(A)   Title. This chapter is 161 of the Code of Ordinances of the City of Danville, Illinois shall be known as and may be cited as "The Subdivision Regulations."

   (B)   Authority. This chapter is adopted under the authority granted cities under the Illinois Plat Act (ILCS 765, Ch. 205, §§ 1 et seq). No final plat or subdivision within the city's area of jurisdiction shall be approved and accepted by the City Council unless it conforms to the provisions of this chapter.

   (C)   Jurisdiction. This chapter shall be applicable within the following described areas:

      (1)   All lands located within the city.

      (2)   All unincorporated land within one and one half miles of the corporate limits of the city.

      (3)   Land which is the subject of an Annexation Agreement under ILCS 65, Ch. 5, § 7-1.

   (D)   Scope. This chapter prescribes methods and procedures for the preparation, submission, review and filing of documents required for approval by the city of any real estate development within the city area of jurisdiction. Supplemental documents herein specified may be required as necessary for the review of the proposed development. This chapter sets forth development requirements, standards and specifications for:

      (1)   The location, width, course and surfacing of public streets, alleys, curbs, gutters, sidewalks, and easements for public service facilities.

      (2)   The placement, location, course, diameter, length, and carrying capacities of all public utilities and disposal systems. This includes but is not limited to water, gas, electricity, telecommunications, sanitary sewer disposal and storm water drainage.

      (3)   Dedication of land for public right-of-way and easement.

      (4)   Civil engineering standards for design inclusive of testing, construction and materials to be used.

      (5)   Construction bond and maintenance bond requirements for the installation of required improvements. The required standards and specifications of this chapter do not relieve the developer of compliance with any other applicable requirement that regulates land development.

   (E)   Purpose. The purpose of this chapter is to regulate and control the division of land within the area of jurisdiction of the city. Such regulation and control are necessary to:

      (1)   Provide for the legal and orderly division of land by requiring the proper description, monumentation and recording of subdivided lands.

      (2)   Promote growth of the community that protects the public health and safety and provides essential public services to the existing and future residents. The goals of this chapter shall include:

         (a)   Conformance with the city Land Use Plan.

         (b)   Provisions for adequate public services including public water and sewer, electricity, and police and fire protection.

         (c)   Prevention of leapfrog and scattered developments.

         (d)   Prevention of development where land is not suitable.

         (e)   Provision for a safe and efficient street network to provide a reasonable hierarchy of street classifica-tions and street design standards to meet the transportation needs of the city.

         (f)   Prevention of premature conversion of agricultural lands.

         (g)   Prevention of agricultural/ residential conflicts.

         (h)   Conservation and protection of natural resources.

         (i)   Prevention of inappropriate development in or filling of the 100-year flood plain.

         (j)   Establishment of lots that are of a practical size and shape.

         (k)   To preserve the natural beauty and topography of the city and to insure appropriate development with regard to these natural features.

         (l)   To promote flexibility in design and permit planned diversification in the location of structures in planned unit developments and mobile home parks.

         (m)   To coordinate the review of plans for the proposed development so that they can be reviewed simultaneously.

   (F)   Application of regulations.

      (1)   Whoever divides, or participates in the division of lots, tracts, or parcels of land into two or more lots, plats, sites, or other divisions of land for the purpose of present or future sale or building development, whether residential, commercial, industrial, professional or other use, shall make the transaction subject to provisions of this chapter. A plat must be submitted to, and accepted by, the City Council according to the terms as herein set forth. The terms hereof shall include and refer to any division or subdivision of land previously subdivided or platted.

   Exceptions. The provisions of this chapter do not apply and no plat is required in any of the following instances.

         (a)   The division or subdivision of land into parcels or tracts of five acres or more in size which does not involve any streets or easements of access.

         (b)   The division of lots or blocks of less than one acre in any recorded subdivision which does not involve any new streets or easements of access.

         (c)   The sale or exchange of parcels of land between owners of adjoining or contiguous land, except where the transfer results in the creation of another buildable lot.

         (d)   The conveyance of parcels of land or interests therein for the use as a right-of-way for railroads or other public utility or pipe line which does not involve any new streets or easements of access.

