes to subdivide a given area but wishes to begin with only a portion of the total area, the preliminary plat shall include the proposed general layout for the entire area. The part proposed to be subdivided first shall be clearly superimposed upon the overall plan in order to illustrate clearly the method of development that the proprietor intends to follow. Each subsequent plat shall follow the same procedure until the entire area controlled by the proprietor is subdivided.
F. Preliminary Plat Review by Planning Commission:
1. The Commission shall receive the preliminary plat as required under subsections 10-4-4A through E of this Section. The Commission shall place the proposal on the agenda of the next regular Commission meeting.
2. The Commission shall transmit a copy of the preliminary plat to Pubic Works Director and/or City Engineer, the City Planner, and the Fire Department. (removed this change – 2/15/08)
3. The Commission shall review all details of the proposed subdivision within the framework of the Zoning Title within the various elements of the Master Plan and within the standards of this Title.
4. The Planning Commission shall approve or disapprove the application for preliminary approval within ninety (90) days from the date of application or the filing by the applicant of the last item of required supporting data, whichever date is later, unless such time is extended by mutual consent. If such plat is disapproved, then within said ninety (90) days the Planning Commission shall furnish to applicant in writing a statement setting forth the reason for disapproval and specifying with particularity the aspects in which the proposed plat fails to conform to the City's ordinances including Official Map. If such plat is approved, the corporate authority shall accept or reject said plat within thirty (30) days after its next regular stated meeting following the action of the Planning Commission. Preliminary approval shall not qualify a plat for recording.
G. Preliminary Plat Review by Governing Body:
1. The Governing Body will not review a preliminary plat until it has received the review and recommendation by the Planning Commission.
2. Should the Governing Body approve the preliminary plat, it shall be deemed to confer upon the Developer the right to proceed with the preparation of a final plat.
3. Approval of the preliminary plat shall not constitute approval of the final plat. It shall be deemed as approval of the layout submitted on the preliminary plat as a guide to the preparation of a final plat.
4. The approval of the Governing Body shall be effective for a period of twelve (12) months. Should the final plat in whole or in part not be recorded within this time limit, the preliminary plat must again be submitted to the Planning Commission for approval. The Governing Body for good cause shown may extend this time limit.
1. The following certificate shall appear on all plats of subdivisions lying within the City limits of Pekin:
State of Illinois )
County of Tazewell )
I hereby certify that by Resolution No.___ adopted by the City Council of the City of Pekin, Tazewell County, Illinois, at a regular meeting held on the ____ day of _____, A.D. ____, the above PRELIMINARY PLAT of __________________ Subdivision was approved.
2. The following certificate shall appear on all plats of subdivisions lying outside the City limits and within one and one-half (1 1/2) miles of the corporate limits of the City:
State of Illinois )
County of Tazewell )
I hereby certify that the above PRELIMINARY PLAT lying within one and one-half (1 1/2) miles of the City of Pekin of _________________________ meets with all requirements.
___________________________ City of Pekin
3. Certification by a registered professional engineer and/or a registered land surveyor and the land Proprietor as may be required by State statute relative to surface water drainage shall appear upon the plat with appropriate signatures thereto affixed.
10-4-5: CONSTRUCTION PLANS: The procedure for the preparation and review of construction plans shall be as follows:
A. Submittal of Construction Plans: Upon approval of the preliminary plat, the Developer shall have prepared engineering drawings for the proposed required improvements containing the data and information specified in this Title. Such drawings shall be certified by a licensed professional engineer and shall be submitted in two (2) copies to the City. A construction drawing review fee as established by resolution of the Governing Body shall be paid at the time of submittal of the construction drawings. (Ordinance )
B. Content of Construction Plans: Engineering drawings for required improvements shall contain the following minimum information (additional information may be requested by the Pubic Works Director and/or City Engineer):
1. Plans, details, specifications and cost estimates for roadways and sidewalk construction, including plans, profile indicating existing topography and elevation (using City of USGS datum) including curb and sidewalk elevation, intersection control elevation and paving geometric for each street with a typical cross section of the roadway.
2. Plans shall include right-of-way line, property lines, centerline of both proposed and existing streets, and survey plat lines.
3. Details, profiles, specifications and cost estimate of proposed storm drainage improvements with calculations.
4. Plans, profiles, details, specifications and cost estimates of proposed water supply facilities.
5. Plans and specifications and cost estimate of proposed subsurface facilities for the sanitary sewage facilities with calculations.
6. When unusual site or construction conditions exist, the Pubic Works Director and/or City Engineer may request such additional plans, specifications and drawings as may be necessary for an adequate review of the improvements to be installed.
7. Topography shall be shown as specified in subsection 10-4-4D6.
8. At the completion of all construction work, one (1) paper set and one (1) computer media (CD or disk) in AutoCAD drawing or ArcInfo shape file format of accurate as-built sanitary sewer, storm sewers, and water lines drawings shall be provided. (Ordinance 2460, 2/13/06 )
C. Review of Plans: The Director of Pubic Works and/or the City Engineer shall review the plans in order to determine whether such drawings comply with City design standards. If such drawings are consistent and so comply, the Pubic Works Director and/or City Engineer will return one set of approved, signed construction plans to the Developer. In the event that the drawings do not so conform or comply, the Director of Public Works and/or the City Engineer shall notify the Developer of the specific manner in which such drawings do not conform. Plans will be reviewed in not more than sixty (60) days from date of submittal.
D. Construction of Improvements: No improvements shall be constructed nor shall any preliminary work be done until such time as the engineering drawings have been approved and there shall have been compliance with all of the requirements relating to the appropriate bonding agreement. All construction shall be in accordance with general laws and construction procedures of the City. Barricades, signs, lights and maintenance shall be required of the Contractor at the construction site.
E. Security Requirements:
1. A subdivision Developer shall furnish security in the form of a guarantee to the City when he develops a subdivision located within the boundaries of the City limits of Pekin and within the one and one-half (1 1/2) mile jurisdiction of the City. The guarantee shall be equivalent to the total estimated cost of all improvements required by the subdivision ordinance and shall remain in force from the start of construction until acceptance of the improvements by the City. The guarantee shall serve to assure the warranties of the subdivision Developer that the subdivision will be constructed pursuant to the following:
a. The final plat approved by City Council.
b. The construction plans approved by the Pubic Works Director and/or City Engineer.
c. The standards set forth in this Title.
d. The design standards promulgated by the Pubic Works Director and/or City Engineer and such exception there from as may be approved by the City.
2. That portion of the guarantee as determined by the Pubic Works Director and/or City Engineer shall remain in full force and effect for a period of not less than FIVE (5) years or until such time as the subdivision is 80 percent built out with homes whichever is longest from the date of certification of completion of construction of the subdivision and upon written acceptance of the improvements by the City. The City may withhold acceptance whenever latent defects appear in the construction of the subdivision following certification of completion and until such defects are corrected.
An inspection fee shall be set by resolution of the Governing Body for basic improvement inspection.
F. Certification and Inspection:
1. All improvements to be made under the provision of this Title shall be inspected during the course of the construction by the Inspection Department or the Pubic Works Director and/or City Engineer as designated by the Council, and no subdivision shall be finally accepted as to any of such improvements until the Developer submits to the Council a certification of approval of such improvements issued by the designated City Inspector. It is further provided that in the construction of any such improvements by said Developer that in the event, any component part or parts of such improvement will be covered so that the same cannot be inspected by reason of said coverage, that the said Developer shall request an inspection thereof prior to its coverage, and in the event of failure to do so, said Developer shall be required to uncover said component part of said improvement for inspection by the City.
2. It is provided further that the said City Inspector shall be given twenty four (24) hours' notice, except for emergency, prior to any inspection required, and upon such inspection being made, in the event said improvement meets the City standards required, the said City Inspector shall issue forthwith a certificate of approval of said inspection to said Developer.
3. In the event it be deemed advisable, the said City Inspector is authorized to call the Pubic Works Director and/or City Engineer for the purposes of any inspection required, and the cost of said inspection shall be borne by the Developer. It is further provided that the City, through its Pubic Works Director and/or City Engineer shall make available to all Developers a schedule of required inspections on all subdivision requirements of this Title.
4. Further, the Developer shall have all completed work certified for compliance to the approved construction drawings by the design engineer.
5. All sanitary sewer lines tested by an approved testing firm with copies of the test results sent to the city.
6. All concrete, aggregate base, and pavement shall be tested by the Developer with test results provided to the City Inspector.
10-4-6: FINAL PLAT: The procedure for preparation and review of a final plat shall be as follows:
A. Final Plat Filing: Two (2) permanent copies (either linen or mylar no heavier than 4 mils); seven (7) paper prints and one computer media (CD or floppy disk) in AutoCAD drawing or ArcInfo shape file format of the final plat shall be filed by the Developer with the City Clerk and shall deposit with the City Clerk such sum of money as the Governing Body may require, as shall be set by resolution of the Governing Body, to provide for the expense of inspection of lands and review of the final plat. The City Clerk shall forward a print of the final plat to the City Engineer and the Code Enforcement Officer. (Ordinance 2460, 2/13/06)
B. Contents of Final Plat: The final plat shall contain the following information:
a. Name of proposed subdivision.
b. Minimum scale (1" = 100'), north arrow and date of preparation.
c. Correct legal description of property involved.
2. Existing Conditions:
a. Total acreage of subdivision.
b. The location of all present property lines, pertinent section lines and streets that are to remain the same within the area being subdivided.
3. Proposed Conditions:
a. Location, width and names of all proposed streets and walkways.
b. All dimensions, linear (to the nearest one-hundredth of a foot) and angular (to the nearest second of arch), necessary for locating the boundaries of the subdivision, lots, streets, easements and other areas for public or private use.
c. Location of all survey monuments and their descriptions.
d. Layout and scale dimensions of all lots, including minimum front setback lines and lot numbering.
e. Show all sections lines and corners within or abutting the subdivision.
