A.   Purpose: The purpose of this chapter is to promote development that is served by public facilities at the levels of service established by the city, which are adequate to support and service the area of the proposed development.

   B.   General Requirements:

      1.   Land shall not be approved for development unless and until adequate public facilities exist or provision has been made for the following essential public facilities: water service, wastewater treatment and disposal, storm water management, electrical service, telecommunications service, gas service and streets and public transportation facilities.

      2.   New development shall provide adequate facilities and services, including required easements, to accommodate demands from proposed development in conformance with the minimum standards established in this chapter and other design manuals adopted by the city pursuant to subsection 10-4-3N of this title.

      3.   Unconstructed improvements shall be bonded prior to the recording of the final plat in conformance with subsection 10-4-3I of this title.

      4.   New development shall be phased at a pace that will ensure the provision of adequate community facilities and services for proposed and future development.

      5.   Each development project shall be designed so that the project is capable of functioning effectively and independently at completion of each phase.

      6.   Adequate roadway facilities shall be provided concurrently with new development and shall be designed and constructed in conformance with applicable city standards.

      7.   All required facilities shall be inspected and approved by the city prior to issuance of a building permit or certificate of occupancy, as applicable.

   C.   Compliance With Comprehensive Plan: Proposed public improvements shall conform to and be properly related to the city comprehensive plan and applicable capital improvements plans.

   D.   Water System: All habitable buildings and buildable lots shall be connected to a public or private water system capable of providing water for health and emergency purposes, including adequate fire protection as required in section 10-9-2 of this chapter.

   E.   Wastewater Collection And Treatment: All habitable buildings and buildable lots shall be served by an approved means of wastewater collection and treatment as required in section 10-9-3 or 10-9-4 of this chapter.

   F.   Storm Water Management: Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to prevent increases in peaks or velocity of downstream flooding. The city shall require the use of control methods such as retention or detention, and/or the construction of off site drainage improvements to mitigate the impacts of the proposed development pursuant to section 10-9-5 of this chapter.

   G.   Streets: Proposed streets shall provide a safe, convenient and functional system for vehicular, pedestrian and bicycle circulation; shall be properly related to the comprehensive plan; and shall be appropriate for the particular traffic characteristics of each proposed development. Adequate street capacity and street design and construction shall be done in conformance with the standards in section 10-9-6 of this chapter. New development shall contribute to the construction of the transportation facilities needed to meet the demands attributable to the development. Such roadways shall be provided concurrently with new development. The subdivider shall provide the grading of the entire street right of way, alley or public place and pave the streets in conformance with section 10-9-6 of this chapter. Dedication of rights of way and other access easements necessary for needed transportation facilities for current and future phases shall be required of new development.

   H.   Parks And Open Space: Parks and open space shall be provided in accordance with section 10-9-7 of this chapter.

   I.   Utilities: All utilities provided as new installations within a subdivision shall be placed in the right of way or in easements and shall be provided underground unless a variance has been granted by the city council (see section 10-9-6H of this chapter). Utilities shall be installed prior to pavement of streets.

   J.   Extension And Oversized Facilities Policies: All public improvements and required easements shall be extended through the parcel on which new development is proposed. Streets, water lines, wastewater systems, drainage facilities, electric lines and telecommunications lines shall be constructed through new development to promote the logical extension of public infrastructure to serve future growth. The city may require the applicant of a subdivision to extend off site improvements to reach the subdivision or to oversize required public facilities to serve anticipated future development as a condition of plat or plan approval. The city shall have the option to establish a public improvement district that will reimburse the developer for excess improvements, to use an "excess capacity" sharing arrangement between the applicant and subsequent developers of adjacent property benefiting from the oversized facilities, or to directly reimburse the developer.

   K.   Phasing: The city may require the phasing of development or improvements in order to maintain adopted levels of service for existing public services and facilities or for other reasons based upon maintaining the health, safety and general welfare of the city's inhabitants.

   L.   Easements; Rights Of Way:

      1.   Except as otherwise provided in this title, an applicant for a development approval shall ensure that adequate on site and off site easements are provided for future roadways, water, wastewater and other public utilities.

      2.   The property owner shall grant adequate utility easements for all public and private utilities as required by the public works director. Utility easements shall be shown on the plat and dedicated in conjunction with recordation of the final plat.

      3.   Easements of at least ten feet (10') in width shall be dedicated on each side of the right of way, as determined by the public works director to be necessary, for city utilities and storm sewers. Unless otherwise authorized or required by the public works director, utilities within or adjacent to street rights of way shall be scheduled consistent with exhibit 9-1 (subsection Q of this section).

      4.   Except where prohibited by topography, easements shall be located on the centerline of lot lines. All easements for drainage or sewer shall be selectively cleared of undergrowth, trees and other obstructions by the developers prior to final approval. No buildings or structures, except as necessary for utilities, shall be permitted within or on easements.

      5.   The applicant shall provide adequate on site rights of way for anticipated traffic demands in a manner consistent with this title, the comprehensive plan and project specific traffic impact analysis (TIA), if applicable. If a TIA, prepared in accordance with subsection 10-9-6I of this chapter, shows that a proposed development creates the need for additional off site right of way, the applicant shall be required to provide right of way prior to development approval.

      6.   Whenever any stream or surface drainage course is located in an area being subdivided, the subdivider shall provide an adequate easement along each side of the stream for the purpose of widening, deepening, sloping, improving, maintaining or protecting the watercourse, and such easement shall be dedicated to the city or other appropriate public agency.

   M.   Construction And Materials: Except as otherwise provided in this title, the construction and material specifications of all public improvements shall comply with adopted improvement standards.

   N.   Inspections And Acceptance: The city or its authorized agent shall inspect public improvements to ensure that such improvements are constructed to city standards and specifications. City acceptance of required improvements shall be required prior to the issuance of a building permit or certificate of occupancy, as applicable, and in conformance with subsections 10-4-2C and D of this title. The cost of inspection shall be borne by the applicant in accordance with subsection 10-4-3E5h of this title.

   O.   Maintenance: The city shall require performance bonds and/or maintenance guarantees for all public improvements as a condition of accepting such improvement in accordance with subsection 10-4-3I8 of this title.

   P.   Scheduling Utilities And Streets: Construction of utilities shall be completed prior to required road improvements to minimize damage to new pavement. The public works director shall approve the locations and designs of all public improvements. Generally, utilities within or adjacent to public rights of way shall be arranged in accordance with exhibit 9-1 of this section.

   Q.   Exhibit 9-1:

Exhibit 9-1: Typical Cross Section

(Ord. 03-O-9, 3-18-2003)

   A.   General Requirements:

      1.   Inside City Limits: Where a subdivision is located within the city limits, each lot therein shall be provided with a connection to the city water system. Fire hydrants shall also be installed in all subdivisions within the corporate limits and any area receiving city service. The water supply system shall be constructed under the direction and control of the city and shall conform to state and federal standards. The applicant shall pay all applicable fees as a condition of extension of water service. Prior to receiving approval of a subdivision that will receive city water service, owners of properties located outside the city limits shall enter into an annexation agreement requiring annexation of said property when it becomes contiguous with the city limits. Individual service connections within single-family residential subdivisions shall be extended from the main to each lot, and clearly marked.

      2.   Outside City Limits: In subdivisions outside the city limits, pending availability of a public water supply, the subdivider shall construct wells or a private water supply system in such a manner that an adequate supply of potable water will be available to every lot in the subdivision at the time improvements are erected thereon. The installation shall conform to standards and requirements and be subject to the approval of appropriate county and state authorities.