         (e)   The conveyance of land owned by a railroad or other public utility which does not involve any streets or easements of access.

         (f)   The conveyance of land for highway or other public purpose or grants or conveyances relating to the vacation of land to relate to public use.

         (g)   Conveyances made to correct descriptions prior to conveyances.

         (h)   Sale or exchange of parcels or tracts of land following the division into no more than two parts of a particular parcel or tract of land existing on July 17, 1959 and not involving any new streets or easements of access.

         (i)   The sale of a single lot less than five acres from a larger tract when a survey is made by a registered land surveyor; provided however, that this exception shall not apply to the sale of any subsequent lots from the same larger tract of land, as determined by the dimensions and configuration of the larger tract on October 1, 1983 and provided that this exemption does not invalidate any other local requirements applicable to the subdivision of the land.

      (2)   Regulations. Wherever any subdivision of land shall be laid out, the developer thereof or his agent shall submit a preliminary, semi-final and final subdivision plat in accordance with these regulations. Said plats and plans of proposed improvements and all procedures relating thereto shall comply with these regulations.

      (3)   Prohibitions. Until plats and plans for the proposed subdivision are approved, properly endorsed and recorded:

         (a)   No proposed plat or sub-division of land shall be used for purposes of sale of a lot or building development or recorded until approved by the City Council and recorded in the County Recorder's Office, or approval is received under the "Minor Subdivision" provisions of this chapter.

         (b)   No building shall be erected on any lot, nor shall a building permit be issued for a building unless there is access to a public street or private way and other-wise conforms to other applicable ordinances.

         (c)   No improvements such as side-walks, water supply, storm water drainage, sanitary sewerage facilities, gas service, electric service or lighting, telephone service, cable TV service, public utility service, grading, paving or surfacing of streets shall be made by any owner or agent, or by any public service corporation at the request of such owner or agent in any proposed subdivision until approval of the plat by the City Council has been completed and the plat recorded in the County Recorder's Office.

      (4)   Danville Area Planning and Zoning Commission. All lands offered to the City of Danville, hereinafter referred to as the city, for use as streets, alleys, schools, parks, and other public uses shall be referred to the Danville Area Planning and Zoning Commission, hereinafter referred to as the Commission, for review and recommendation. The Commission shall in turn refer proposed subdivisions to its Subdivision Committee for the necessary technical review and approval.

      (5)   Drainage. All plats that are submitted for approval as a subdivision must provide for adequate drainage and/or drainage facilities as approved by the City Engineer in accordance with the Storm-water Management Ordinance (see chapter 162) as approved by the city.

      (6)   Master plan. In the case of plats for parts of a larger tract of land where it appears necessary to the Department of Development Services, hereinafter referred to as the Department, for the satisfactory overall development of an area, an owner may be required to prepare at least a street plan of his entire tract based upon proper topographic surveys before approval of any portion of such plan.

      (7)   Re-subdividing. Whenever an area is subdivided into lots of one acre or more consideration shall be given to the street and lot arrangement of the original subdivision so that additional local streets can be located which will permit a logical arrangement of smaller lots.

   (G)   Interpretation/separability. In its interpretation and application, the provisions of this chapter shall be the minimum requirements for the promotion of the public health, safety, and general welfare.

      (1)   Where the conditions imposed by any provision of this chapter upon the use of land is less restrictive than comparable conditions imposed by any other applicable law, ordinance, resolution, rule or regulation, those which are more restrictive or which impose higher standards or requirements, shall govern.

      (2)   This chapter is not intended to abrogate any easement, covenant, or any other private agreement, provided that where the regulations of this chapter are more restrictive or impose higher standards or requirements than such easements, covenants, or other private agreements, then the requirements of this chapter shall govern.

   (H)   Schedule of fees. There shall be required a fee for each subdivision plat submitted for approval. Such fees shall be paid at the time an application for semi-plat approval is submitted to the Department and shall be based on the following:

      (1)   A cashier check, or money order in the amount required by § 151.99, payable to the city.

      (2)   The Vermilion County fee for recording the plat.