4. Additional Information:
a. Street jog offset dimensions at intersecting streets where the centerline offset is less than one hundred twenty-five feet (125').
b. Name and widths of adjoining streets.
c. Radii, arcs or central angle, points of tangency and central angles for all curvilinear streets and radii for rounded corners. To include the location of PT and PC points from the nearest lot line.
1. The following certificates shall appear on all plats within the jurisdiction of the City:
a. "Declaration of Ownership and Dedication", being a statement by the Proprietor or Proprietors and spouses, if any, or a duly authorized attorney, of the ownership of the land being subdivided, an acknowledgment of the correctness of the plat in accomplishing the uses and purposes of the Proprietor, and dedicating the streets and utility easements, if any, to the public. The wording of this declaration and dedication shall be substantially as follows:
STATE OF ILLINOIS
COUNTY OF TAZEWELL
DECLARATION AND DEDICATION OF ___________________________ SUBDIVISION TO THE CITY OF PEKIN, TAZEWELL COUNTY, ILLINOIS
______________________________, does hereby certify that he (they, it) is the Proprietor(s) of the land shown on the accompanying plat, and does hereby certify that he (they, it) has caused the survey and subdivision thereof to be made as shown on the accompanying plat and to be known as _______________ in the City of Pekin, Tazewell County, Illinois, and acknowledges said survey to be correct to the best of his (their, its) knowledge and belief, and he (they, it) hereby dedicates the streets and utility easements shown on said Plat to the public use forever. Easements as shown by dashed lines and marked utility easement on said Plat are hereby reserved for the use of all public utility companies to install, lay, construct, operate, maintain, renew and/or remove underground water mains, sewer pipes, gas pipelines, electric and telephone cables or conduits with all necessary aboveground transformer and service pedestal installations, with the further right to install and maintain overhead electric and telephone pole and wire-line installations with all necessary braces, guy wires, anchors and other appliances for the purpose of serving the subdivision and adjoining properties with water, sewer, gas, electric and telephone service, including the right to use the streets where necessary and to overhang or bury across all lots service wires, pipeline and/or cables to serve adjacent lots, together with the right to enter upon the lots at all times to install, operate and maintain said utility facilities and to trim or remove any trees, shrubs or saplings that interfere or threaten to interfere with said utility facilities.
No permanent buildings or trees shall be placed on said easements, but said easements may be used for gardens, shrubs, landscaping and other purposes that do not interfere with the use of said easements for public utility purposes.
Dated at Pekin, Illinois, this _____ day of _________, A.D. ______
(The signatures above are to be duly attested on the plat by a notary public.)
b. Certificate of a registered Illinois land surveyor, attesting to the accuracy of the survey and the correct location of all monuments shown and all applicable requirements of Illinois Statutes.
c. Certificate of County Clerk:
STATE OF ILLINOIS
COUNTY OF TAZEWELL
I, __________________, County Clerk of the aforesaid County, do hereby certify that I have this day examined the tax records of the property shown on the attached Plat, and find no delinquent general taxes, unpaid current general taxes, nor delinquent special assessments against the tract of land shown on said Plat.
Given under my hand and seal of the said County, this _____ day of _________, A.D.______.
______________________ _________________________ County Clerk Deputy Clerk
d. Following the signature of previously mentioned certificates, the Developer shall take the final plat to the Tazewell County Recorder's Office for recording.
2. The following certificates shall appear on all plats of subdivisions located within the City limits of Pekin:
State of Illinois )
County of Tazewell )
I hereby certify that by Resolution No. ______ adopted by the City Council of the City of Pekin, Tazewell County, Illinois, at its regular meeting held on the _____ day of ______, A.D.____, the above plat of ____________________ Subdivision was approved and the streets and easements shown thereon were accepted.
__________________________ City Clerk
3. The following certificate shall appear on all plats of subdivisions lying outside of the City limits of Pekin and within one and one-half (1 1/2) miles of the corporate limits thereof:
State of Illinois )
County of Tazewell )
I hereby certify that the above PRELIMINARY PLAT lying within one and one-half (1 1/2) miles of the City of Pekin of _________________________ meets with all requirements.
___________________________ City of Pekin
D. Final Plat Review:
1. No final plat review will be performed until as-built drawings detailing final locations of developer installed underground utilities (i.e. water, sanitary sewers, and storm sewers) are submitted to the City.
2. The final plat shall be reviewed by the Public Works Director and/or City Engineer, and the Code Enforcement Officer as to compliance with the approved preliminary plat, plans for utilities and other improvements and the other requirements of this ordinance.
3. The Public Works Director and/or City Engineer, and the Code Enforcement Officer shall notify the City Clerk of their recommendations for either approval or rejection of the final plat. The City Clerk shall report the recommendations to the Governing Body.
4. When a person submitting a plat of subdivision or re-subdivision for final approval has supplied all drawings, maps and other documents required by the Municipal ordinances to be furnished in support thereof, and if all such material meets the Municipal requirements, the corporate authorities shall approve the proposed plat within sixty (60) days from the date of filing the last required documents or other paper or with sixty (60) days from the date of filing application for final approval of the plat, whichever date is later. The applicant and the corporate authorities may mutually agree to extend the sixty (60) day period.
5. Upon the approval of the final plat by the Governing Body, three (3) prints of the final plat shall be forwarded: one to the City Clerk; one to the Commission; and one to the Inspection Department. The original copies shall be forwarded to the City Clerk for distribution to appropriate agencies.
6. Upon receipt of the final plat from the Governing Body, the Inspection Department shall cause the final plat to be recorded in the form approved by the Governing Body.
DESIGN LAYOUT STANDARDS
10-5-1: Development Guides; Final Plat
10-5-5: Natural Features
10-5-6: Subdivision Open Space Plan Option and Planned Residential Development Option
10-5-1: DEVELOPMENT GUIDES; FINAL PLAT: The subdivision design layout standards set forth under this Chapter are development guides for the assistance of the proprietor. All final plans must be reviewed and approved by the Governing Body.
10-5-2: STREETS: Streets shall conform to at least all minimum requirements of the general specifications and typical cross sections as set forth in this Chapter and other conditions set forth by the Governing Body.
A. Location and Arrangement:
1. The proposed subdivision shall conform to the various elements of the Master Plan and shall be considered in relation to the existing and planned major thoroughfares and collector streets, and such part shall be platted in the location and width on such Plan.
2. The street layout shall provide for continuation of collector thoroughfares in the adjoining subdivisions or the proper projection of streets when adjoining property is not subdivided or conform to a plan for a neighborhood unit drawn up and adopted by the Commission.
3. The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged.
4. Subdivisions with only one means of access are discouraged within the City of Pekin. It shall be required of anyone proposing a subdivision with one point of access to show why a second access location is not reasonably possible or practical.
5. Should a proposed subdivision border on or contain an existing or proposed frontage or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction to traffic hazards.
6. Should a proposed subdivision border on a railroad, expressway or other limited-access highway right of way, the City may require the location of a street approximately parallel to and on each side of such right of way at a distance suitable for the development of any use of the intervening land. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.
7. Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the City finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Wherever there exists adjacent to the tract to be subdivided a dedicated or platted and recorded half street, the other half shall be platted.
8. Cul de Sacs are discouraged within the City of Pekin. Should the use of a cul de sac be required to meet existing property conditions, developer shall make every effort to provide an alternate means of emergency access. In the case of water service, the line shall be designed in such a manner as to avoid a dead end service.
B. Right Of Way and Pavement Widths:
Street Class Right-of-Way Pavement Width**
Controlled Access 120’ * 64’
(4 lanes, with center turn lane, no parking)
Arterials (Major Thoroughfare) 80’ – 100’ 48’
(4 lanes, no parking)
Collectors (Secondary Thoroughfare) 66’ – 80’ 42’
(2 lanes, with parking) or (4 lanes, no parking)
Local (with curbs) 54’ 32’
(without curbs)(RE Zone ONLY) 60’ 24’
Second Access Only (with curbs) 35’ 24’
*Minimum required Right-of-Way for Controlled Access Street. Additional width may be necessary to accommodate significant changes in the terrain.
** Pavement Width means the actual width of the pavement excluding the curbs.
C. Street Geometrics: Standards for maximum and minimum street grades, vertical and horizontal street curves and sight distances shall be established by resolution of the Governing Body and approved by the Public Works Director and/or City Engineer. In no instance shall the standards for a residential street be less than that prescribed for an urban thirty (30) mile per hour design as specified in the Illinois Department of Transportation Division of Highways' "Design Manual".
D. Street Intersections: Streets shall be laid out so as to intersect as nearly as possible to ninety degrees (90). Curved streets, intersecting with major thoroughfares and collector thoroughfares, shall do so with a tangent section of center line fifty feet (50') in length measured from the right-of-way line of major or collector thoroughfare.
E. Street Jogs: Street jogs with centerline offsets of less than one hundred fifty feet (150') shall be avoided.
F. Acceleration-Deceleration Lanes: Streets which intersect with major or secondary thoroughfares shall be provided with paved acceleration and deceleration lanes and passing lanes on both sides of the thoroughfare. Such lanes shall be provided in keeping with the standards approved by the Governing Body for this type of improvement.
G. Cul-de-sacs: Streets using cul de sacs shall be limited in number to encourage more equal utilization of local streets.