   B.   Design:

      1.   Designs shall conform to the current edition of the "Standard Specifications For Water And Sewer Main Construction In Illinois" and subtitle F of title 35 of the Illinois administrative code as amended.

      2.   The minimum size for water mains shall be eight inches (8"). Water mains shall loop into existing mains. Fire hydrants shall be spaced such that no residence, commercial, or industrial building is more than three hundred feet (300') from a fire hydrant.

      3.   Exceptions to these requirements must be obtained from the public works director, in writing, under the following conditions:

         a.   Flow: In no case shall the design result in less than five hundred (500) gallons per minute (gpm) at twenty (20) pounds per square inch (psi) residual pressure where said flow rate is available at existing water mains.

         b.   Size: The minimum size for water mains will be reduced to six inches (6") if the main will ultimately serve less than one hundred (100) population equivalents, adequate flow can be maintained, and there is no potential for future extension of the main.

         c.   Loops: The requirement to loop to existing mains may be waived if all the requirements for size reduction are met. The loop requirement may also be waived if the city intends to extend the main as part of a future improvement. The city may participate in the cost of water main extensions required for loops that exceed five hundred feet (500') outside the subdivision limits. The amount of city participation will be determined on a case by case basis.

   C.   Construction: Construction shall be in accordance with the current edition of the "Standard Specifications For Water And Sewer Main Construction In Illinois" and the following:

      1.   Poured concrete thrust blocks are not allowed. Restrained and blocked joints shall be used at all bends, Ts, and caps. The final three (3) joints on any capped line shall be restrained.

      2.   The contractor shall contact the public works director immediately after the completion of water mains to arrange for testing in accordance with the above specifications.

   D.   Materials: Materials shall conform to the current city specifications for water and sewer materials. A copy of these specifications is available from the public works director. Water mains shall be constructed of class 52, cement lined, bituminous coated, ductile iron pipe.

   E.   On And Off Site Improvements: The developer shall provide for on site and off site improvements required to adequately serve a proposed development. In no event shall approval be granted to allow occupancy prior to connection to an adequate public water supply.

   F.   Extensions; Oversizing: Water lines shall be a minimum of eight inches (8") in diameter unless otherwise approved by the public works director. The city council may require that water lines be oversized and be phased in coordination with the pace of new development to ensure the development will be adequately served by community facilities and services. The subdivider shall be required to provide water systems with adequate capacity to serve the subdivision. Water systems shall be extended to the boundaries of the subdivision when required to facilitate future extensions of such systems. When oversizing of a water main in excess of the design standards of these regulations is required by the city council to facilitate system expansion, the city may provide for reimbursement as per subsection 10-9-1J of this chapter.

   G.   Easements: The applicant shall dedicate easements required to accommodate all water system facilities to serve new development, except individual service lines. The public works director shall approve the location and dimensions of required easements. Easements shall follow property lines to the greatest extent possible. In no case shall easements be less than twelve feet (12') wide.

   H.   Individual Wells And Central Water Systems:

      1.   Public Water Supply Unavailable: In areas outside the city limits, where public water supply is not available and the density of the subdivision is one unit per acre or less, individual wells may be used to provide water to each and every lot within the subdivision. The applicant shall demonstrate the availability of water for domestic use and shall submit samples of the water to the county health department for its approval. Individual wells shall be approved by the health department, and such approvals shall be submitted to the city council for approval prior to recording the final subdivision plat.

      2.   Future Connection To Public Water Supply: If the city council requires that a connection to a public water main be made in the future when the main becomes available, the applicant shall make arrangements for future connection to the water system prior to recording of the final plat. The city council may require a performance or cash bond to ensure compliance. (Ord. 03-O-9, 3-18-2003)

   A.   General Requirements:

      1.   All habitable buildings and buildable lots shall be served by an approved means of wastewater collection and treatment as described herein. In addition, all new development located within four hundred feet (400') of an existing or proposed publicly owned sewer main or other collection system shall be connected to the wastewater system.

      2.   Where the subdivision is located within the city limits, each lot therein shall be provided with a connection to a sanitary sewer.

      3.   In subdivisions beyond the city limits where plans for the installation of sanitary sewers in the vicinity of the subdivision have been prepared by the city, the applicant may be required to install sewers in conformity with such plans.

      4.   In subdivisions beyond the city limits where no plans have been made for the installation of sanitary sewers, the applicant may install a private sewage disposal system for each lot at the time improvements are erected thereon.

      5.   The applicant shall pay appropriate fees as a condition of connection to the public sanitary sewer system.

      6.   Centralized wastewater systems shall be used only for sewage disposal. Flow from footing drains, gutters or other extraneous sources shall not be directed to the wastewater system.

      7.   Prior to receiving approval of a subdivision that will receive city wastewater service, owners of properties located outside the city limits shall enter into an annexation agreement requiring annexation of said property when it becomes contiguous with the city limits.

   B.   Wastewater Facilities:

      1.   Wastewater connections shall extend to each lot. All connections between the city sewer system and the subdivision sewer system shall comply with the applicable adopted ordinance of the city pertaining to sewers 1 , and all construction of the system shall be subject to the direction and approval of the public works director.

      2.   In cases where a sanitary sewer is not available or cannot be extended until a connection can be made with the public sewer system, the use of an alternate central treatment facility may be permitted, provided such facilities are approved by the Illinois environmental protection agency and in accordance with city standards pertaining to sanitary sewage disposal. The city may require the system to be designed for ultimate connection into the city system.

      3.   All private sewage disposal systems shall be approved by and constructed in accordance with the Illinois department of public health and/or the Illinois environmental protection agency under the direction and control of the appropriate city, county, or state authorities. Where private sewage disposal systems are to be utilized, applicable permits to install such systems shall be obtained from the county health department in accordance with the county sewage ordinance.

      4.   All lots shall be individually sewered with the grades and sizes as required by the public works director.

   C.   Design Criteria:

      1.   General Guidelines: All wastewater systems shall be designed to conform to the current edition of the "Standard Specifications For Water And Sewer Main Construction In Illinois", and to subtitle C and subtitle F of title 35 of the Illinois administrative code, as amended. These design standards are not intended to cover extraordinary situations. Deviations will be allowed and may be required in those instances where recommended by the public works director.

      2.   Design Factors: Wastewater systems shall be designed for the ultimate tributary population. Sewer capacities shall be adequate to handle anticipated maximum hourly quantity of sewage and industrial waste together with an adequate allowance for infiltration and other extraneous flow.

      3.   Sewerage Locations: Wastewater lines shall be located within street or alley rights of way unless topography dictates otherwise. When located in easements on private property, access easements shall be provided to all manholes. A manhole shall be provided at each street or alley crossing. End lines shall be extended to provide access from street or alley right of way when possible. Imposed loading shall be considered in all locations.

      4.   Cleanouts And Lamp Holes: Cleanouts and lamp holes will not be permitted unless otherwise authorized by the public works director.

      5.   Water Supply Interconnections: There shall be no physical connection between a public or private potable water supply system and a sewer that may permit the passage of any sewage or polluted water into the potable supply. Sewers shall be kept removed from water supply wells or other water supply sources and structures.

      6.   Relation Of Sewers To Water Mains: A minimum horizontal distance of ten feet (10') shall be maintained between parallel water and sewer lines. At points where sewers cross water mains, the sewer shall be constructed of ductile iron pipe or encased in concrete for a distance of ten feet (10') in each direction from the crossing, measured perpendicular to the water line. This will not be required when the water main is at least two feet (2') above the sewer.

