ARTICLE VI – MINIMUM STANDARDS OF IMPROVEMENT

          34‑6‑1           GENERAL STATEMENT. Utility and street improvements shall be provided by the subdivider in each new subdivision in accordance with the standards and requirements described in the following Section. The requirements set forth below shall be considered as minimum requirements and nothing contained herein shall be construed to mean that the subdivider cannot construct or provide improvements of a higher type.

No final plat shall be approved unless:

          (1)      the improvements required in this Article have been completed and approved prior to such approval, or

          (2)      the subdivider shall file a performance guarantee or bond as provided in Section 34‑6-16.2. 

          34‑6‑2           REFERENCE MONUMENTS. The surveyor must at the time of making the survey, set in such manner that they will not be moved by frost, good and sufficient monuments marking the external boundaries of the tract to be divided and must designate upon the plat the points where they may be found. These monuments must be placed at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line and at all angle points along a meander line, the points to be not less than twenty (20) feet back from the normal water elevation of a lake or from the bank of a stream, except that when such corners or points fall within a street, or proposed future street, the monuments must be placed in the right of way line of the street. These monuments, two of which must be of reinforced concrete and set at opposite extremities of the property platted. All lot corners shall be monumented in a like manner with iron pins or pipe.

Concrete monuments shall be in accordance with State Plat Act. 

          34‑6‑3           STREET IMPROVEMENTS. All streets shall be constructed as hereinafter provided:

          (A)               All new roadways within a subdivision shall be designed and constructed according to the Illinois Department of Transportation’s “Standard Specifications for Road and Bridge Construction” (hereinafter referred to as the Standard Specifications) and the accompanying “Highway Standards” manual, which are in effect at the time the improvement plans are submitted for approval.

          (B)               Grading Roadway and Side Slope.  The width of all street surfaces and roadway right-of-ways shall be as detailed in Section 34-5-5.  The typical roadway cross-section shall be as detailed in Figures 3 and 4 of this Code.

                    (1)      All disturbed areas shall be seeded in accordance with the Standard Specifications.

                    (2)      Alleys shall be designed and constructed the same as Land Access Streets except that the minimum surface width shall be eighteen (18) feet, and curb and gutter will not be required.

                    (3)      Cul‑de‑sacs shall have a minimum diameter of eighty (80) feet.

          (C)               Street Construction Standards.  All streets within the jurisdictional authority of the County other than state highways shall be improved with pavements bounded by integral concrete curbs and gutters, in accordance with the following minimum criteria:

                    (1)      The County Engineer shall be consulted for design and construction standards pertaining to Area Service Highways and Collector Streets.

                    (2)      The design and construction of Land Access Streets shall be according to the Standard Specifications and as detailed in Figures 3 and 4 depending on the lot sizes and average lot density.

                    (3)      Land access streets for large lot subdivisions can be constructed, if approved by the Planning Commission, in accordance with the roadway cross section shown by attached Figure 4.  A large lot subdivision shall be defined as having a minimum lot density of one (1) lot per acre based on the total subdivided area with no lot less than three-fourths (3/4) acre in size.

          (D)               Utility Lines.  Underground utility lines in utility easements or rights‑of‑way shall be installed prior to the construction of such streets and alleys.

          (E)               Guard Rails.  The administrative officer may require the placement of metal guard rails at locations where, in his opinion, the public safety is involved. 

          34‑6‑4           COMBINATION CONCRETE CURB AND GUTTER, STORM SEWERS AND OTHER DRAINAGE APPURTENANCES.  Storm sewers shall be required to provide adequate drainage along any street and such storm sewers, manholes, catch basins, inlets and outlets shall be constructed in accordance with the applicable provisions in the specifications.  Catch basins are to be constructed in accordance with Illinois Department of Transportation standards.  The storm water drainage system shall be separate and independent of the sanitary sewer system and shall be in accordance with the drainage laws of the State ofIllinois.  The plans and specifications for the disposing of storm water shall be approved by the County Engineer. 