1. General Requirements
a. In single family zoning districts - cul de sacs shall not exceed 1200 feet in length or have more than 21 lots fronting thereon, whichever imposes the more demanding standard. (Note: the length of a cul de sac shall be measured along the centerline of the street starting at the centerline of the intersecting street to the center point of the cul de sac bulb.)
b. In multiple family zoning districts – cul de sacs shall not exceed 400 feet in length or have more than 8 lots fronting thereon, whichever imposes the more demanding standard. (Note: a lot zoned RT shall be considered to be two lots for the purpose of number of lots fronting thereon.)
c. Cul de sac streets shall not be constructed “end to end” where a through street could reasonably and economically be constructed.
d. Lots zoned R-1 or R-2 shall have a minimum 60 foot lot width measured at the building setback line if located in the bulb of the cul de sac.
e. Driveways shall not encompass more than 50% of the curb on the bulb of a cul de sac street.
f. Cul de sac bulb shall have a minimum diameter measured face to face of the curb of 100 feet in residential zoned areas and 120 feet in all others.
(Ordinance 2456, 1/09/06)
10-5-3: BLOCKS: Blocks within subdivisions shall conform to the following standards:
1. Blocks shall not exceed one thousand four hundred feet (1,400') in length, except where, in the opinion of the Commission, conditions may justify a greater distance.
2. Widths of blocks shall be determined by the condition of the layout and shall be suited to the intended layout.
B. Public Walkways:
1. Location of public walkways or crosswalks may be required by the Commission to obtain satisfactory pedestrian access to public or private facilities or where blocks exceed nine hundred feet (900') in length.
2. Walkways shall be dedicated to the public or provided as a private easement for this purpose.
C. Easements: Except where alleys are provided for this purpose, utility easements shall be provided for use in erecting, constructing and maintaining poles, wires, conduits, storm sewers, sanitary sewers, surface drainage, gas mains, electrical lines and other public utilities required for an urban structure. Easements for underground cable for street lighting shall be provided on the final plat. No building shall be erected on said easements unless plans for building are approved by the Governing Body after consultation with the agency having facilities in the easement.
10-5-4: LOTS: Lots within subdivisions shall conform to the following standards:
A. Sizes and Shapes:
1. The lot size, width, depth and shape in any subdivision proposed for residential uses shall be appropriate for the location and type of development contemplated.
2. Lot areas and widths shall conform to at least the minimum requirements of the Zoning Title for the district in which the subdivision is proposed when said subdivision is located within the City limits.
3. Lot areas and widths for areas within one and one-half (1 1/2) miles beyond the City limits shall be not less than seven thousand eight hundred (7,800) square feet of area and not less than sixty five feet (65') in width. Where a public sewer system is not available, lot areas shall not be less than twenty thousand (20,000) square feet of area and not less than one hundred feet (100') in width; provided, such lots may be required to be larger in size and width in those instances where individual sewage disposal systems require greater lot area as may be required by the County Health Department or other applicable government authorities.
4. Building setback lines shall conform to at least the minimum requirements of the Zoning Title.
5. Corner lots in residential subdivisions shall be platted at least ten feet (10') wider than the minimum width permitted.
6. Excessive lot depth in relation to width shall be avoided. A depth-to-width ratio of three to one (3:1) shall normally be considered a maximum.
7. Lots intended for purposes other than residential use shall be specifically designed for such purposes and shall have adequate provisions for off-street parking, setbacks and other requirements in accordance with the Zoning Title.
1. Every lot shall front or abut on a street.
2. Side lot lines shall be at right angles or radial to the street lines.
3. Residential lots abutting major thoroughfares or collector thoroughfares, or collector thoroughfares, where marginal access streets are not desirable or possible to attain, shall be platted with reverse frontage lots or with side lot lines parallel to the major traffic streets or shall be platted with extra depth to permit greater distances between building and such traffic way.
4. Lots shall have a front-to-front relationship across all streets where possible.
10-5-5: NATURAL FEATURES: The natural features and character of lands must be preserved wherever possible. Due regard must be shown for all natural features such as large trees, natural groves and similar community assets that will add attractiveness and value to the property if preserved. The proprietor must consider the preservation of drainage and natural stream channels, and the dedication and provision of adequate barriers, where appropriate, shall be required.
10-5-6: SUBDIVISION OPEN SPACE PLAN OPTION AND PLANNED RESIDENTIAL DEVELOPMENT OPTION: The following requirements apply in addition to all other requirements of this Title where a preliminary plat is filed for approval under the Subdivision Open Space Plan section of the Zoning Title (See Section 9-9-3 of this Code) or under the planned residential development section of the Zoning Title (See subsection 9-4A-3L of this Code).
A. Statement of Principles: Consideration by the Commission and the Governing Body of proposed optional use of Plan shall reflect the following basic principles:
1. The Subdivision Open Space Plan and the planned residential development sections of the Zoning Title provide an optional method of subdividing property, and approval of any such development is subject to the discretion of the City.
2. Particular attention shall be given to the affect of a development upon the immediate area, where the character of that area has been established by previous development. Major attention shall be given by the Commission and the Governing Body to the benefits to be derived by the residents of the proposed subdivision and the City because of the Plan with minor consideration to be given to the proprietor.
3. The following objectives shall govern the approval or disapproval of the proposed Subdivision Open Space Plan or planned residential development:
a. Provide a more desirable living environment by preserving the natural character of open fields, stands of trees, brooks, hills and similar natural assets.
b. Encourage Developers to use a more creative approach in the development of residential areas.
c. Encourage a more efficient, aesthetic and desirable use of land while recognizing a reduction in development costs and by allowing the Developer to bypass natural obstacles on the site.
d. Encourage the provision of open space within reasonable distance of all lot developments so benefits may accrue to the subdivision and to further encourage the development of recreational facilities and areas.
B. The application for approval of the Subdivision Open Space Plan or planned residential development shall contain the following, in addition to the information required by other sections of this Title and by the Zoning Title:
1. A complete description of the land to be dedicated to common use (herein called open land) shall be provided, including the following as a minimum:
a. Legal description of open land.
b. Topographical survey of open land.
c. Type of soil in open land (include a minimum of one soil boring and percolation test per acre).
d. Description of natural features on open land (stands of trees or other vegetation, streams or other bodies of water, etc.).
e. Other relevant factors.
2. The proposed plan of development of the open land shall be contained in the application and shall include the following as a minimum:
a. How legal title is to be held.
b. How said property shall be regulated.
c. Provisions for the payment of taxes.
d. Persons or corporations to be responsible for maintenance.
e. How maintenance is to be guaranteed.
f. How maintenance and development are to be financed.
g. Proposed uses of open land.
h. What improvements are to be constructed by the Developer and an estimate of the cost thereof prepared by a landscape architect or civil engineer.
i. Other relevant facts related to the proposed uses of open land.
3. The application shall contain a statement of the benefits to be realized by the residents of the proposed subdivision and the City by approval of the proposed Subdivision Open Space Plan with particular reference to the objectives of this Section.
C. Before any action is taken upon any Subdivision Open Space Plan filing or planned residential development filing, copies of the preliminary plat, application and supporting data shall be submitted by the City Clerk to the City Planner and to the Corporation Counsel for review and recommendation.
1. The City Planner shall review and render an opinion upon the proposed Plan from the materials furnished and from visits to the site or such other information as he may deem necessary and render his opinion with respect to the following:
a. The suitability of the proposed open land for purposes proposed.
b. The need for the proposed uses in the general area.
c. The location and layout of the open spaces with relation to the lots within the subdivision.
d. The effect upon neighboring areas that would result by the Plan and the appropriateness of the development of the lot sizes proposed under the Plan in the particular area involved.
e. Any other factor related to the development and proper design of the proposed subdivision.
2. The Corporation Counsel shall review the proposed Plan and render his opinion with respect to the following:
a. The proposed manner of holding title to the open land.
b. The proposed manner of payment of taxes.
c. The proposed method of regulating the use of the open land.
d. The proposed method of maintenance of property and financing thereof.
e. Any other factor related to the legal or practical problems of ownership, use and maintenance of the open land.
D. If the Commission is satisfied that the proposed Plan meets the letter and spirit of this Section and the Zoning Title and should be approved, it shall give tentative approval to the plat with the conditions upon which such approval should be based. Thereafter, the Governing Body shall take action upon such application in accordance with the provisions of this Title and the Zoning Title.
E. If the Commission is not satisfied that the proposed Plan meets the letter and spirit of the Zoning Title or finds that the approval of said Plan will be detrimental to existing development in the general area and should not be approved, it shall communicate such disapproval to the Governing Body with the reasons therefore. The proprietor shall be entitled to a hearing upon said proposal before the Governing Body upon written request therefore filed with the City Clerk.
F. If the Governing Body gives preliminary approval of the proposed Plan, it shall instruct the Corporation Counsel to prepare a contract setting forth the conditions upon which such approval is based, which contract, after approval thereof by the Governing Body, shall be entered into between the City and the proprietor prior to the approval of any final plat based upon the approved preliminary plat.
G. At the time of application for final approval, the proprietor shall provide guarantee in the amount of the estimated cost of the proposed improvements to the open land guaranteeing the completion of such improvements within a time to be set by the Governing Body.
10-6-1: General Requirements
10-6-4: Miscellaneous Improvements Required
10-6-5: Construction Inspections and Deviations from Plans
10-6-6: Residential R.E. One Family Residential Estate District
10-6-1: GENERAL REQUIREMENTS:
A. Minimum Standards and Special Provisions:
1. Minimum Standards: The minimum standards (“Minimum Standards”) for construction in developments are found in the following two (2) documents that are incorporated herein by this reference.
a. “Standard Specifications for Road and Bridge Construction”, Current Edition, Illinois Department of Transportation
b. “Standard Specifications for Water and Sewer Main Construction in Illinois”, Current Edition
2. Special Provisions: The provisions of this Article 10 as referred to herein as “Special Provisions.” Compliance with these specifications shall be verified through inspections provided by the Inspection Department and/or the Public Works Department. Where there is referenced calling for inspections, Contractor shall call the Inspection Department to arrange for all inspections. Final acceptance of all work will be by the City Engineer and/or Director of Public Works or his/her designated representative.