   D.   Construction: Construction shall be in accordance with the current edition of the "Standard Specifications For Water And Sewer Main Construction In Illinois" and the following:

      1.   All sewer taps shall be made by means of Ts or saddles. Flexible couplings such as "Fernco's" shall not be used on sewer mains. Splicing shall be accomplished using rigid couplings or manholes.

      2.   The contractor shall contact the public works director immediately after the completion of sanitary sewers to arrange for testing in accordance with the above specifications.

   E.   Materials: Materials shall conform to the current city specifications for water and sewer materials. A copy of these specifications is available from the public works director. Sanitary sewer mains constructed less than twelve feet (12') below existing or finished grade shall be SDR-35 PVC pipe. Sanitary sewer mains constructed twelve feet (12') or more below existing or finished grade shall be SDR-26 PVC pipe.

   F.   On And Off Site Improvements: The developer of a parcel shall provide for on site and off site improvements required to adequately serve a proposed development; provided, however, that the public works director may authorize development to proceed if the service provider certifies that the necessary capital improvements have been funded for construction within two (2) years of recordation of the final plat. In no event shall approval be granted to allow occupancy prior to connection to an approved wastewater system unless the council has approved an interim service plan and has received a performance bond.

   G.   Extensions; Oversizing: The council may require that wastewater systems be oversized to accommodate future development. The subdivider shall be required to provide wastewater systems with adequate capacity to serve the subdivision. Wastewater systems shall be extended to the boundaries of the subdivision when required to facilitate future extensions of such systems. When oversizing of a sewer main in excess of the design standards of this chapter is required by the city council for system expansion, the city may provide for the reimbursement of excess construction costs as per subsection 10-9-1J of this chapter.

   H.   Easements: The developer shall dedicate adequate easements to accommodate all wastewater system facilities required to serve new development, except individual service lines. The public works director shall approve the location and dimensions of required easements, but in no instance shall an easement be narrower than twelve feet (12') in width. Easements should follow property lines to the greatest extent possible. Where other utility lines are placed adjacent to the sewer, additional easements shall be required. (Ord. 03-O-9, 3-18-2003)

   A.   General Requirements: Where septic tanks or other individual sewage disposal systems are proposed, their use shall be subject to city approval and their design and installation shall be in compliance with applicable city, county and state regulations 1 . The city council shall determine that public sanitary sewer will not be reasonably available and that the private wastewater treatment system will not impair the ability to extend services in the future. Furthermore, the county health department shall determine that the proposed geological and soil conditions and lot configuration are adequate to support the use of the private wastewater system. Adequate area shall be available to relocate the absorption filtration field in case of soil saturation for any lot or lots authorized for the private wastewater system.

   B.   Permit Required To Construct, Alter Or Extend:

      1.   Application: Any person who desires to construct, alter or extend a private waste treatment system shall make a written application for approval. No person shall install, add to, alter, expand or repair a private waste treatment system without a valid permit.

      2.   Private Waste Treatment, Issuance Of Permit: The community development director, or their designee, shall issue the appropriate permit in compliance with this section and any rule or regulation adopted pursuant to this section, and payment of the appropriate fee 2 .

   C.   One Residence Per Individual On Site System: Only one residence shall be connected to an individual on site wastewater treatment system; except, that the community development director, or their designee, may authorize connection of an accessory unit upon finding that the system can accommodate both uses.

   D.   Private Wastewater Treatment Standards: The city may require connection to or the provision for future connection to its centralized wastewater system for any development on lots of less than three (3) acres. All private wastewater disposal systems shall be installed, altered, expanded, repaired or operated according to city and state regulations and the following standards:

      1.   Factors Considered: When reviewing an application for an individual wastewater system, consideration shall be given to the size and shape of the lot, number of structures proposed in the development, slope of natural and finished grade, soil type and classification, depth of ground water, proximity of existing or future water supplies and possible expansion of the system. The minimum size of an individual lot shall be two (2) acres.

      2.   Community Treatment Design For Developments Of More Than One Lot: Where rural lots are clustered to provide open space, a community treatment system may be approved at the discretion of the city council.

      3.   Designed To Receive All Sewage: Wastewater systems shall be designed to adequately receive all sewage from the dwelling. Neither footing nor roof drainage shall enter any part of the system.

      4.   Sewage Treatment, Issuance Of Rules And Regulations: The city may promulgate reasonable rules and regulations to implement the provisions of this section pursuant to subsection 10-4-3N of this title.

   E.   Nuisance Conditions Prohibited: The location and installation of private wastewater systems shall be such that, with reasonable maintenance, the private wastewater system will function in a sanitary manner and will not create a nuisance, health hazard or endanger the safety of any domestic water supply. Any private wastewater treatment system installed, added to, altered, expanded or repaired in violation of this section and the rules and regulations of the city, county or state is a threat to the health, safety and welfare of the city and is a public nuisance.

   F.   Failure To Comply With Orders: Failure to comply with a stop work order or other lawful order of the public works director issued pursuant to this section is a violation of this title.

   G.   Alternative Method Of Sewage Disposal: If a failing system cannot be reinstalled in compliance with this section, the public works director may approve an alternative method of sewage disposal, including requiring connection to the city centralized wastewater system. Connection shall be required if the failed system is located within four hundred feet (400') of an existing sewer line with available capacity. (Ord. 03-O-9, 3-18-2003; amd. Ord. 2025-O-5, 2-18-2025)

   A.   Purpose: Development shall be laid out to provide proper drainage of the area being subdivided, including facilities such as curb and gutter, catch basins, culverts, bridges and natural waterways. Drainage improvements shall accommodate potential runoff from the entire upstream drainage area and shall be designed to reduce or prevent increases in downstream flooding. Storm water drainage systems shall be separate and independent of any sanitary sewer system, whether public or private. The city shall require the use of control methods such as retention or detention, and/or the construction of off site drainage improvements to mitigate the impacts of the proposed development to achieve these purposes.

   B.   Design Standards:

      1.   The design of the storm drainage system shall be done in accordance with the "Illinois Department Of Transportation Design And Environment Manual" and the "Illinois Department Of Transportation Drainage Manual", unless otherwise stated in this section. The public works director must grant exceptions to these requirements in writing.

      2.   Where appropriate, natural drainageways shall be retained to minimize interference with potential floodwater conveyance, floodwater storage, wetlands, and both surface and subsurface hydrology. The public works director may recommend approval of modifications to natural channels that are consistent with other provisions of this title.

      3.   Storm sewers, where required, shall be designed by a registered professional engineer to satisfy the following design criteria:

         a.   Along principal and minor arterial and collector streets, flow from a 10-year storm shall not inundate the center twenty feet (20') of the pavement.

         b.   Along local streets, flow from a 10-year storm shall not top the curb.

      4.   On site storm water detention or retention basins shall be required where needed to protect public or private property from increased volumes or velocity of storm water runoff.

      5.   Erosion and sedimentation controls shall be required during and after new construction as needed to prevent increased erosion or increased deposits of material downstream from the development.

      6.   Development design shall accommodate storm water runoff from 100-year floods and more frequent, smaller storm events along major and minor waterways without damage to private property or public facilities. Erosion protection shall be provided downstream of storm sewer outlets until the velocity is five feet (5') per second or less.