      (3)   Any additional costs determined by the Department because of unusual circumstances, more than ordinary review, or other services being provided by the city. Additional fees, may include but are not limited, to engineering, legal and special consulting expenses.

(Ord. 8290, passed 12-17-02)

   (A)   Rules of interpretation. The following rules shall be observed and applied in the interpretation of this chapter, except when the context clearly indicates otherwise: Words used in the present tense shall include the future; the singular number shall include the plural and the plural the singular; pronouns connoting a gender shall include the other gender and the neuter; the word "building" shall include the word "structure"; the word "shall" is mandatory and not discretionary; the word "may" is permissive; and the word "lot" shall include the words "plot", "piece", "parcel" and "tract"; and the words "include" or "including" shall not limit the generality of the context to the words which follow.

   (B)   Definitions. The following words have the meanings hereinafter set forth for purposes of this chapter.

   "ABUTTING," "CONTIGUOUS," or "ADJACENT." Parcels or lots having one or more common boundary lines.

   "ADMINISTRATIVE OFFICER." The Director of the Department of Development Services or his assignee.

   "ALLEY." A dedicated service-way providing a secondary means of access abutting lands not intended for general traffic circulation.

   "AREA, GROSS." The entire area within the boundary lines of the territory proposed for subdivision, including the area to be dedicated for street and alley rights-of-way and public use.

   "AREA OF JURISDICTION." The area controlled by this chapter, including:

      (1)   All lands located within the city.

      (2)   All unincorporated land within one and one half miles of the corporate limits of the city.

      (3)   Land which is the subject of an Annexation Agreement under ILCS 65, Ch. 5, § 7-1.

   "AREA, NET." The entire area within the boundary lines of the territory proposed for subdivision, less the area to be dedicated for street and alley rights-of-way and public use.

   "AREA DAILY TRAFFIC VOLUME." The total number of trips entrancing and leaving a specific land development over a 24-hour period. For purposes of this definition, the most recent edition of the Institute of Traffic Engineers Trip Generation Manual shall serve as the basis in determining anticipated average daily traffic volumes, when such information is required. Other recognized sources may be used when the Trip Generation Manual carries no specific standard.

   "BARRIER (NATURAL OR ARTIFICIAL)." Any street, highway, river, pond, railroad, embankment or screening by a fence or hedge.

   "BASE FLOOD ELEVATION (BFE)." The elevation line delineating the 100-year flood profile of the Special Flood Hazard Areas, as provided in Chapter 157 of the Danville Code of Ordinances.

   "BLOCK." An area of land entirely bounded by streets, highways, barriers, ways or a combination of streets, public parks, cemeteries, railroad right-of-way, shorelines or waterways, or corporate boundary lines.

   "BOND (CONSTRUCTION BOND OR MAINTENANCE BOND)." A form of surety and security to be secured by the city from the developer to assure performance of the installation and/or maintenance of improvements required under this chapter.

   "BUILDING." Any structure, whether temporary, semi-permanent, or permanent designed or intended for the support, enclosure, shelter or protection of persons or property.

   "BUILDING LINE." See Setback Line.

   "CITY." The City of Danville, Vermilion County, Illinois.

   "CITY CLERK." The City Clerk of the city or designee.

   "CITY COUNCIL." The City Council of the city.

   "CITY ENGINEER." The City Engineer of the city or designee.

   "COMMISSION." Danville Area Planning and Zoning Commission as established and appointed by the City Council.

   "COMMITTEE." The Subdivision Committee.

   "COMMON AREA (COMMON PROPERTY)." Those areas and facilities owned, designated and intended for use by all the residents and owners of the development.

   "COMPREHENSIVE PLAN." The plan or any portion thereof adopted by the city for the coordinated physical development, including among other things, plans and programs regarding the location, character and extent of highways, transportation routes, bridges, public buildings or uses, utilities, schools, residential, commercial or industrial land uses, parks, forests, dams, drainage facilities and projects affecting the conservation of natural resources of the city.

   "CROSS-WALKWAYS." A strip of land dedicated to public use, which is reserved across a block to provide pedestrian access to adjacent areas.