B. Completion Guarantee: Prior to the undertaking of any improvements, the proprietor shall deposit with the City Clerk guarantee acceptable to the Governing Body to insure faithful completion of all improvements within the time specified. The amount of the guarantee shall be set by the Governing Body based upon an estimate by the Director of Public Works and/or City Engineer.
C. Maintenance Guarantee: Prior to the acceptance by the City of improvements, a maintenance guarantee in an amount set by the Governing Body shall be posted by the proprietor for a period of FIVE (5) year or until 80 percent of the homes are built whichever is greater.
D. Description of Work: The work under these Special Provisions consists of grading, subbase preparation, aggregate base, curb and gutters, sidewalks, bituminous surfacing, storm sewers, ditch and culvert construction, roadway lighting, and other incidental and collateral work as shown on the plans and as specified herein. No subdivision shall be considered complete until all the above items have been installed.
E. Drawings and Specifications: No work shall commence without approved, signed construction drawings, a construction permit issued by the Inspection Department, and 24 hour notification of intent to start work given to either the Public Works Department or Inspection Department.
Should there be a conflict between the plans, Minimum Standards, and Special Provisions, the Approved Construction Plans shall prevail over the Special Provisions, and the Special Provisions shall prevail over the Minimum Standards.
The Contractor shall be required to maintain a set of Approved Construction Plans and specifications on the job site at all times when work is in progress and shall make these documents available to the Inspectors, Public Works Director and/or City Engineer, or his/her designated representative upon request.
No work shall commence without an approved set of construction drawings and a permit has been obtained from the Inspection Department. Contractor shall notify the Inspection Department prior to commencing work and shall schedule all inspections 24 hours in advance.
F. Keeping the Road Open to Traffic: Existing adjoining streets shall be kept open to two-way traffic at all times except when, in the opinion of the Public Works Director and/or City Engineer, some necessary part of the construction operation needs to be on the pavement or close enough to the edge of the pavement to constitute a safety hazard. In this case, traffic may be restricted to an alternating one-way condition at the necessary location(s) for the necessary minimum part of the daylight hours of a working day in accordance with the appropriate standards and an approved traffic plan. Under no circumstances shall the restriction be in effect after work hours or over a weekend. Access for emergency vehicles shall be provided at all times.
G. Traffic Control Plan: Traffic control shall be in accordance with the applicable sections of the “Standard Specifications for Road and Bridge Construction” and “Illinois Manual on Uniform Traffic Control Devices for Streets and Highways”, most current Edition, manuals & special provisions on the Approved Construction Plans. Traffic control plans shall be submitted to the Public Works Director for approval prior to commencing any work that is within City right of way or close enough to present a possible safety hazard to the public.
Special attention is called to Articles 107.09 and 107.14 and Sections 701 through 705 of the “Standard Specifications for Road and Bridge Construction” and the Highway Standards relating to traffic control. (Illinois Department of Transportation Standards 2299 and 2300)
H. Erosion Control Plan: No work shall commence without an approved and implemented erosion control plan.
I. Cooperation with Utility Companies: The Developer or his Contractor(s) shall consider all the permanent and temporary utility appurtenances in their present or relocated positions and that no additional compensation will be allowed for any delays, inconvenience or damage sustained by him due to any interference from the said utility appurtenances or the operations of moving them. It is the Contractor’s responsibility to contact J.U.L.I.E. prior to commencing work and following all applicable requirements.
J. Existing Underground Utilities: The City assumes no responsibilities for the presence, specific size or location of underground distribution system of the several public utility corporations. No responsibility for the protection of said underground systems will be assumed by the City unless such protection is incidental to the protection of the municipally owned property of the City. If such protection is found to be necessary to water mains, gas mains, cable television, underground electrical distribution systems, underground telephone circuit systems, or any other underground utility system of non-municipal ownership, the cost of same, in whole or in part, is disclaimed by the City. Contractor shall comply with all requirements for underground utility locating.
10-6-2: STREETS, SIDEWALKS, & CURBS: All streets and appurtenances thereto shall be constructed in accordance with details and specifications approved by the Governing Body.
A. Street Improvements: All street design and construction within a subdivision lying outside the corporate limits of the City and within one and one-half (1 1/2) miles of the corporate limits of the City shall be approved by the Commissioner of Highways of the County Highway Department and the Township Highway Commissioner of the township within which said subdivision is located as well as the City.
B. Right of Way & Pavement Widths: Street right-of-way (ROW) and pavement widths shall be as stated in Article 10-5-2B within the City.
The typical street cross section shall be as follows:
Locations of the utilities are shown to emphasize the need to standardize the location within the right-of-way for ease of access for maintenance or repairs. It is recognized that the exact side of the street for each utility cannot be given due to the connection locations. However, every effort shall be made to comply with spacing relationships to the centerline of the roadway and the back of curb.
C. Grading: All grading work shall be accomplished, measured, and paid for according to the “Standard Specifications for Road and Bridge Construction”. The removal of the existing materials shall be to a point of not less than one (1) foot below the final surface grade. It is the Contractor’s responsibility to remove excess and unsuitable materials from the site and dispose of the same at an approved waste location. Furthermore, it is the Contractor’s responsibility to haul in and compact any fill materials that the Public Works Director and/or City Engineer, or their designated representative, may deem necessary. Contractor shall supply the Inspector with the test results verifying the required compaction. Grade shall be verified by measuring from stakes for curb and from the curb for roadway surfaces. Contractor shall request an inspection for compaction and final grade with the Inspection Department a minimum of twenty-four (24) hours in advance. Subsequent work shall not proceed until the grade and compaction have been inspected and passed.
D. Backfill: All trenches within two feet (2') of the construction area shall be backfilled in accordance with City specifications.
E. Street Elevation: The full dedicated width of all streets shall be brought to the approximate elevation of the curbs constructed and, in no case, below or more than one foot (1') above the top of the curb, in order to facilitate installation of sidewalks.
F. Street Surfacing Requirements:
1. AGGREGATE BASE COURSE
Placing aggregate base course shall be accomplished, measured, and paid for according to the “Standard Specifications for Road and Bridge Construction”. It shall be the Contractor’s responsibility to supply the Inspector, the material tickets, and test results verifying the required compaction. Grade shall be verified by measuring from stakes for curb or from the finished curb for roadway surfaces. The Inspector may require proof rolling at time of final inspection.
2. BITUMINOUS CONCRETE PAVEMENT
Placing bituminous concrete pavement shall be accomplished, measured, and paid for according to the “Standard Specifications for Road and Bridge Construction”. Bituminous material to be used for the bituminous concrete binder and surface courses, class I shall be AC 5, AC 10, AC 20, or AC 120-150. All surface course applications shall be 1½ inch in thickness. Bituminous material (prime coat) shall be applied at the approximate rate of 0.10 gallons per square yard. Material for prime coat shall be RC 70 with this item being incidental to the bituminous concrete surface course. Contractor shall supply the Inspector with material tickets and compaction test results prior to acceptance of finished surface.
3. PORTLAND CEMENT CONCRETE (PCC) PAVEMENT
Placing PCC pavement shall be accomplished, measured, and paid for according to the “Standard Specifications for Road and Bridge Construction”. Use of PCC pavement shall be at the discretion of the Public Works Director and/or City Engineer.
4. STREET CONFIGURATION
All streets shall be configured in accordance with the following typical sections:
5. PAVEMENT THICKNESS
Required thickness of PCC and bituminous concrete pavements shall be as follows based on the intended use of the street:
Street Class Bituminous PCC Concrete
Controlled Access 6” 10” reinforced
(4 lanes, with center turn lane, no parking) w/ 10” agg. base
Arterials (Major Thoroughfare) 6” 8”
(4 lanes, no parking) w/10” agg. base
Collectors (Secondary Thoroughfare) 4” 6”
(2 lanes, with parking) or (4 lanes, no parking) w/8” agg. base
Local (with curbs) 3” 6”
(without curbs)(RE Zone ONLY) w/8” agg. base N/A
Second Access Only 3” 6”
w/8” agg. base N/A
6. Before any pavement is laid on any streets in the subdivision, all sanitary sewer services and other utilities shall be stubbed into the property line on all lots having frontage on said streets.
7. The base course for all streets in said subdivision shall be in place for twelve (12) months before the final surface is placed. However, should the Developer want to construct the final surface prior to this period, they shall be responsible for the maintenance of the surface until the subdivision is 90 percent built out with homes or a period of Six (6) years whichever is greater. The Developer shall furnish certification by a materials engineer that samples of the base course taken at location selected by the Public Works Director and/or City Engineer conform to the requirements of paragraphs 2 and 3 above. There shall be not less than two (2) samples for every three hundred (300)-center line feet of roadway. In those instances where base course materials can be adequately compacted and certification furnished by a registered engineer that compaction is adequate to meet or exceed the normal compaction in a twelve (12) month period, a lesser time period may be approved.
G. Maintenance: As a condition to the acceptance of any subdivision, the person or persons presenting said subdivision for acceptance shall agree to construct all the streets, sidewalks, curbs and gutters in said subdivision and maintain them for a period of FIVE (5) years or until such time as the subdivision is 80 percent built out with homes whichever is longest from the date of acceptance of completed construction in the plat and before the acceptance of said subdivision by the City or the actual construction of said streets, sidewalks, curbs and gutters, whichever occurs later, and said person or persons presenting said subdivision for acceptance shall post with the City a good and sufficient guarantee to assure maintenance of said streets, sidewalks, curbs and gutters for a period of FIVE (5) years or until such time as the subdivision is 80 percent built out with homes whichever is longest from the time of its acceptance and to insure the compliance of said person or persons with all provisions of this Chapter and shall be subject to any charges by the City for the performance of the work by the City required to be performed by the said Developer herein. At any reasonable time after the giving of said guarantee, the Governing Body through its Corporation Counsel may require a re-justification of said guarantee or additional security.