      7.   Storm water systems shall be designed to minimize future operational and maintenance expenses.

      8.   Culverts and inlets shall be provided so that surface water is not carried across any intersections nor for a distance of more than four hundred feet (400') in the gutter. Surface water drainage patterns shall be shown for each lot and block of the subdivision. Culverts for pass through drainage under streets, ditches and waterways shall accommodate the 30-year storm. Channel lining shall accommodate the 5-year storm. Manhole spacing shall not exceed four hundred feet (400'), and the minimum pipe size for storm sewers shall be twelve inches (12").

      9.   Storm water drainage easements shall be provided where necessary for city maintenance of dedicated storm water facilities. Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within the road right of way, perpetual, unobstructed easements at least fifteen feet (15') wide for drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Drainage easements shall extend from the road to a natural watercourse or to other drainage facilities.

      10.   Low lying land along watercourses subject to overflowing or flooding during storms and land in floodplains shall not be used for drainageways, and surface water drainage shall be diverted away from this area. The area shall be preserved and retained in its natural state. Such land or lands subject to periodic flooding shall not be computed in determining the area requirement of any lot.

      11.   Storm water facilities shall be designed so that existing spring water or surface water runoff created by new development is piped away from the site to a public open drainage ditch or storm sewer system.

      12.   Maximum discharge from a development shall not exceed the volume or velocity of runoff from the 10-year storm event based on predevelopment conditions.

      13.   Runoff determinations shall be made using the rational method and the IDOT drainage manual, and shall be approved by the public works director.

      14.   Easements shall be provided over all storm sewers, ditches, retention/detention facilities and outlets. Easements shall be a minimum width of twelve feet (12').

   C.   Construction: Construction shall be in accordance with the current edition of the "Illinois Department Of Transportation Standard Specifications For Road And Bridge Construction" and the following:

      1.   Mastic for concrete pipes shall completely fill the joint.

      2.   Mastic shall be applied to both ends of concrete pipe.

      3.   The inside joint shall be wiped smooth on all pipes greater than twenty four inches (24") in diameter.

   D.   Materials: Materials shall conform to the current edition of the "Illinois Department Of Transportation Standard Specifications For Road And Bridge Construction" and the following:

      1.   SDR-35 PVC pipe or reinforced concrete pipe shall be used for storm sewers constructed less than twelve feet (12') below existing or finished grade.

      2.   SDR-26 PVC pipe or reinforced concrete pipe shall be used for storm sewers constructed twelve feet (12') or more below existing or finished grade.

      3.   Concrete pipe classes shall be in accordance with the above mentioned specifications.

   E.   Storm Water Detention And Retention Facilities: The policies and criteria set forth in this subsection shall be applied to the design and development of the final storm water management facility, if required by the city. In general, the storm water detention or retention facility shall be designed to accommodate the rate of flow from new development. The rate of flow from the new development shall not exceed the rate of flow that existed prior to the new development. Design plans and calculations for the storm water detention facility shall be provided as part of the subdivision construction plans and site plan review submission. The public works director may waive site plan submittals if adequate information has been provided in conjunction with the subdivision process.

      1.   Detention/Retention Design:

         a.   Storm water detention shall be provided for all improvements which increase the amount of paved or roof area by more than two thousand five hundred (2,500) square feet.

         b.   Detention shall accommodate the 100-year storm for the developed site, while releasing not more than the 10-year storm for the existing site.

         c.   Storm water detention shall be designed using the rational method and the "Illinois Department Of Transportation Drainage Manual". Detention basin outlets shall not be smaller than twelve inch (12") pipe. A restriction or weir shall be placed at the upstream end of the outlet pipe to control the release. Restrictions will not be required to be smaller than six inches (6") in diameter.

         d.   Pass through drainage shall be routed around the detention basin, or the basin designed to accommodate the pass through drainage.

         e.   Erosion protection shall be provided downstream of the detention basin outlet until the water has slowed to a velocity of five feet (5') per second or less. In addition to the construction plans for the storm water detention/retention facility, the applicant shall provide complete design calculations prepared by a professional engineer registered in the state of Illinois. The public works director shall review, approve, conditionally approve or disapprove these calculations in conjunction with the facility plans prior to the issuance of a building permit or recordation of the final plat. Exceptions must be granted in writing by the public works director.

      2.   Detention Facility Types Permitted:

         a.   Parking Lot Storage: Parking lots may be used for temporary storage of water, provided vehicles are not endangered and standing water does not exceed four inches (4") on more than twenty five percent (25%) of the parking lot.

         b.   Underground Detention: Storm water may be detained in underground pipes, tanks or reservoirs.

         c.   Wet Basins With Permanent Pools; Retention Basins: Minimum depth before introduction of storm water shall be four feet (4'). Aeration may be required as needed to prevent pollution of water and resulting odors.

         d.   Dry Basins; Detention Basins: Shallow ditches shall be provided in the bottom of the basin for low flow conditions. The bottom of the basin shall be sloped in each direction to the ditches at a minimum slope of eight percent (8%). The developer shall maintain (seed and mow) the basin until a grass turf is established. Alternate channel protection methods may be required for ditches if a grass turf cannot be established.

      3.   Maintenance And Repair Of Facility: The owner of a nonresidential facility and the owner, homeowners' association or similar entity of a facility serving a residential development shall be responsible for the maintenance and repair of the storm water detention facility. For subdivisions, this responsibility shall be documented in the subdivision covenants that shall be recorded with the final plat.

         a.   Transfer Of Ownership: In the event the property upon which the facility is located is sold or transferred to another owner or entity, the transferring owner or entity shall execute a legally binding, recorded document transferring ownership rights and maintenance and repair responsibilities to the successors in title, a certified copy of which shall be provided to the city clerk.

         b.   Guarantees Required: The owner of a private facility serving multiple lots shall provide and maintain sufficient financial guarantees in an amount determined by the public works director to ensure that maintenance and repair will be provided for the facility.

         c.   Notice Required: The public works director shall notify the owner or entity, in writing, within fourteen (14) business days, of potential danger(s) to health and safety or of nuisance conditions involving the facility. The owner or entity shall have a specified period of time in which to cure the violation. The public works director shall determine the time period, based upon the severity and immediacy of the violation. If the owner or entity fails to respond to the written notice and request for service within the time period established, the public works director shall cause the maintenance or repair of the facility and shall use the financial guarantee to reimburse the city's expenses. Should the expenses exceed the bond proceeds, the city clerk shall bill the owner or entity for the costs. If the costs are not paid within the time frame established by the city, the city attorney shall file a lien against the facility for collection of the expenses, plus an interest rate of one percent (1%) above the prime interest rate per annum. (Ord. 03-O-9, 3-18-2003)

   A.   General Requirements:

      1.   All development shall be provided with safe and adequate access designed to accommodate development at maximum planned densities unless the applicant restricts future subdivision through deed restrictions. Street systems shall be designed and constructed in accordance with this section.

      2.   No development shall be approved if such development, at full occupancy, will result in an increase of traffic on an arterial or collector street within one mile of the development so that the street does not function at a level of service "D" or better as defined by the transportation research board, national research council in the highway capacity manual. The applicant may propose and construct approved traffic mitigation measures to provide adequate roadway capacity for the proposed development. The applicant shall submit a traffic impact analysis in accordance with subsection I of this section, as applicable.

   B.   Street Design:

      1.   Application Of Provisions: The standards established by this section shall apply to all public and private roads in the city or subject to its extraterritorial subdivision authority.

      2.   Guidelines And State Requirements: The city comprehensive plan, major street map shall serve as a guide for the location and scale of future arterial and collector streets. Street and sidewalk design and construction shall be in conformance with the "Illinois Department Of Transportation Design And Environmental Manual" and chapter 5 of the "Illinois Department Of Transportation Federal Aid Procedures For Local Highway Improvements" and the requirements of this section.