   "COUNTY RECORDER." The Recorder of Deeds, Vermilion County, Illinois.

   "CUL-DE-SAC." A short, minor local street having only one end open for vehicular traffic and the other permanently terminated by a turnaround for vehicles.

   "DEPARTMENT." The Danville Department of Development Services.

   "DESIGN." The arrangement of uses on the land and use of land for easements, lots, and rights-of-way, including materials, alignment, grade and width of these elements.

   "DESIGN MANUAL." The most recent edition of the "Design Manual" published by the Illinois Department of Transportation and as amended from time to time.

   "DEVELOPER." The legal or beneficial owner or owners of any lot or any land included in a proposed development, including the holder of an option or contract to purchase, or any person with beneficial interest in a land trust, or other persons having enforceable proprietary interests in such land, who proposes to divide the land in a manner that constitutes a subdivision hereunder.

   "DEVELOPMENT AGREEMENT." Agreement between the city and the developer through which the city agrees to vest development use or intensity or refrain from interfering with subsequent phases of development through legislation in exchange for the provision of public facilities or amenities by the developer in excess of those required under current community regulations.

   "EASEMENT." A grant by a property owner for the use of a strip of land by the general public, or a certain person or persons for a specific purpose or purposes.

   "ENGINEER." As distinguished from City Engineer, shall mean an Illinois registered professional engineer employed by the developer.

   "FLOOD HAZARD OR FLOOD PRONE AREA." All land subject to periodic inundation from overflow of natural waterways as delineated on maps available at the Department's offices.

   "FLOODWAY." The channel of a river or other watercourse and adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than 0.10 foot.

   "FRONTAGE." The edge of a lot bordering a street.

   "HIGHWAY STANDARDS." The most recent edition of "Highway Standards" published by the Illinois Department of Transportation.

   "HILLSIDE AREA." An area with an average slope of 20% or more.

   "IMPROVEMENT." Any site grading, street work and utilities (including water, sewer, telephone, electric, gas and storm water) to be installed or agreed to be installed by the developer on land to be used for public or private streets, and easements or other purposes as are necessary for the general use of lot owners in the subdivision.

   "IMPROVEMENT PLANS." The engineering plans showing types of materials and construction details for the improvements to be installed both in, or in conjunction with the subdivision.

   "LAND USE PLAN (OFFICIAL PLAN)." The most recently adopted land use development plan generally showing proposed land usage and transportation system, said plan prepared and adopted in conformance with ILCS 765, Ch. 201, §§ 1 et seq.

   "LANE." See Private Lane.

   "LOT." A portion or parcel of land (whether a portion of a private subdivision or otherwise) occupied or intended to be occupied by one principle building or use and its accessories, together with such yards as are required under the provisions of the Danville Zoning Ordinance, having not less than the minimum area, width and depth required by the Danville Zoning Ordinance for a lot in the district in which such land is situated, having the principle frontage on a street or such other means of access as permitted in accordance with the provisions of the Danville Zoning Ordinance.

   "LOT, AREA." The total horizontal area within the boundaries of a lot, exclusive of any land designated for street or alley purposes.

   "LOT, CORNER." A lot abutting upon two or more streets at their intersection.

   "LOT, DOUBLE FRONTAGE." A lot having a frontage on two on-intersecting streets as distinguished from a corner lot.

   "LOT LINE." A line dividing one lot from another or from a street right-of-way line.

   "LOT OF RECORD." A lot in a finally platted and recorded subdivision or development.

   "MAJOR SUBDIVISION." All subdivisions not classified as minor subdivisions, including but not limited to subdivisions of seven or more lots, or any size subdivision requiring new streets or extension of the city's facilities or the creation of any public improvements.

   "MINOR SUBDIVISION." Any subdivision containing two but not more than six lots fronting on an existing street, not involving any new street, or lane or way, or the extension of the city's facilities , or the creation of any public improvements, and not adversely affecting the remainder of the parcel or tract or adjoining property, and not in conflict with any provision or portion of the Land Use Plan, Land Use Map, Zoning Ordinance, or these regulations.