          34‑6‑5           FLOW LINES. The flow line of any combination curb and gutter section, as well as the flow line of any storm sewer, shall have a fall of at least 0.5 of a foot per one hundred (100) lineal feet, except where vertical curves in the grade line of the street make this provision inapplicable with respect to the curb and gutter. 

          34‑6‑6           PIPE CULVERTS. All across‑road culverts and entrance culvert shall comply with the specifications. No such pipe culverts, however, shall be less than fifteen (15) inches in diameter unless written approval is given by the County Engineer for a reduced size, a minimum of twelve (12) inches in diameter. The sizes of all drainage structures shall be computed by using “Talbot’s Formula” for runoff. The design, installation and construction of all drainage structures shall be computed by using construction of all drainage structures shall be subject to the approval of theCountyEngineer and the Road District Highway Commissioner and/or Illinois Department of Transportation.

          34‑6‑7           ELECTRICAL POWER, TELEPHONE AND CABLE ANTENNA TELEVISION (CATV).  Electrical, telephone, and CATV service lines shall be placed underground throughout the subdivision. The conduit or cables shall be located within easements or public rights‑of‑way in a manner which will not conflict with other underground services. All transformers and terminal boxes shall be located so as not to be unsightly or hazardous to the public. The location of such services within any public right‑of‑way shall be approved by the County Engineer. 

          34‑6‑8           PUBLIC UTILITY ENGINEERING REQUIREMENTS.  All proposed water and sanitary sewer facilities shall comply with the minimum requirements and recommendations of the Environmental Protection Agency of the State ofIllinois. When a proposed subdivision is accessible to a public sewer system and/or water distribution system, the subdivider shall provide the subdivision with a complete sanitary sewer system and/or water distribution system to be connected to the proper public system(s), when a permit can be secured from the public agency. Utilities, when possible, shall be placed in the back lot easements.

Whenever a private system of sanitary sewers and a treatment plant are provided, such system and plant shall conform to all standards, specifications and requirements of the Illinois Environmental Protection Agency and shall be approved by the agency and the County Engineer.

Whenever a private sewage system is utilized, the system shall comply with applicable County regulations or recommendations of the Illinois Department of Public Health, whichever is greater. Any such private sewage system need not be constructed until the principal building or residence is erected on the lot. 

          34‑6‑9           SANITARY SEWERS. When provided, each lot in the subdivision shall be provided at the property line with a connection to the private or public sanitary sewer system. The construction of the sewer system shall conform to the approved plans and specifications and all work should be properly inspected and approved by the County Engineer. 

          34‑6‑10         WATER. When provided, each lot in the subdivision shall be provided at the property line with a connection to the semi-private or public water system. The construction of the water system shall conform to the approved plans and specifications and all work shall be properly inspected and approved by the County Engineer. Water distribution lines shall not be smaller than six (6) inches in diameter. 

          34‑6‑11         FIRE HYDRANTS. When a public or semi-private water distribution system is provided, fire hydrants shall be installed by the subdivider as part of the water distribution system. Installation of hydrants shall be accomplished in such manner that each lot is within four hundred (400) feet of the fire hydrant when measured along the center line of the right‑of‑way. No fire hydrant shall be placed on a main smaller than six (6) inches in diameter. Fire hydrants must be located no further than twenty (20) feet from the curb. Hydrants installed shall be of the type approved by the Fire Chief of the district having jurisdiction.

          34‑6‑12         SIDEWALKS. Sidewalks, if provided, shall be of Portland cement concrete, with a minimum thickness of four (4) inches and a minimum width of four (4) feet.

          (A)               All walks shall be constructed at a grade no steeper than ten percent (10%), unless steps of adequate design with handrails are provided and approved by the County Engineer.

          (B)               Non‑residential sidewalks within the non‑residential site shall be concrete, four (4) inches thick and six (6) feet in width, except at driveways where thickness shall be approved by the County Engineer and shall be adequate for the intended use.