      3.   Exceptions: Exceptions to the requirements of this section shall be obtained in writing from the public works director.

      4.   Street Classification: All streets shall be classified as major arterial, minor arterial, collector or local streets. Any street that is not already classified in the city road system shall be classified by the community development director, or their designee, in consultation with the public works director, subject to confirmation by the city council. In classifying streets, the city shall consider projected traffic demands after twenty (20) years of development. All section line roads shall be considered arterial streets unless specifically designated otherwise in the adopted major street map, or unless the public works director finds that there will be no future need for an arterial road along a particular section boundary.

      5.   Street Design Standards: All street improvements intended to become a part of the city road system shall be designed according to the standards shown in table 9-1 of this section.

 

      6.   Topography And Arrangement:

         a.   Street grades and alignment shall be related and integrated with the existing topography. However, a combination of steep grades and curves shall be avoided. Local streets shall be curved wherever possible to avoid the appearance of rigid conformity. All streets shall be arranged in order to gain as many building sites as possible at or above the grades of the streets.

         b.   All streets shall be aligned with the existing and proposed system of thoroughfares and dedicated rights of way as established in the comprehensive plan, major street map or adopted technical standards for public improvements.

         c.   All streets shall be properly related to special traffic generators such as industries, business districts, schools, churches, and shopping centers to population densities, and to the pattern of existing and proposed land uses.

         d.   Collector and local streets shall be designed to conform as much as possible to the topography to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property.

         e.   Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless the city council finds that the extension is prevented by topography or other physical conditions, or unless, in the opinion of the city council, such extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts.

         f.   In business and industrial developments, the streets and other access shall be planned in connection with the grouping of buildings, location of rail facilities, and the provision of alleys, truck loading and maneuvering areas, and sidewalks and parking areas so as to minimize conflict of movement between the various types of traffic, including pedestrian.

      7.   Street Arrangement:

         a.   Adequate Traffic Circulation: Provisions shall be made for adequate traffic circulation. Local streets shall be designed to limit through traffic.

         b.   Lot Access: Every lot shall have approved access to a public right of way accepted by the city council. Multiple driveways shall be reviewed and may be approved by the public works director.

         c.   Street Connections: Streets should connect with those already dedicated in adjoining or adjacent subdivisions and provide for future connections to adjoining unsubdivided tracts whenever possible.

         d.   Dead End Streets: If the adjacent property is undeveloped and the street must temporarily be a dead end street, the right of way shall be extended to the property line. A temporary cul-de- sac, T or L shaped turnabout shall be provided on all temporary dead end streets, with the notation on the subdivision plat that land outside the normal street right of way shall revert to abutting property owners whenever the street is continued. The city may limit the length of temporary dead end streets in accordance with these regulations.

         e.   Street Alignment; Jogs: Offset streets shall be avoided where possible. Street jogs with centerline offsets of less than one hundred twenty five feet (125') shall not be permitted, except where the intersected street intersection has divided lanes without median breaks.

         f.   Intersection Of Streets: The angle of intersection between streets shall not vary by more than ten degrees (10°) from a right angle.

         g.   Minimum Curb Radius: At the intersection of two (2) local or collector streets, the minimum curb radius shall be at least twenty five feet (25'). At an intersection involving a collector street classification, minimum curb radius shall be at least twenty five feet (25'). Alley intersections shall have a curb radius of fifteen feet (15'). The radii at all intersections with arterial streets shall be designed according to the IDOT design manual.

         h.   Cross Slope: The cross slopes of all streets, including intersections, shall not exceed three percent (3%).

      8.   Cul-De-Sac Streets:

         a.   Cul-De-Sac Approaches: Cul-de-sac approaches shall have a minimum right of way width of fifty feet (50'). Development on cul-de-sacs longer than three hundred feet (300') shall not generate more than three hundred (300) vehicle trips per day as projected using the current institute of transportation engineers trip generation manual. A cul-de-sac street shall not exceed six hundred feet (600') in length.

         b.   Cul-De-Sac Turnarounds: Cul-de-sac turnarounds shall have a minimum paved diameter of sixty feet (60') and a minimum eighty foot (80') diameter right of way, or twenty feet (20') greater than the paved area, to include sufficient area for easements needed for utilities, drainage and mail service.

         c.   Temporary Cul-De-Sac: A temporary dead end street in a phased development may be constructed without a turnaround if such street is less than one hundred twenty feet (120') in length. A street constructed in a phased development that is longer than one hundred twenty feet (120') shall have a temporary turnaround.

      9.   Alleys: Alleys with a twenty foot (20') wide right of way and eighteen feet (18') of paved roadway may be required in commercial areas, in the rear lots of multiple-family districts unless other adequate provisions are made for service and deliveries, and where justified by special conditions such as the continuation of an existing alley in the same block. Alleys are not required in residential districts. Dead end alleys are prohibited.

      10.   Half Streets: Half streets are prohibited, except where an existing platted half street abuts the subdivision. Where a platted half street exists, the other half street shall be required to be completed by the applicant.

      11.   Private Streets: No private streets shall be platted in any subdivision.

      12.   Secondary Access: Secondary access shall be provided for any development projected to generate more than three hundred (300) trips per day or to take sole access from a street projected to carry more than three hundred (300) trips per day.

      13.   Curbs And Gutters: Curbs and gutters shall be required by the council for any development on lots of one-half (1/2) acre or less, or along streets located within one-fourth (1/4) mile of the city unless the council deems otherwise.

      14.   Street Names: Streets in alignment with existing streets shall bear the names of the existing streets. Proposed street names that are in conflict with existing street names shall not be approved.

      15.   Street Dedication And Maintenance: No road or street shall be accepted by the city unless it meets the design standards established by this title and all other design standards established by the city.

      16.   Minimum Pavement Thickness: The minimum pavement thickness shall be seven inches (7") of concrete or eight inches (8") of class I bituminous concrete. Both options require a four inch (4") CA-06 compacted aggregate subbase. Pavement thickness for streets with anticipated traffic volumes exceeding five thousand (5,000) ADT or ten (10) motor units shall be designed in accordance with chapter 54 of the IDOT design manual.

      17.   Streets Outside City: Streets constructed outside the city limits, which are not expected to be incorporated into the city limits within the next twenty (20) years, may be exempted from the requirements of this subsection if approved by the council. Minimum pavement width shall be twenty four feet (24') with two foot (2') earthen shoulders. Pavement thickness shall be three inches (3") bituminous concrete pavement, placed in two (2) lifts, on six inches (6") of compacted aggregate base.

   C.   Street Construction Standards: Construction shall be in accordance with the current edition of the "Illinois Department Of Transportation Standard Specifications For Road And Bridge Construction" and the following:

      1.   Prior to constructing any pavement, the developer shall demonstrate satisfactory subgrade and subbase construction by proof rolling with a legally loaded tandem axle dumpbody truck. All soft areas shall be removed and replaced.

      2.   Asphalt pavement shall be constructed in the following lifts: initial lift of four inch (4") to six inch (6") compacted thickness of binder, intermediate lift of two inch (2") to three inch (3") compacted thickness of binder, and a final lift of one and one-half inches (11/2") to two inches (2") of surface mix. Each lift shall be allowed to cool overnight prior to placing the next lift. No traffic construction equipment shall be allowed on the pavement between lifts.

      3.   All pavements shall be cored for acceptance by the city. Areas of pavement in excess of one-fourth inch (1/4") deficient in thickness shall be corrected as approved by the public works director.