   "MEDIAN." A permanent or temporary pavement separation used to separate motor vehicle traffic lanes moving in opposite directions.

   "OUTLOT." A lot depicted on a plat which may or may not be suitable for building. Such lots are usually remnants, unusable portions of land or land held in reserve for future development in a development plat. Outlots, except as otherwise clearly stated or expressed, may be constructed upon only in connection with other buildable lots. Any land devoted to common area as part of a development shall be designated as an outlot.

   "PARCEL." The word "PARCEL" shall refer broadly to a lot, tract, or any other piece of land.

   "PARKING LANE." An auxiliary lane of a street used primarily for vehicular parking.

   "PAVEMENT." That portion of a street designated or used for vehicular travel measured from back-to-back of curb or edge-to-edge of street surface when there are not curbs.

   "PERSON." Any individual, firm, trust, estate, association, partnership, corporation, or limited liability company.

   "PHASED SUBDIVISIONS." A subdivision submitted pursuant to a specific overall plan in which the developer proposes to immediately subdivide the property but will develop it in one or more individual phases over a period of time. A phased subdivision may include an application for approval of conversion to horizontal or vertical condominiums, nonresidential development projects, planned unit developments, mixed use projects, and residential developments.

   "PLANNED UNIT DEVELOPMENT." An area of land, controlled by a landowner, to be developed as a single entity for residential, commercial or industrial uses, the plan for which does not correspond in lot size, bulk, density, lot coverage or required open space to the regulations in any one district established by any other articles of the Danville Zoning Ordinance.

   "PLANS." All of the drawings including plats, cross sections, profiles, working details and specifications, which the developer prepares or has prepared to show the character, extent and details of improvements required in a Subdivision Ordinance, and which plans shall conform to any requirements of the Commission as to scale and details for submittal to the appropriate officials of the city for consideration, approval or disapproval.

   "PLAT." A map, representing a tract of land subdivided into lots, with streets, alleys, etc., usually drawn to a scale and which the developer submits to the city for consideration of approval and intends in final form to record.

   "PRIVATE LANE or WAY." An undedicated private way either within or out of the corporate limits of the city that is not accepted or acceptable for public maintenance and does not constitute a public liability.

   "RE-SUBDIVISION." See Subdivision.

   "RIGHT-OF-WAY.(R.O.W.)" The entire dedicated tract or strip of land that is dedicated for use by the public for circulation and/or service.

   "ROAD, COUNTY." A term denoting a tract of land located outside the corporate limits of the city which is used primarily for the purpose of vehicular movement and includes all of the facilities and improvements within the right-of-way. This tract of land must have been presented to and accepted by the County Superintendent of Highways.

   "RURAL DEVELOPMENTS." Subdivisions which, due to their location have no reasonable expectation of annexation to the city in the foreseeable future.

   "SETBACK LINE." The line parallel to the front, side or rear lot line establishing the minimum space to be provided as the front, side or rear yard, as provided in the plat in conformity with the City Zoning Ordinance.

   "SIDEWALK." That portion of a right-of-way used or intended to be used principally for pedestrian passage, which meets or exceeds the design standards as required by this chapter. A sidewalk typically runs parallel along and between street and lot frontages.

   "SLOPE." The degree of natural inclination or grade of the existing ground.

   "SPECIAL FLOOD HAZARD AREA(SFHA)." Those lands within the area of jurisdiction that are subject to the base flood inundation. The SFHA's of the city are generally identified as such on the flood insurance rate map of the city prepared by the Federal Insurance Administration and dated January 16, 1981 as amended, a copy of which may be obtained from the Department.

   "STANDARD SPECIFICATIONS FOR TRAFFIC CONTROL ITEMS." The most recent edition of "Standard Specifications for Traffic Control Items" published by the Illinois Department of Transportation.

   "STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS." The most recent edition of "Standard Specifications for Water and Sewer Main Construction in Illinois" published jointly by the Illinois Society of Professional Engineers, Consulting Engineers Council of Illinois, Illinois Chapter of the American Public Works Association, Illinois Municipal League, the Associated General Contractors of Illinois.