H. Curbs and Gutters:
1. REMOVAL OF EXISTING COMBINATION CURB AND GUTTER
Removal work shall be done in accordance with Section 440 of the “Standard Specifications for Road and Bridge Construction”. In areas where a portion of existing curb and gutter is to remain, the Contractor shall saw cut the joint to a minimum of one and one half (1 ½) inches to prevent spalling when the concrete is removed. All work shall be done in such a manner that a straight joint shall be established for a satisfactory transition between existing curb section and the proposed new section. Where the curb is removed or replaced for new driveway construction, widening or removal, the construction shall satisfy the terms of Section 10-6-2J of this Code.
2. PORTLAND CEMENT CONCRETE (PCC) CURB AND GUTTER
Construction of PCC curb and gutter at locations shown on the Approved Construction Plans shall be done in accordance with Section 606 of the “Standard Specifications for Road and Bridge Construction” and as specified herein. All curb and gutter shall be either Type B6.12 or M.6.12 as approved by the Public Works Director and/or City Engineer. The specific type of curb to be utilized will depend on the intended street classification and zone. Contractor shall call for an inspection of grade and compaction twenty-four (24) hours in advance of placing concrete for curb and gutters. Contractor shall supply Inspector with all material tickets and test results prior to final acceptance of work.
3. TYPICAL CURB & GUTTER SECTIONS
The following are typical sections for the B6.12 and M6.12 curbs.
I. PORTLAND CEMENT CONCRETE (PCC) SIDEWALK
Construction of four (4) foot wide and four (4) inch thick PCC sidewalk at the locations and lengths shown on the Approved Construction Plans shall be done in accordance with of the “Standard Specifications for Road and Bridge Construction” and as specified herein. Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspection of sub-grade twenty-four (24) hours prior to placing concrete for the sidewalks.
Sidewalk subgrade preparation shall consist of tamping or rolling subbase thoroughly until required compaction is obtained. Then 4 inches of base course aggregate material shall be placed and shall be rolled or tamped thoroughly to the required compaction. Base material shall be moistened immediately prior to the placement of the concrete.
Sidewalks extending through driveway approach sections shall be a minimum of 6 inches thick. The slope of the sidewalk shall remain as shown in the typical section.
Sidewalks within the right of way shall be constructed with standard concrete finishes and slope. Grading shall include the adjacent green space between the back of curb and edge of sidewalk with the slope being no greater than shown in the typical section. No special finishes or materials will be allowed in concrete sidewalks without the permission of the Public Works Director and/or City Engineer, or his/her designated representative.
1. Requirements: All driveway construction (new, replacement, and/or widening and closures) must satisfy the requirements hereinafter set forth:
a. From the point where the driveway meets the gutter portion of the curb and gutter, the driveway construction must slope upward at a constant grade to the street R.O.W./property line. At that point, the elevation of the top of the driveway must be equal to (or higher) than the top of the back of curb elevation. The remainder of the driveway is not regulated by these requirements.
b. The driveway approach must meet the back of the depressed curb at an equal elevation. No driveway overlap or overhang is allowed.
c. Where a sidewalk crosses a driveway, the sidewalk shall be constructed at a one-fourth inch (1/4") per foot slope toward the street. The elevation of the back of the sidewalk shall satisfy the before mentioned elevation (Sec 10-6-2I).
d. The driveway thickness shall be a minimum of six (6) inches (paved surface), including where the sidewalk crosses a driveway, for the section from the back of the curb to the boundary of the right of way.
e. Where new curbs are installed as a part of the driveway construction or closure, the curb shall be of the same typical section as the curbs abutting such construction or closure.
f. Where the street pavement is removed for the construction or removal of the curb or curb cut, said pavement shall be evenly saw cut. The existing street restoration shall be (i) the depth of the existing street or (ii) six (6) inches of bituminous concrete, whichever is greater.
g. The contractor conducting the construction described in this Section 10-6-2-J-1 shall be responsible for all construction materials in the driveway, curb and street, as well as traffic control materials.
2. Permit and Fee: Driveway openings shall not be made nor curbs cut for a driveway opening without first having obtained a permit from the Inspection and Code Enforcement Department. The fee for said permit shall be Twenty dollars ($20.00). The penalty for not obtaining the permit prior to commencing work shall be an additional Fifty Dollar ($50.00) fee.
K. SIDEWALK ACCESS RAMPS
Sidewalk access ramps for the handicapped shall be constructed in compliance with Illinois Department of Transportation Standard 2356. Ramps shall be constructed at all quadrants of all intersections. All grade and concrete work shall be done in accordance with the “Standard Specifications for Road and Bridge Construction” and as specified herein. Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspection of sub-grade twenty-four (24) hours prior to placing concrete for the sidewalks.
L. STORM SEWERS
Storm sewers shall be constructed in accordance with the “Standard Specifications for Road and Bridge Construction”. Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspections twenty-four (24) hours prior to placing pipe and/or backfilling.
No subdivision inside the City or within one and one-half (1 1/2) miles outside the City shall be accepted unless stormwater sewers (where outlets are available) are provided or arranged for by the Developer, which street sewers shall be installed under City supervision, with plans approved by the City prior to construction.
It is further provided that when any new subdivision submitted for acceptance shall require surface water drainage into an open ditch or waterway, that the said Developer shall furnish at his expense an easement for the City for the use of said open ditch or waterway for its future maintenance and shall do and perform any necessary cleaning, straightening, or preparing said open ditch or waterway to adequately handle the surface water drainage required for said subdivision. The said easement shall contain the actual bed and banks and an adjacent strip of ground ten feet (10') in width for ingress and egress. The easement shall be seeded, sodded and/or provided with some other acceptable erosion protection.
Required Maintenance: As a condition to the acceptance of any subdivision, the person or persons presenting said subdivision for acceptance shall agree to maintain the storm sewers and appurtenances and/or open ditch or waterway in said subdivision for a period of FIVE (5) years or until such time as the subdivision is 80 percent built out with homes whichever is longest from the date of acceptance of the plat or the actual construction of street paving, whichever occurs later.
Trench backfill requirements for both storm and sanitary sewer lines shall be as follows:
M. INLETS TYPE G-1 AND INLET MANHOLES, 4FT. DIAMETER OR GREATER
Installation of all inlets and manholes shall be done in accordance with the “Standard Specifications for Road and Bridge Construction” and as designed on the Approved Construction Plans. For a G-1 inlet, the Contractor may use a Neenah R-3246-A or Jordan 7510 frame and grate, or equivalent material as approved by the Public Works Director and/or City Engineer. The slots in the grate shall be diagonal (bicycle safe) as shown on the Approved Construction Plans.
Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspections twenty-four (24) hours prior to placing concrete and/or backfilling.
N. ROADWAY LIGHTING
Under this item the Contractor shall furnish and install the following equipment and materials:
A. Roadway luminaries, poles, and foundations
B. Underground polyethylene unit duct and conductors
C. Lighting control center
D. Transformer pad and service entrance
E. Electrical handholes
F. Concrete encased duct
Lighting levels along the roadway shall not be less than 0.9 foot-candles (fc) average maintained with a uniformity ratio of 7.5:1 (or better) average to minimum. Light pole locations shall be indicated on the Approved Construction Plans and no deviation from these locations shall be permitted without written approval of the Public Works Director and/or City Engineer, or his/her designated representative.
Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspections twenty-four (24) hours prior to placing pipe, concrete encasing, and/or backfilling.
The Developer shall have the option of delegating the authority of installing the streetlights to private electrical utilities. The Public Works Director and/or City Engineer shall be responsible for estimating the installation cost as well as the three-year electricity and maintenance cost for the private utility installation. The Developer shall pay this cost to the City at the time the Letter of Credit is submitted.
10-6-3: UTILITIES: No subdivision shall be accepted unless provision is made for alleys and/or utility easements deemed by the Governing Body to be adequate and proper. No subdivision shall be accepted unless gas mains, water mains and electrical distribution lines (wherever the same shall be available) shall be provided or arranged for by the Developer prior to acceptance.
A. Sanitary Sewer Districts: No subdivision shall be accepted involving land located outside the boundaries of a duly constituted sewer district unless the Developer shall pay the City an amount of money to be determined by the Governing Body as payment for the right to connect the sewers in said subdivision to existing sewer facilities in said City. However, in determining the amount to be paid by the Developer, the City Council shall take into consideration the benefits to be received by the property in said subdivision.
B. Sanitary Sewers: No subdivision shall be accepted unless sanitary sewers are installed or arranged for prior to acceptance, pursuant to a valid Illinois Environmental Protection Agency permit and under City supervision. All lateral house connections shall be installed so that they can be connected to the facilities on each lot in the subdivision without entering the travel way of the street and with a clean out within five (5) feet of the outside of the house foundation. No subdivision shall be accepted unless the following special provisions have been followed.
1. DESCRIPTION OF WORK
The work under these Special Provisions consists of the construction of sanitary sewers and other incidental and collateral work as shown on the plans and as specified herein.
2. SANITARY SEWER CONSTRUCTION
The Contractor shall furnish and install all sanitary sewer items in accordance with “Standard Specifications for Water and Sewer Main Construction in Illinois”, the Approved Construction Plans, and the requirements stated herein.
b. PIPE MATERIALS AND JOINTS
The types of sewer pipe that shall be permitted on the project are shown on the Approved Construction Plans. Sewer pipe shall meet the appropriate requirements as described herein. Only one type of sewer pipe material shall be permitted between adjacent manholes unless otherwise noted on the Approved Construction Plans.