   D.   Materials: Material shall be in accordance with the current edition of the "Illinois Department Of Transportation Standard Specifications For Road And Bridge Construction" and the following:

      1.   Concrete pavement, sidewalks, and curb and gutters shall be constructed of class SI (class X) concrete.

      2.   Bituminous concrete binder shall be type B. Bituminous concrete surface course shall be type 2. All bituminous mixtures shall be class I.

      3.   Aggregate subbase shall be CA-06 limestone or crushed gravel.

      4.   Developer shall provide notice and opportunity for the city to measure densities for asphalt pavement and collect material samples for concrete, asphalt, and subbase. Pavement will not be accepted if notice of paving operations is not provided.

   E.   Traffic Control: Traffic control devices shall be provided for new development pursuant to standards adopted by the city.

   F.   Access Standards:

      1.   Purpose: The purpose of regulating the amount and nature of vehicular access points is to balance the need for providing access to individual private properties with the need to preserve an adequate level of capacity on the streets providing access. Vehicular access restrictions may be required to be shown on subdivision plats.

      2.   Access To Primary Arterials: Where a residential subdivision borders on or contains an existing or proposed primary arterial, the city may require that access to such streets be limited by one of the following means:

         a.   Lots shall back onto the primary arterial and front onto a parallel local street; no access shall be provided from the primary arterial; or

         b.   A series of cul-de-sacs, U-shaped streets, or short loops entered from and designed generally at right angles to the primary arterial; or

         c.   A marginal access or service road (separated from the primary arterial by a 10 foot wide planting strip and having access at suitable points).

      3.   Railroads And Limited Access Highways: Railroad rights of way and limited access highways, where so located as to affect the subdivision of adjoining lands, shall be treated as follows:

         a.   In residential districts, a type E buffer yard shall be provided adjacent to the railroad right of way or limited access highway. This strip shall be part of the platted lots and shall be designated on the plat.

         b.   In districts zoned for business, commercial or industrial uses, wherever practicable, the nearest street extending parallel or approximately parallel to the railroad right of way shall be a sufficient distance from the railroad right of way to ensure suitable depth for commercial or industrial sites.

         c.   When streets parallel to the railroad right of way intersect a street that crosses the railroad right of way at grade, they shall, to the extent practicable, be a distance of at least one hundred fifty feet (150') from the railroad right of way. Such distance shall be determined with due consideration of the minimum distance required for future separation of grades by means of appropriate approach gradients.

      4.   Lot Access: No building permit shall be issued for any lot or parcel that does not abut a public street.

      5.   Driveways:

         a.   Permits: A driveway permit, issued by the public works director, is required prior to the construction of any new access point. When a traffic study is required pursuant to subsection I of this section, no driveway permit will be issued until the traffic study process has been completed. Any nonresidential change in use resulting in the following will require a new driveway permit:

            (1)   An increase of greater than fifty (50) peak hour trips; or

            (2)   A ten percent (10%) increase in average daily trips; or

            (3)   Over ten (10) additional daily vehicle trips made by vehicles exceeding thirty thousand (30,000) pounds in gross vehicle weight.

         b.   Determination Of Boundaries: For the purposes of evaluating driveway permit requests, the boundary of the site is considered to be all contiguous parcels under the same ownership on the effective date hereof.

         c.   Driveway Design Standards:

            (1)   The minimum driveway width shall be twelve feet (12') for residential and fifteen feet (15') for nonresidential land uses, and the maximum driveway width shall be twenty four feet (24') for residential and thirty five feet (35') for nonresidential land uses. The minimum thickness shall be six inches (6") within the right of way.

            (2)   The driveways accessing paved roads shall provide an asphalt or concrete driveway approach from the property line to the roadbed edge.

      6.   Access Spacing Standards: Minimum spacing between adjacent driveways or a proposed driveway and an adjacent street intersection is shown in table 9-2 of this section.

 

 

      7.   Design Objectives: In reviewing an application for a driveway or access permit for any nonresidential or multi-family use, the public works director shall determine that the following objectives have been met:

         a.   Adequate clearance from any adjacent street intersection has been provided, and spacing from adjacent driveways is sufficient to safely minimize conflicts between traffic entering and exiting adjacent driveways.

         b.   Auxiliary lanes are provided as needed to:

            (1)   Minimize speed differentials with mainline highway traffic;

            (2)   Prevent the encroachment of turning vehicles on mainline traffic; and

            (3)   Prevent the queuing of inbound traffic from impacting mainline traffic.

         c.   Sufficient storage distance between the curb line and the first point of conflict for traffic on the site is provided to prevent the backup of traffic onto public streets. This distance shall be adequate to absorb the maximum peak period inbound traffic during the normal weekday.

         d.   Appropriate conflict reduction measures have been provided to safely manage inbound and outbound traffic. Median design features and driveway channelization shall be used, as appropriate, to accomplish conflict reduction.

         e.   Access locations have been properly offset from driveways or street intersections located across the roadway in order to limit conflicts within the mainline or median of the street.

         f.   The design of the access satisfies standard geometric guidelines for turning radii, driveway slope, angle of entry, design speed and width. The access grade within the public right of way shall not exceed three percent (3%). The drainage design of the access should not interfere with the drainage system in the public right of way.

         g.   The access provides for the safe crossing of pedestrians, the handicapped and bicyclists.

         h.   The installation of necessary traffic control devices for the safe and proper operation of the access meets the requirements adopted by the city and, in the case of traffic signals, are located so as to allow for proper signal coordination and adequate left turn storage needs at the access and nearby intersections.

         i.   Except in the A zoning district, no single-family or two- family lot smaller than one acre shall be created which is accessed from an arterial street or a major collector street.

         j.   These standards are not intended to preclude access to existing lots. Where the city standards would preclude access to a lot, the board of appeals and planning may vary the access standard.

      8.   Substandard Access: Where access standards of subsection F6 of this section, or the design objectives of subsection F7 of this section cannot be met, the public works director may grant a reduction in spacing standards of up to twenty percent (20%). If this is not a feasible alternative, a substandard access permit may be granted subject to the variance provisions of subsection 10-4-3J of this title and the following findings:

         a.   Conditions or circumstances exist which limit the strict application of the requirements of this title, including the lack of a secondary access to another public street, the inability to use joint access, and the lack of engineering or construction solutions that can be applied to mitigate the condition;

         b.   The proposed access will not result in undue delay or congestion or be detrimental to the safety of the motoring public using the roadway; and

         c.   The limiting access will create an exceptional and undue hardship on the applicant and that the permit issued will allow a reasonable use of the property.

   G.   Oversizing Streets:

      1.   Where a street runs through the proposed subdivision, the applicant shall be responsible for the construction of such street to a collector street standard.

      2.   If the traffic impact analysis indicates that the street will exceed the collector standard, the applicant shall be required to construct the designated street, subject to reimbursement by the city for the construction cost of the difference between the collector street and a minor arterial street. Should reimbursement funds by the city not be available, the applicant's responsibility for construction shall be limited to a collector standard; however, the design shall be modified to facilitate future expansion of such street. Any required improvements deleted by the public works director in order to facilitate the future street expansion shall not relieve the responsibility of the subdivider for such improvements. The cost of such deleted improvements shall be paid to the city. Such monies shall be deposited in a street construction fund such as a transportation improvement fee fund, which may be expended by the city council for the purpose of construction of arterial and collector streets within the city. Should the subdivider make such payments, he shall be relieved of any obligation for the completion of such deleted improvements.