   "STREET." A public or private way for the purpose of vehicular travel. The term includes all facilities which normally occur within the right-of-way; it shall also include such other designation for a street as: A highway, thoroughfare, parkway, throughway, road, pike, avenue, boulevard, lane, place, drive, court or as otherwise designated, but exclude an alley or a way for pedestrian use only.

   "STREET, CLASSIFIED BY TYPE." The public street and thoroughfare system is classified into types of streets based on traffic carrying capacities and functions within the city.

      (A)   "ARTERIAL (MAJOR) STREET." A street designed or utilized primarily for high vehicular speeds or for heavy volumes of traffic on a continuous route, with intersections at grade, and which should not provide direct access to abutting properties, and on which geometric design and traffic control measures are used to expedite the safe movement of through traffic.

      (B)   "COLLECTOR STREET." A street which carries or is proposed to carry intermediate volumes of traffic from local streets to major streets or highways and which may or may not be continuous. Also serves for property access.

      (C)   "LOCAL STREET." A street used primarily for access to abutting properties, providing for minimum speeds and traffic volume.

      (D)   "MARGINAL ACCESS OR SERVICE ROAD." A local street parallel and adjacent to major streets providing access to abutting properties.

   "STRUCTURE." Anything constructed, which requires permanent or temporary location on the ground or is attached to something having a permanent or temporary location on the ground.

   "SUBDIVISION." The division of land into two or more parts, for the purpose, whether immediate or future, or transfer of ownership or building development, including all public streets, alleys, ways for public service facilities, parks, playgrounds, school grounds or other public grounds, and all the tracts, parcels, lots, or blocks and numbering all such lots, blocks or parcels by progressive numbers, giving their precise dimensions.

   "SUBDIVISION COMMITTEE." A standing subcommittee of the Danville Area Planning and Zoning Commission responsible for the review of all subdivisions within the area of jurisdiction.

   "SUBDIVISION IMPROVEMENT AGREEMENT." A contract entered into by the developer and the city by which the developer agrees to complete the required public improvements within the subdivision within a specified tune period following final subdivision plat approval.

   "SURVEY." The process of establishing the location, form and boundaries of a tract of land by measuring the lines and angles in accordance with the principles of geometry and trigonometry performed by an Illinois Registered Land Surveyor.

   "SURVEYOR." An Illinois Registered Professional Land Surveyor.

   "TEMPORARY IMPROVEMENTS." Improvements built and maintained by a developer during construction of the subdivision and prior to release of the performance bond.

   "URBAN DEVELOPMENTS." Subdivisions within the city or which are outside the city limits but are expected to be annexed within ten years.

   "ZONING ORDINANCE." The Zoning Ordinance of the city, as set forth in Chapter 150 of the Code of Ordinances.

(Ord. 8290, passed 12-17-02)

   (A)   Classification and determination of subdivision types.

      (1)   Minor subdivision. A proposed subdivision of land into two but not more than six lots all of which front upon an existing street, not involving any new streets or other rights-of-way, easements and improvements or other provisions for public areas and facilities.

      (2)   Major subdivision. Any sub-division that does not meet the requirements of a minor subdivision.

      (3)   Planned unit development. A development which may or may not involve the subdivision of land to be developed as a single entity. Planned unit developments must comply with the standards of this chapter unless subject to a variance recommended by the Committee and approved by the City Council.

   (B)   Procedures for a pre-application conference. In order to properly evaluate a prospective area for subdividing, a "sketch plan" shall be prepared on a base map with a scale of 1 inch equals 400 feet, extending at least one quarter mile beyond the proposed subdivision boundaries. The base map for the sketch plan will be furnished by the Department of Development Services or the Vermilion County Supervisor of Assessments. The developer shall include on the sketch, only for the proposed development, the existing and proposed major use areas for residential, commercial, industrial, public purposes and major streets. This sketch plan may be presented by the Department to various agencies having respective jurisdiction such as the mayor, planning and zoning authorities, city engineer, Danville Fire Department, Danville Sanitary District, Illinois Power Representatives, Vermilion County Health Department and township highway commissioner. Written comments relative to the sketch plan and concept shall be made by the various agencies and furnished to the developer within 30 days after receipt and prior to the preliminary plat procedure. However, even though written comments shall be made, it is hereby declared that the ultimate authority for the approval or the rejection of any proposed subdivision rests with the City Council. Further, the absence of written comments from said agencies shall not preclude the Committee from allowing the review to proceed.