The allowable classes of pipe are shown on the Approved Construction Plans based on the maximum depth of cover between manholes but may be changed by the Public Works Director and/or City Engineer or his/her designated representative if the actual elevation of the sewer or final ground line will be significantly different from the Approved Construction Plans.
The Contractor shall submit shop drawings or specification sheets for approval for the type(s) of pipe intended for use and will indicate on the Approved Construction Plans where the pipe will be installed if more that one type of pipe is selected.
I. Ductile Iron Pipe
Ductile iron pipe shall be permitted for use for all diameters of sewer. The maximum depth permitted for the various thickness classes is as follow:
Diameter *Maximum Depth (Feet From Final Grade to Invert)
(Inches) Class 50 Class 51 Class 52
8 46 61 77
10 38 49 59
12 36 43 53
14 33 38 44
16 30 34 40
18 29 32 36
20 27 30 34
24 23 27 30
30 18 21 24
* Based on granular bedding from 4” under pipe to top of pipe (Type 4 laying condition of AWWA Specification C151).
Ductile iron pipe shall meet the requirements of AWWA Specification C151 (latest revision) and joints shall be push-on rubber gasket type or mechanical joint in accordance with AWWA Specification C111 (latest revision). The interior of the pipe shall have a cement mortar lining and bituminous seal coat in accordance with AWWA Specification C104 (latest revision). The outside of the pipe shall be tar coated in accordance with AWWA Specification C151 (latest revision).
II. PVC Pipe
PVC pipe shall meet either the sewer pipe specification or the pressure pipe specification listed below depending n the depth of sewer line installed.
For installation at fifteen (15) feet deep or less, SDR 35 solid wall PVC pipe shall be permitted. Pipe with fifteen (15) inch diameter or smaller shall conform to ASTM Specification D-3034 (latest revision). Joints shall be the slip-on rubber gasket type.
For installation greater that fifteen (15) feet but less that thirty (30) feet deep, PVC sewer pipe as specified in the above paragraph shall be permitted only if a Type B granular cradle is furnished and installed up to twelve (12) inches over the pipe.
For installation at twenty-one feet deep or less, PVC pressure rated pipe shall be permitted. Pipe twelve (12) inches or less in diameter shall meet AWWA Specification C900, DR 25 (latest revision) or shall meet ASTM Specification D2241, SDR 26 (latest revision). Either Type A or Type B granular cradle shall be permitted.
III. ABS and PVC Composite (Truss) Pipe
ABS composite or PVC composite (Truss) pipe and fittings shall be permitted for sewer fifteen (15) inches in diameter or smaller, and for all depths. All ABS or PVC composite pipe shall conform to ASTM Specification D2860 (latest revision).
ABS composite pipe or PVC composite pipe shall be as manufactured by Armco, Inc. or approved equivalent material as approved by the City Engineer and/or Director of Public Works.
Joints shall be the solvent weld type and shall conform to ASTM D2751 (latest revision).
Sewer installation shall be done in accordance with the recommendations of the manufacturer of the sewer pipe and in accordance with the ”Construction Details” of the “Standard Specifications for Water and Sewer Main Construction in Illinois”. Installation of the thermoplastic pipe (including PVC and ABS composite pipe) shall be done in accordance with ASTM Specification D2321 (latest revision).
Sewer construction shall include, but not be limited to, saving and restoring the topsoil; de-watering of trench where required; furnishing and installing sewer pipe and fittings; installing selected granular cradle and backfill material; providing and using a laser or other acceptable means to establish and verify grade; backfilling of trenches as required in Section 10-6-2L; testing for deflection and leakage; and disposal of excess excavated materials.
Additional requirements for embedding the sewer during installation shall be as follows:
I. Selection of Type A or Type B Granular Cradle
The Public Works Director and/or City Engineer or his/her designated representative for each section of sewer based on the following criteria shall make the selection of Type A or Type B granular cradle, as defined elsewhere in these Special Provisions. In general, Type A granular cradle shall be used in areas where the trench bottom is relatively dry and firm, and at locations where the proposed sewer does not involve removing an existing sewer. Type B granular cradle shall be used at locations where the trench bottom is wet (standing or running water) where the bottom is soft or unstable; or where an existing sewer is removed and replaced with the proposed sewer.
II. Embedment of Flexible Pipe
Embedment of flexible pipe shall conform to ASTM Specification D2321 (latest revision). When used to embed flexible sewer pipe, granular cradle Type B shall meet the requirements of Class I embedment material as defined in ASTM D2321 (latest revision). When used to embed flexible sewer pipe, granular cradle Type A and selected granular backfill Type A and Type B shall meet the requirements of Class II embedment material as defined in ASTM D2321 (latest revision).
Granular cradle material shall be utilized from six (6) inches below the pipe to six (6) feet above the springline of the pipe.
Where Type A granular cradle is used, the material shall be compacted in two lifts, by hand or by mechanical means, to eighty-five (85) percent of the Standard Proctor Density. Select granular backfill, Type A or Type B, shall then be placed in two lifts, one to the top of the pipe and a second lift to at least six (6) inches over the top of the pipe for sewers fifteen (15) inches and smaller. For sewers eighteen (18) inches and larger, second lift shall be at least twelve (12) inches over the top of the pipe. Compact each lift by hand or mechanical means to a minimum of eighty-five (85) percent of the Standard Proctor Density.
At the beginning of sewer construction, and periodically thereafter, the Contractor shall have compaction tests performed on Type A granular cradle in place. The Contractor shall utilize the same method of compaction for granular cradle placement throughout the entire project as used to establish the proper compaction at the beginning of the project, unless another method is tried by the Contractor and satisfactorily tested for compaction. Results of the new test shall be submitted to the Public Works Director and/or City Engineer or his/her designated representative for approval prior to changing.
In installations where Type B granular cradle is used, little or not compaction is necessary. However, care should be taken to insure that sufficient material has been worked underneath the haunch of the pipe to provide adequate side support. The same material used for Type B granular cradle shall also be placed from the springline to the top of the pipe. When select granular backfill is required above the pipe zone, this material shall be considered Select Granular Backfill either Type A or Type B and placed to at least one foot over the pipe.
Contractor shall supply the Inspector with material tickets and testing results prior to final acceptance and shall call for inspections twenty-four (24) hours prior to placing pipe and/or backfilling.
III. Testing of Sanitary Sewer
The Contractor shall test all installed sanitary sewer lines. All sections shall be required to pass testing. Testing shall be in accordance with the “Standard Specifications for Water and Sewer Main Construction in Illinois” except as modified herein.
Leakage tests shall be performed after the sewer has been cleaned and trench backfilled. The Contractor shall use either Method A, exfiltration of water, or Method C, exfiltration of air, shall test the sewer. The Public Works Director and/or City Engineer or his/her designated representative shall determine the appropriate method of leakage testing based on field conditions. The Contractor shall furnish the water to be used for testing when Method A is utilized. If the sewer fails to meet the criteria given in the “Standard Specifications for Water and Sewer Main Construction in Illinois”, it shall be repaired or replaced at the Contractor’s expense and retested until it meets the specified leakage limits. Pressure grout or concrete encasement will not be acceptable methods of repair of joints.
Deflection tests for flexible sewer pipe shall be required and shall be performed no sooner than thirty- (30) days after the sewer has been installed. Deflection shall not exceed five (5) percent of the base inside diameter. If deflection exceeds the five (5) percent limit the Contractor shall excavate to the area of excess deflection and correct either by tamping around the pipe or replacing the defective section.
Contractor shall call for inspections twenty-four (24) hours prior to performing either the leakage or deflection testing.
d. MEASUREMENT AND MARKING OF ALL SANITARY SEWER LINES
Measurement of sanitary sewers shall be the actual length of pipe installed measured to the nearest foot for each pipe size and depth category.
During installation of all non-metallic sewer pipes, a marking tape, capable of being detected by a standard metal detector, shall be installed one (1) foot above the centerline of the pipe. The location where the sewer line passes under the curb and gutter shall be marked by etching an “X” on the back of the curb at least one quarter (¼) inch deep.
4. GRANULAR CRADLE
Granular cradle shall be used for all sanitary sewers constructed in the City.
Materials for granular cradle shall conform to Section 20-2.20 of the “Standard Specifications for Water and Sewer Main Construction in Illinois” and shall be either Type A or Type B. Type B granular cradle shall be crushed rock.
Furthermore, granular cradle material which is used to embed flexible sewer pipe shall also meet the requirements stated in the ASTM Specification D2321 (latest revision) as follows: Type A granular cradle shall meet the requirements of ASTM D2321 Class II embedment material. Type B granular cradle shall meet the requirements of ASTM D2321 Class I embedment material.
Selection of Type A or Type B granular cradle along various sections of the sewer, and placement and compaction of granular cradle for sewers shall be done in accordance with the Special Provision Item “Sanitary Sewer” under the paragraph entitled “Sewer Installation” stated earlier.
Test results of material to be used for granular cradle on this project shall be submitted to the Public Works Director and/or City Engineer or his/her designated representative for approval prior to be used on the project.
Measurement of granular cradle shall be based on the Standard Drawing No. 2 of the “Standard Specifications for Water and Sewer Main Construction in Illinois” and the length and diameter of sewer along which granular cradle has been installed. Where more than six (6) inches depth of granular cradle is required by the Approved Construction Plans, measurement of additional granular cradle will be by length, width, and depth of material in place.
5. SELECTED GRANULAR BACKFILL
Under this item the Contractor shall furnish all Labor, materials, and equipment to install granular backfill at the locations shown on the Approved Construction Plans or as directed by the Public Works Director and/or City Engineer or his/her designated representative.
Selected granular backfill material shall comply with Sections 20-2.21C(2), Type A or Type B, of the “Standard Specifications for Water and Sewer Main Construction in Illinois”. Selected granular backfill Type C or Type D shall be allowed from one (1) foot above the pipe up to a point one (1) foot below finished surface grade, but shall not be used below a level of one (1) above the pipe.