   H.   Other Improvements:

      1.   Sidewalks And Pedestrian Path Standards:

         a.   Sidewalks or pedestrian paths shall be required along all streets.

         b.   Sidewalks or pedestrian paths shall be required along all collector and arterial streets located within one mile of the city, unless otherwise approved by the city council.

         c.   Walkways shall be designed to comply with the Illinois Americans with disabilities act; provided, that the council may approve a different standard for walkways across private property.

         d.   All required walkways shall be located within a dedicated right of way or access easement. A median strip of grass or landscaped area at least three feet (3') wide shall separate all sidewalks from adjacent curbs unless approved by the public works director.

         e.   Sidewalk and path easements shall be a minimum of ten feet (10') in width if adjacent to a public street or land. The minimum width of the sidewalk/path easement between the rear or side lot lines of a parcel shall be fifteen feet (15'), unless approved otherwise by the city council.

      2.   Street Signs: The applicant shall deposit with the local government at the time of final subdivision approval the set fee for each road sign required by the public works director. The city shall install all road signs before issuance of a certificate of occupancy for any residence on the streets approved. Street name signs shall be placed at all intersections within or abutting the subdivision, the type and location of which shall be approved by the public works director.

      3.   Street Lighting: Installation of streetlights shall be required in accordance with design and specification standards approved by the public works director.

      4.   Utilities:

         a.   Location: All utility facilities, including, but not limited to, gas, electric power, telephone and CATV cables, shall be located underground throughout the subdivision. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plat.

         b.   Easements: Easements, as required by the public works director, shall be provided for utilities (private and municipal), and such easements shall be at least ten feet (10') wide. Proper coordination shall be established between the subdivider and the applicable utility companies for the establishment of utility easements established in adjoining properties.

      5.   Street Trees: Street trees shall be planted in accordance with section 10-8-5 of this title unless the board of appeals and planning, upon recommendation of the public works director, grants a waiver. The waiver shall be granted only if there are trees growing along the right of way or on the abutting property that, in the opinion of the board of appeals and planning, comply with these regulations.

   I.   Traffic Impact Analysis:

      1.   Intent: The intent of this subsection is to provide the information necessary to allow decision makers to assess the transportation implications of traffic associated with a proposed development, to address the transportation related issues associated with development proposals that may be of concern to neighboring residents, business owners and property owners, and to provide a basis for negotiation regarding improvements and funding participation in conjunction with an application for development. This subsection establishes requirements for the analysis and evaluation of transportation impacts associated with proposed developments.

      2.   Scope And Purpose: A traffic impact analysis will be required for certain permitted and special uses, major subdivisions and site plans exceeding specific trip generation thresholds. The purpose of a traffic impact analysis will be to:

         a.   Evaluate traffic operations and impacts at site access points under projected traffic loads.

         b.   Evaluate the impact of site generated traffic on affected intersections in the vicinity of the development site.

         c.   Evaluate the impact of site generated traffic on the quality of traffic flow on public streets located in the vicinity of the site.

         d.   Evaluate the impact of the proposed development on residential streets in the vicinity of the site.

         e.   Ensure that site access and other improvements needed to mitigate the traffic impact of the development meet commonly accepted engineering design standards.

         f.   Ensure that adequate facilities for pedestrians, transit users and bicyclists have been provided.

         g.   Identify transportation infrastructure needs and related costs created by the development and cost sharing on needed improvements.

      3.   Applicability: Traffic impact analysis shall be required for any land use plan amendment, amendment to the zoning map, land subdivision permit, special use permit, rezoning or site plan under the following conditions:

         a.   The proposed use will generate more than one hundred twenty five (125) trips per acre per day according to the most current versions of the ITE trip generation informational report or comparable research data published by a public agency or institution, and which will generate, based on the size of the development, seven hundred fifty (750) or more average daily trips; or

         b.   The proposed development will concentrate one thousand five hundred (1,500) or more trips per day through a single access point.

      4.   Waiver: The requirements of this subsection for a traffic impact analysis may be waived by the public works director when it is determined that such report is not necessary to determine needed road improvements or that no unsafe or hazardous conditions will be created by the development as proposed.

      5.   Preparation: The traffic impact analysis shall be prepared by an Illinois professional engineer, with experience in the preparation of such analysis.

      6.   Traffic Service Standards: The standards for traffic service that shall be used to evaluate the findings of traffic impact studies are:

         a.   Capacity: A volume to capacity (V/C) ratio of 0.90 shall not be consistently exceeded on any arterial or collector street as designated on the thoroughfare plan. "Consistently" means that the V/C ratios are exceeded based on average daily peak hour traffic counts, projections or estimates.

         b.   Level Of Service: For local streets, a level of service C or better shall be maintained. On any arterial or collector street, a level of service D or better shall be maintained. Where the existing level of service is below these standards, the traffic impact analysis shall identify those improvements needed to maintain the existing level of service and what additional improvements would be needed to raise the level of service to the standards indicated.

         c.   Number Of Access Points: The spacing of access points shall comply with ASHTO standards.

         d.   Local Street Impact: Average daily traffic (ADT) on local streets shall be within the ranges spelled out in the thoroughfare plan for the class of street involved. No nonresidential development shall increase the traffic on a local street with at least three hundred (300) average daily trips by more than twenty five percent (25%).

         e.   Internal Circulation: On site vehicle circulation and parking patterns shall be designed so as not to interfere with the flow of traffic on any public street and shall accommodate all anticipated types of site traffic.

         f.   Safety: Access points shall be designed to provide for adequate sight distance and appropriate facilities to accommodate acceleration and deceleration of site traffic.

      7.   Contents: A traffic impact analysis shall contain information addressing the following factors:

         a.   Site Description: The report shall contain illustrations and narrative that describe the characteristics of the site and adjacent land uses as well as expected development in the vicinity which will influence future traffic conditions. A description of the proposed development, including access plans, staging plans and an indication of land use and intensity, shall be provided.

         b.   Study Area: The analysis shall identify the geographic area under study and identify the roadway segments, critical intersections and access points to be analyzed. The focus shall be on intersections and access points adjacent to the site and roadways or intersections within one-fourth (1/4) mile of the site.

         c.   Existing Traffic Conditions: The report shall contain a summary of the data used in the analysis of existing traffic conditions, including:

            (1)   Traffic count and turning movement information, including the source of and date when traffic count information was collected;

            (2)   Correction factors that were used to convert collected traffic data into representative design hour traffic volumes;

            (3)   Roadway characteristics, including the design configuration of existing or proposed roadways, existing traffic control measures (speed limits, traffic signals, etc.) and existing driveways and turning movement conflicts in the vicinity of the site; and

            (4)   The existing level of service for roadways and intersections without project development traffic using methods documented in the "Special Report 209: Highway Capacity Manual", published by the transportation research board, or comparable accepted methods of evaluation. Level of service should be calculated for the weekday peak hour and, in the case of uses generating high levels of weekend traffic, the Saturday peak hour.

         d.   Horizon Year(s) And Background Traffic Growth: The report shall identify the horizon year(s) that were analyzed in the study, the background traffic growth factors for each horizon year, and the method and assumptions used to develop the background traffic growth. Unless otherwise approved by the public works director, the impact of development shall be analyzed for the year after the development is completed and twenty (20) years after the development is completed.

         e.   Traffic Assignment: The report shall identify projected design hour traffic volumes for roadway segments, intersections or driveways in the study area, with and without the proposed development, for the horizon year(s) of the study.

         f.   Mitigation/Alternatives: In situations where the traffic level of service standards are exceeded, the report shall evaluate each of the following alternatives for achieving the traffic service standards:

            (1)   Identify where additional right of way is needed to implement mitigation strategies;

            (2)   Identify suggested phasing of improvements where needed to maintain compliance with traffic service standards; and

            (3)   Identify the anticipated cost of recommended improvements.