          (C)               Sidewalks shall be provided with number six (6) reinforcing mesh across the entire width and breadth of driveway aprons or the concrete shall be at least six (6) inches in thickness. 

          34‑6‑13         BIKE PATHS AND TRAILS. In additions to the sidewalk requirements, developers are encouraged to include other methods of pedestrian movement such as bike paths and nature trails in conjunction with or partially in substitution for sidewalks, in accordance with the Department of Natural Resources specification. 

          34‑6‑14         STREET MARKERS AND TRAFFIC SIGNS.  All traffic control devices shall conform to the latest edition of the State of Illinois Manual of Uniform Traffic Control Devices.  The County Engineer will provide written requirements at the time of the improvement plan review. 

          34‑6‑15         PROVISIONS FOR MAINTENANCE AND OPERATION. When a subdivision contains sewers, sewage treatment plants, water supply system, park area, streets or other physical facilities that have not been dedicated to and accepted by an existing public agency, adequate provision shall be made for the continuous maintenance, supervision, operation, and reconstruction of such facilities by the lot owners in the subdivision, subject to the regulations of the Department of Public Health and Commerce Commission of the State of Illinois and the Illinois Environmental Protection Agency, where applicable. 

          34‑6‑16         PERFORMANCE GUARANTEE, BOND OR ESCROW AGREEMENT. Final plat shall be neither approved by the County Board nor recorded by theCountyClerk unless the applicable following conditions are met. 

          34‑6‑16.1     PRIOR INSTALLATION. The capital improvement or facilities intended to be dedicated to the County, Road District, other public body or acceptable private entity have been completed, inspected and accepted prior to such approval; or 

          34‑6‑16.2     SURETY BOND. A surety bond by an insurance company authorized to do business in the State of Illinois or Irrevocable Letter of Credit shall be posted by the applicant with the County Clerk as approved by the County Board before construction of the improvements or facilities is started. Such surety bond shall be one and one‑half (1 1/2) times the amount determined by the County Engineer as equal to the estimated construction cost of all improvements intended to de dedicated to the County, other public body or approved private legal entity. Performance of work necessary to complete construction and installation of the required improvements to be dedicated to the County, other public body, or approved private legal entity shall be completed within two (2) years of the date of approval of the final plat, unless such time is extended by written agreement between the applicant and the County Board. If such improvements are not satisfactorily installed within the time period specified or required, then such surety bond or proportion thereof shall be forfeited by the applicant, and the proceeds of the surety bond shall be used to pay for the completion of installing such improvements in accordance with the requirements specified herein. 

          34‑6‑16.3     SURETY RELEASE. The Bond or an Irrevocable Letter of Credit shall remain in effect until such time as the County Clerk shall, by written authorization to the County Treasurer, release the surety from the obligation of the bond, which release may be partial and may occur from time to time, as improvements are completed and approved; provided, however:

          (A)               Authorization to release up to ninety percent (90%) of the bond amount or the Irrevocable Letter of Credit may be authorized by theCountyClerk upon written notification from the County Engineer.  Such authorization by theCountyEngineer shall only be given as improvements are installed equal in value to funds released.

          (B)               The remaining ten percent (10%) may only be released when theCountyEngineer notifies the Zoning Officer, in writing, that all improvements have been completed in a satisfactory manner.  The Administrative Officer shall then notify the County Clerk that authorization may be given to release all funds. Whenever improvements are to be dedicated to another authority, school district, road district, park or other government, such improvements shall be accepted or approved before the release of all funds.

          34-6-17         ACCEPTANCE OF IMPROVEMENTS.  The completed improvements will not be accepted by the Road District nor the County until the developer provides an affidavit which certifies that all sums of money due for labor, material, freight, machinery, damages, etc. have been paid.  See Figure 5 for a sample affidavit.  The developer shall be responsible for maintaining the completed roadway, including seeding and drainage appurtenances, for a period of one (1) year after the improvements are accepted by the Road Commissioner or County Engineer.