In general, all trenches excavated beneath gravel, flexible bituminous asphalt (bituminous concrete), or concrete surfaces (such as sidewalks, driveways, roads or parking lots) shall have selected granular backfill from the centerline of the pipe to the bottom of the pavement or aggregate base course. Selected granular backfill shall be used between the proposed sewer (or force main) and existing culverts and sewers that cross the trench.
Test results of material which will be used for selected granular backfill shall be submitted to the Public Works Director and/or City Engineer or his/her designated representative for approval prior to be used on the project.
Measurement of selected granular backfill shall be based on the Standard Drawing No. 2 of the “Standard Specifications for Water and Sewer Main Construction in Illinois” and these Special Provisions.
6. EXISTING SEWER OR DRAIN TILE
Wherever existing sewers, culverts, or drain tile lines are encountered during sewer construction, the Public Works Director and/or City Engineer or his/her designated representative shall be notified immediately to determine whether it is necessary to minimize disturbance to the existing line, restore any portion of the line, or abandon the line. When the existing line crosses over the new line, a section of new pipe shall be installed across the trench with bedding on undisturbed ground on each side of the trench. Connection shall be made to the existing line on each side of the trench.
Where an existing line is running parallel to the new sewer and becomes disturbed, it shall be reconstructed on firm bedding.
7. FINAL JOB ACCEPTANCE
Developer/Contractor shall submit one complete set of red lined drawings and a finalized set of drawings, including the red lines, on a computer disk. Information stored on the disk must be suitable for use with AUTOCAD and/or ArcINFO shapefiles.
C. Sanitary Sewers within One and One-Half Miles outside the City:
1. In all areas inside the City and highly recommended for those areas within one and one-half (1 1/2) miles outside the City where a public sanitary sewer is accessible in front or at the rear or at the side of any proposed subdivision, each lot within the subdivided area shall be provided with a connection to such sanitary sewer. The sewer connection shall terminate not less than two feet (2') inside the underground utilities. The installation of all connections to said public or community sewer shall comply with the standards of the Illinois Environmental Protection Agency with existing ordinances and shall be subject to the approval and inspection of the Public Works Director and/or City Engineer or his/her designated representative.
2. In proposed subdivisions located within one and one-half (1 1/2) miles beyond the limits of the City, where a public sanitary sewer is not reasonably accessible but where plans for the installation of sanitary sewers in the vicinity of the subdivision have been prepared by the City, the Developer may be required to install sewers in conformity with such plans. In such cases, until a connection can be made with the public sewer system, the use of a sewage treatment plant will be permitted; provided, such sewage treatment plant is installed in conformance with standards approved by the appropriate County Health Department and other applicable governmental authorities.
3. In proposed subdivisions in which the lots are less than one acre, where sewers are not accessible and no plans for sewers have been prepared, the Developer may be required to install sewer lines and a disposal system in accordance with this Title. If, but only if, the subdivision has been platted into lots having a minimum width of one hundred feet (100') and minimum area of twenty thousand (20,000) square feet each, the Developer may install individual disposal devices for each lot at the time improvements are erected thereon. All such individual sewage disposal systems shall be constructed in accordance with regulations and requirements of the County Health Department and other applicable government authorities.
D. Water Supply:
1. Where a public or community water supply approved by the City is reasonably accessible, each lot within the subdivision shall be provided with a connection to such water supply, said water service to terminate not less than two feet (2') inside the underground utilities. All connections to said public or community water mains shall be subject to the approval and inspection of the water supplier.
2. The Developer may negotiate with the water supplier to share the cost for the installation of required water mains that exceed the normal size requirements for the subdivision in accordance with accepted engineering design practices.
3. If a public water supply is not available in subdivisions located in the unincorporated areas within one and one-half (1 1/2) miles of the limits of the City, individual wells may be installed, provided installation conforms to standards approved by the County Health Department and other applicable governmental authorities.
4. No subdivision shall be accepted unless the "Standard Specifications for Water and Sewer Main Construction in Illinois", current edition, have been followed.
E. Erosion Control: Measures shall be taken in all subdivisions to assure that new construction, or grading of the subdivision does not create erosion or the washing of sand, silt, soil, gravel or other material on abutting properties or into road ditches, roadways or streets. Any such erosion shall be immediately corrected and persons presenting said subdivision for acceptance shall agree to maintain erosion control and corrective maintenance of erosion for a period of five (5) years or until all lots have been sold and/or vegetation has covered 70% of the area from the date of acceptance of the plat or the actual construction of street paving, whichever occurs later.
10-6-4: MISCELLANEOUS IMPROVEMENTS REQUIRED:
1. Ferrous metal monuments no less than one-half inch (1/2") in diameter and thirty inches (30") in length (so as not to be affected by frost) shall be placed at all lot corners, intersections of streets, intersections of streets and alleys, beginning and ending of all curves and at points of change in direction of streets, alleys, boundary lines or lot lines. All monuments shall be properly set in the ground before the City for the purpose of recording shall accept the subdivision plat.
2. No less than three (3) concrete or stone monuments of at least four feet (4') in length and no less than four inches (4") square or in diameter shall be set on the peripheral boundaries of a subdivision of five (5) lots or more. The monuments shall be marked with a suitable control point and the top of the monuments shall be flush with the surface of the ground. These monuments shall also be reinforced with at least one ferrous metal rod or pipe.
3. The cost and installation of all monuments shall be borne by the Developer.
4. On lot lines leading to inaccessible lot corners which fall in lakes, ponds, creeks or rivers shall require a monument to be placed not less than twenty feet (20') back from the normal water elevation.
B. Public Walkways: Walkways shall be at least twelve feet (12') in width. Planting pockets shall be provided in public walkways for tree and shrub planting. The planting plan and surface treatment shall meet the approval of the City. Fences or other improvements may also be required if the Governing Body determines they are necessary to protect the adjacent property Proprietors.
C. Trees: the Developer shall preserve Existing trees near street right of way.
D. Street Signs: No subdivision shall be accepted by the City unless appropriate street signs shall be erected or arranged for at each street intersection within the subdivision, the cost of the signs and installation of the same to be paid by the Developer. The type of signs and the location thereof shall be subject to the approval and direction of the Governing Body.
E. Fire Hydrants: No subdivision shall be accepted by said City unless Developer shall have provided the same with proper fire hydrants in a minimum number at locations for proper fire protection in accordance with the approval of the Public Works Director and/or City Engineer, and the rental for said fire hydrants shall be paid for by said Developer in advance for a minimum period of three (3) tax years subsequent to acceptance of said subdivision.
F. Street Lights: No subdivision shall be accepted by said City unless the Developer shall have provided the same with proper street lights in a minimum number and location for proper lighting in accordance with the local elect utility specifications and approval of the Public Works Director and/or City Engineer, and the estimated cost to the City for electricity and maintenance of said street lights for a minimum period of three (3) tax years subsequent to the acceptance of said subdivision shall be paid for by said Developer in advance to the acceptance of said subdivision. It is further provided that the Developer shall provide underground wire distribution, and that said Developer, at his cost, shall install all streetlights and wire in accordance with the local electric utility specifications.
10-6-5: CONSTRUCTION INSPECTIONS AND DEVIATIONS FROM THE PLANS
A. The City or the designated representative of the City shall have access to the subdivision site at all times to observe the improvements during and after construction.
B. The Developer shall notify the City at least twenty four (24) hours in advance of any underground construction of improvements.
C. The Developer shall be responsible for the inspection of all improvements to insure that all construction is done in accordance with City and State Codes and requirements; The Developer shall provide sufficient engineering inspection so that the Developer's engineer can certify that all construction was completed in accordance with the Approved Construction Plans and Specifications.
D. No significant deviation from the approved Construction Plans and Specifications shall be permitted without the written approval of the City Engineer. In the event of a discrepancy between sets of plans and specifications for the subdivision, the official copy on file with the City shall take precedence.
E. The Developer shall certify that all improvements have been constructed in accordance with City and State Codes and requirements and with the Approved Construction Plans and Specifications. This certification shall be required for each improvement made prior to the release by the City of the Subdivision Bond, cash deposit or any portion thereof. The Engineer for the Developer shall also certify that all improvements have been constructed in accordance with City and State Codes and requirements and with the Approved Construction Plans and Specifications. This certification shall be required for each improvement made prior to the release by the City of the Subdivision Bond, etc. cash deposit or any portion thereof.
F. The Contractor or Subcontractor responsible for installing each improvement shall also certify that all improvements have been constructed in accordance with City and State Codes and requirements and with the Approved Construction Plans and Specifications. This certification shall be required for each improvement prior to the release by the City of the Subdivision Bond, etc. cash deposit or any portion thereof.
Where public or private property has been damaged, the Contractor shall restore such property to a condition equal to what was existing before the construction took place by repairing, rebuilding, or replacing it as may be required or directed by the Public Works Director and/or City Engineer, or his/her designated representative. This includes but is not limited to fertilizing, seeding, and matting of excavated areas. All other areas within the limits of this project not covered with a hard surface (concrete or bituminous) shall be covered with a black dirt, fertilizer, seed, and straw.
All unpaved disturbed areas within the proposed street right of way shall be seeded in accordance with Section 250 of the “Standard Specifications for Road and Bridge Construction”. The seeding shall be Roadside Mixture, Class 2 and shall receive fertilizer nutrients at the following rates:
A. Nitrogen Fertilizer Nutrient 100 lbs/acre
B. Phosphorus Fertilizer Nutrient 100 lbs/acre
C. Potassium Fertilizer Nutrient 100 lbs/acre
H. FINAL JOB ACCEPTANCE
Developer/Contractor shall submit one complete set of red lined drawings and a finalized set of drawings, including the red lines, on a computer disk. Information stored on the disk must be suitable for use with AUTOCAD and /or ArcInfo shapefiles.