      8.   Process For Review And Preparation Of A Traffic Impact Analysis: The following steps provide an outline of the steps to be included in the preparation and review of a traffic impact analysis:

         a.   The public works director and community development director, or their designee, shall be consulted for assistance in determining whether a traffic impact study needs to be prepared for a proposed development application.

         d.   Within ten (10) working days, staff shall complete an initial review to determine the completeness of the report and shall provide a written summary to the applicant outlining the need for any supplemental study or analysis to adequately address any deficiencies. A meeting to discuss the contents and findings of the report and the need for additional study may be requested by the applicant.

         e.   Following a determination that the analysis is complete, staff shall prepare a report outlining recommendations that have been developed to address the findings and conclusions included in the study regarding the proposed development's access needs and impacts on the transportation system. Depending on the type of application, the recommendations may be presented to the board and/or council.

         f.   In the case of a traffic impact analysis showing deficiencies requiring mitigation within the public right of way, negotiations based on the findings and conclusions resulting from the traffic study shall be held with the city council. A development agreement, detailing the applicant's responsibilities and the city's responsibilities for implementing identified mitigation measures, shall be prepared following the negotiations for action by both parties.

      9.   Remedial Action When Standards Not Met: If staff finds that the proposed development will not meet applicable service level standards, staff shall recommend one or more of the following actions by the public or the applicant:

         a.   Reduce the size, scale, scope or density of the development to reduce traffic generation.

         b.   Divide the project into phases and authorize only one phase at a time until traffic capacity is adequate for the next phase of development.

         c.   Dedicate right of way for street improvements.

         d.   Construct new streets.

         e.   Expand the capacity of existing streets.

         f.   Redesign ingress and egress to the project to reduce traffic conflicts.

         g.   Alter the use and type of development to reduce peak hour traffic.

         h.   Reduce background (existing) traffic.

         i.   Eliminate the potential for additional traffic generation from undeveloped properties in the vicinity of the proposed development.

         j.   Integrate nonvehicular design components (e.g., pedestrian and bicycle paths or transit improvements) to reduce trip generation.

         k.   Implement traffic demand management strategies (e.g., car or van pool programs, flex time, staggered work hours, telecommuting, etc.) to reduce trip generation.

         l.   Recommend denial of the application for development for which the traffic analysis is submitted. (Ord. 03-O-9, 3-18-2003; amd. Ord. 2025-O-5, 2-18-2025)

   A.   General Requirements:

      1.   All residential subdivisions shall be designed to satisfy the neighborhood park and open space needs of the subdivision residents as shown in this section. Such needs shall be met by dedication and acceptance of public park land and/or by a reservation by covenant of private space, provided there shall exist sufficient covenants, running with the land, to ensure adequate maintenance by the property owners identified in the covenants.

      2.   The city council shall determine the acceptability of dedicated lands or the development of park and recreational facilities in the subdivision, as the council deems appropriate, to meet the requirements of this section.

      3.   No building permit shall be issued until the provisions of this section are satisfied.

      4.   This section applies to the development of all land for residential use in the city, regardless of the zoning.

   B.   Dedication Of Open Space Lands:

      1.   Schedule:

         a.   Minimum Requirement: If the city council determines that the dedication of land by the applicant is acceptable and in compliance with this section, such dedication shall be by warranty deed from the applicant to the city or shall be dedicated by the plat. The amount of land required to be dedicated shall be not less than one-half (1/2) acre per one hundred (100) dwelling units.

         b.   Calculation Of Open Space: The minimum required dedication of open space shall be in addition to minimum required yard areas and space reserved for off street parking required in section 10-8-4 of this title. The percentage of space required to be dedicated shall be based upon the total area of the development or subdivision used for residential development, excluding any commercial use.

      2.   General Requirements: All lands to be dedicated shall meet the following general requirements:

         a.   Size And Shape: The tract shall not contain less than four (4) acres unless the city council finds the tract to be of an adequate size to efficiently meet the parks and recreation needs of the city.

         b.   Location And Accessibility: The tract shall be located in or adjacent to the subdivision and easily accessible to same. Consideration shall be given to placing parks where they can be added to by future subdivisions, or are in addition to an existing park.

         c.   Topography; Drainage: At least fifty percent (50%) of the park area shall have a grade less than four percent (4%). The balance may be covered with steep slope, streams, ditches, lakes or other natural features.

         d.   Natural Features: Features such as trees, brooks, hilltops and views shall be preserved whenever possible. The subdivider shall designate or show, at the time of filing the final plat, the trees and other natural features that are to be retained. The preservation and creation of lakes and wooded areas are encouraged.

      3.   Private Recreation Facilities: The city council may, at its sole discretion, authorize open space, parks or recreation facilities to be constructed and maintained by the applicant or other persons to satisfy the requirements of this section.

      4.   Recreation Sites: Land reserved for recreation purposes shall be of a character and location suitable for use as a playground, play field, or for other recreation purposes, and shall be relatively level and dry, and shall be improved by the developer to the standards required by the board of appeals and planning, which improvements shall be included in the development improvement agreement and security. A recreation site shall have a total frontage on one or more streets of at least two hundred feet (200'), and no other dimension of the site shall be less than two hundred feet (200') in depth and a size in conformance with the National Recreation and Park Association standards. The board of zoning appeals and planning may refer any subdivision proposed to contain a dedicated park to the parks and recreation advisory board for a recommendation. All land to be reserved for dedication to the city for park purposes shall have prior approval of the city council and shall be shown marked on the plat "Reserved For Park And/Or Recreation Purposes".

      5.   Other Recreation Reservations: The provisions of this section are minimum standards. None of the provisions of this section shall be construed as prohibiting a developer from reserving other land for recreation purposes in addition to the requirements of this section.

      6.   Cash Payment In Lieu Of Land Dedication:

         a.   The city council may require the payment of a fee in lieu of dedication of land based on the appraised value of the land being platted and the amount of land required to be dedicated, if, in the judgment of the city council, the quantity of land to be subdivided is of a size or configuration that dedication of a portion thereof:

            (1)   Is not feasible or practical; or

            (2)   Will not create a parcel suitable for neighborhood park development or for usable open space or trails; or

            (3)   The land is adjacent or readily accessible to already existing public park or recreational facilities or publicly maintained open space.

         b.   The fee shall be paid at the time of final platting.

         c.   The developer shall furnish an appraisal of land value for the purpose of determining the cash payment due in lieu of land dedication. The appraisal shall be prepared by a state of Illinois certified appraiser and shall indicate the average value of the land within the proposed subdivision prior to development.

         d.   All fees in lieu of dedication payments shall be deposited in a separate fund established by the city, and such funds and the interest thereon shall be used only for the purchase and development of neighborhood park and recreational facilities.

   C.   Resubdividing; Open Space Requirements: Any lands resubdivided after the effective date hereof shall be subject to the provisions of subsection B of this section; except, that land previously dedicated or cash payments made in lieu of land dedication will be credited against the obligations of the subdivider. In no instance will lands dedicated to the city, or cash payments made in lieu of land dedication, be returned to the applicant as a result of resubdivision. (Ord. 03-O-9, 3-18-2003)