10-6-6: SPECIAL PROVISIONS FOR RESIDENTIAL R.E. ONE FAMILY RESIDENTIAL ESTATE DISTRICT:
A. The provisions of this Section 10-6-6 shall apply only to Residential R.E. - One Family Residential Estate Districts. Except as provided in this Section, all other provisions of this Chapter apply to Residential R.E. - One Family Residential Estate District. For the purposes of this Section, the term “Subdivision” shall include that portion of any subdivision that is zoned R.E.
B. Number of Lots: Each subdivision within an R.E. Zoning District shall have twenty-five (25) or more buildable lots in each phase.
C. Minimum Lot Size: Each lot shall be a minimum of 15,000 square feet. The average of all buildable lots within a subdivision shall be 20,000 square feet. When computing said average of all buildable lots within a subdivision, a lot size of 28,000 square feet shall be used for any lot having more than 28,000 square feet.
1. The Subdivision shall have watersheds (e.g., lakes, wetlands, etc.) and/or natural or existing streams which shall be capable of carrying or detaining the runoff for the entire Subdivision. Such watersheds or streams must be within or abutting the Subdivision. All such streams and/or lakes, with all contours, shall be shown on the preliminary plat for the Subdivision.
2. Drainage from the roads and properties within the City’s right of way shall be paved or hard surfaced if the grade is more than 5%.
E. Maintenance Guarantee: Prior to the acceptance by the City of street and drainage improvements, a maintenance guarantee in an amount set by the Governing Body shall be posted by the proprietor to cover five (5) years or until 80 percent of the lots have been built out and/or a homeowner’s association has been established.
F. Street Lights: The Subdivision shall have one streetlight at each intersection within the Subdivision.
G. Yard Lights: Each lot or parcel shall have a minimum of one yard light as follows:
1. Each light shall have a minimum of 100-watt illumination.
2. Each light shall be controlled by a photoelectric cell.
3. Each light shall be located no more than 15 feet back from the front property line. Corner lots may have one yard light in either front yard.
4. Each light shall be maintained by the homeowner and shall be lit every night.
H. Streets: The following provisions shall apply to streets entirely within an R-E zoning district. If one side of the street is zoned something other than R-E, then these provisions do not apply.
1. Street Width: Streets shall have a minimum width of twenty-four (24) feet of hard surface pavement. Rights of way shall be sixty (60) feet wide.
2. Street Surface: Streets shall be surfaced with an aggregate base course,
type B foundation with a minimum thickness of (8) eight inches when thoroughly compacted and with a Bituminous Concrete Surface Course Class I surface of (3) three inches (or compatible P.C.C. pavement structural design) as defined by the Illinois Department of Transportation, or its equivalent, approved by the Governing Body. The Public Works Director and/or City Engineer must approve a structural pavement design for non-residential streets (i.e., collectors, arterials or truck routes).
3. Curbs and gutters: Streets shall have a “V” curb or a five (5) foot wide gravel or sod turf shoulder on each side. If the streets have no curb and gutter, then open drainage swales along all public roadways are permitted, provided that direct drainage to the lakes or streams shall be constructed to prevent erosion. A grading plan and storm water runoff plan shall be established and submitted to the City for approval. The Subdivision covenant restrictions recorded prior to the sale of any lots in the Subdivision shall require the homeowners to maintain the swales on all rights of way up to the hard surface on the streets. Sections of any open drainage swales and any piping under the streets shall be shown on the preliminary plat. Drainage swales shall not be filled with pipe or other materials without the written approval of the Public Works Director and/or City Engineer, or his/her designated representative. Developer or resident requesting a change in the drainage swale shall submit a plan showing what is proposed for the swale and all applicable calculations of drainage flow.
4. Plat to Show Details: The preliminary plat shall show all sections and details regarding the transition from an existing curb and gutter street to a new section of street with no curbs or gutters.
I. Sidewalks or Pathways: The Subdivision must use either a linked pathway system or a sidewalk located on both sides of the street.
1. If pathways are used, the pathway shall be at least ten (10) feet in width and a minimum of four (4) inches of rolled crushed rock. The Proprietor of the lot or the homeowners association shall maintain pathways.
2. If sidewalks are used, sidewalks shall be at least four (4) feet in width. The City shall maintain sidewalks. Details and sections of sidewalks and where they will connect to the streets must be shown on the preliminary plat.
3. All sidewalks and pathways shall be open to the public. The Public Works Director and/or City Engineer shall approve pathways and sidewalks.
J. No Parking: No parking shall be permitted on streets in the Subdivision during the hours of 11:00 p.m. to 7:00 a.m.
K. Sewer and Water Hookup: All lots in the Subdivision shall hook up to the City sanitary sewer and to the existing water system serving the City generally.
L. Open Space:
No lots for building are allowed within the first one hundred feet (100') from any road that abuts the subdivision. This shall be open or common area only. If the natural existing landscaping meets the minimum landscaping listed below, no additional landscaping in this area of the subdivision will be required.
1. Abutting any exterior road there shall be a minimum of one (1) tree, 3" (3 inch) diameter, planted approximately every thirty (30) lineal feet in addition to grass, bushes, plantings, decorative rocks or bark chips.
2 Trees shall be placed in such location and/or of a limited growth species so as to prevent interference with any existing or potential future overhead utility lines.
3. Any scrub treatment shall be in the form of a deciduous hedge, in a continuous alignment spaced three (3) feet on the center with height of three (3) feet, at the time of planting.
4. Earthen berms, if included, shall be of grass or wood ship cover and be a minimum of three (3) feet in height from surrounding grade.
5. Landscaping materials shall be selected and placed so that the safe and enjoyable use of surrounding properties is not inhibited.
6. Landscaping with thorns, berries, and other harmful plant characteristics shall be carefully placed to avoid potential hard to people or property on-site or off-site.
7. Maintenance shall be the responsibility of the Homeowners Association, or Proprietor, to maintain in a neat, clean, and adequate manner the landscaping, buffer zones and/or berms. Failure to do so and to remedy any violations within thirty (30) calendar days of receipt of written notice from the City shall be considered a fineable offense under the City of Pekin Municipal Code.
8. All landscaping shall be submitted on the preliminary plat to the Planning Commission for approval.
M. Buffer Zones:
1. In any RE zoning district, there shall be a minimum of one hundred (100') feet from all rear and side property lines that abut subdivision boundaries, for an open or common area, or paths. If there are paths or walkways in this area, they must abut the inner lot line of the property.
2. In any RE zoning district, there shall be a one-hundred foot (100') open or common area between the RE Zoning District and any other zoning district other than a single-family zoning district. There shall be a two hundred feet (200') open or common area between an RE district and any non-single family zoning districts.
Existing trees near street right of way and within the subdivision shall be preserved by the Developer.
10-7-1: Variance for Hardship
10-7-2: Variance for Complete Community
10-7-1: VARIANCE FOR HARDSHIP: The Governing Body may authorize a variance from these regulations when, in its opinion, undue hardship may result from strict compliance and provided the variance does not pertain to the requirements of the Zoning Title. In granting any variance, the Governing Body shall prescribe only conditions that it deems necessary to or desirable for the public interest. In making its findings, as required herein below, the Governing Body shall take into account the nature of the proposed use of land and the existing use of land in the vicinity, the number of person to reside or work in the proposed subdivision and the probable effect of the proposed subdivision upon traffic conditions in the vicinity. No variance shall be granted unless the Governing Body finds that:
A. There are special circumstances or conditions affecting said property such that the strict application of the provisions of this Title would deprive the applicant of the reasonable use of his land.
B. The variance is necessary for the preservation and enjoyment of a substantial property right of the petitioner.
C. The granting of the variance will not be detrimental to the public welfare or injurious to other property in the territory in which said property is situated.
10-7-2: VARIANCE FOR COMPLETE COMMUNITY: The Governing Body may authorize a variance from these regulations in case of a plan for a complete community where such development is permitted by the Zoning Title.
FEES AND FLOW CHARTS
10-8-1: Fees and Security Requirements
10-8-2: Flow Charts
10-8-1: FEES AND SECURITY REQUIREMENTS: See following page for Table A.
10-8-2: Flow Charts: See final pages of this Chapter for Stages I through IV set forth on the flow charts.10-8-1 SUBDIVISION FEES AND SECURITY REQUIREMENTS 1
Table A (Ordinance 10/25/2004)
Section of Administrative or Staff
Title 10 Charges Planning Engineering Legal
Area General 10-4-3 $100.00 $150.00 + 1.00/acre $250.00 + $1.50/acre $100.00
Preliminary Plat Review Fees 10-4-4A3 -- -- -- --
1. Conventional Subdivision Plats -- $100.00 $150.00 + $2.00/lot $500.00 + .15/lin. ft. of St. $125.00
(major redesign) -- -- $100.00 +$1.25/lot $250.00 + .10/lin. ft. of St. $100.00
2. Multiple-Family Residential Plats -- $100.00 $200.00 + $2.50/lot $600.00 + .15/lin. ft. of St. $125.00
(major redesign) -- -- $125.00 + $1.50/lot $300.00 + .10/lin. ft. of St. $100.00
3. Planned Residential Development (PRD): -- $100.00 - Single-Family (first submittal) -- -- $350.00 +$1.50/d.u. $550.00 + .15/lin. ft. of St. $150.00
- Multiple-Family (first submittal) -- -- $450.00 +$2.00/d.u. $650.00 + .15/lin. ft. of St. $150.00
Construction Drawing Review Fees 10-4-5A
Fees cover the review of drawings
other than residential submitted to the City. $100.00 None $100.00 first $50,000 value None
$25/$10,000 value over $50,000
Final Plat Review Fees 10-4-6A $100.00 None $50.00 None