   (C)   Procedures for a minor subdivision plat approval. Minor subdivisions may be exempted from the procedures and requirements for semi-final plats, and the developer may proceed to file the final plat for review, once a preliminary plat has been approved by the City Council. Final plat procedures and requirements shall be as specified in § 161.03(H).

   (D)   Procedures for a major subdivision plat approval.

      (1)   Approval stages. Major subdivisions shall be considered in three stages: preliminary plat; semi-final plat; and the final plat stages.

      (2)   Attendance at meetings. The developer and/or his agent, the consulting engineer, and/or land surveyor shall attend the meetings of the Committee in order to properly present the subdivision and to answer necessary questions. The Committee may, at its discretion, refuse to formally consider or take action on a specific subdivision plat application if the developer does not attend a review meeting.

      (3)   Agency input. In planning a subdivision, a developer should consult with the various agencies having respective jurisdiction such as the city or county zoning authorities, City Engineer, Danville Sanitary District, County Health Department and Illinois Environmental Protection Agency and any other agency having jurisdiction. If the subdivision is located outside of the city limits, the developer should also contact the Vermilion County Health Department and the appropriate Township Highway Commissioner.

   (E)   Preliminary plat stage. After the sketch plan evaluation concerning the feasibility of the proposed subdivision, a preliminary plat and required supplemental material shall be prepared and presented to the Department. The preliminary plat shall reflect the general layout of the lots and blocks, but exact dimensions are not required. The primary purpose of the preliminary plat stage is to determine whether the proposed subdivision will meet the design standards herein contained and other applicable laws.

   (F)   Procedures for conditional approval of preliminary plats.

      (1)   Preliminary application conference. The developer shall prepare and submit to the Department a preliminary plat and such supplemental material as requested by the Department.

      (2)   Required information. The developer shall make application to the Committee for conditional approval of his preliminary plat. Information shall be submitted to the Committee as follows:

         (a)   One copy of the preliminary certification form provided by the Department;

         (b)   Two copies of the preliminary subdivision application;

         (c)   Eight copies of the preliminary plat including a vicinity map;

         (d)   Any other data that the Committee deems necessary.

      (3)   Consultation with developer. The purpose of the pre-application conference is to provide the developer with an opportunity for consultation with the Department before preparation of the application for conditional approval of the preliminary plat.

      (4)   Form. The proposed plat shall be drawn at a scale of 1 inch = 50 feet. The size of the sheets shall be 24 inches x 36 inches maximum. If it is necessary to place the plat on more than one sheet, an index map shall be included on the first sheet. A vicinity map showing the location of the area being platted as it relates to the rest of the community, showing major streets in the area shall be included.

      (5)   Review officials. The officials listed below shall be invited to attend the preliminary application conference along with the developer and/or his engineer.

         (a)   Representative of the Department.

         (b) Subdivision Committee Chairman or his designee.

         (c)   City Engineer or his designee.

If the proposed subdivision is deemed to be of a complex nature, the Department retains the right to call a Commission meeting to review the subdivision.

      (6)   Committee action on preliminary plat. Following review of the preliminary plat and supporting material for conformity to these regulations and following negotiations with the developer on changes deemed advisable and the kind and extent of improvements to be made by him, the Committee shall approve, reject or approve with conditions and/or variances. The action of the Committee shall be noted on three copies of the preliminary plat, referenced and attached to any conditions determined. One copy shall be returned to the developer, one copy forwarded with a report to the City Engineer and the other retained by the Department.

   (G)   Procedures for approval of semi-final plat. After the developer has received approval or conditional approval of the preliminary plat, the developer shall cause to be prepared a semi-final plat and improvement plans for the subdivision. Only that part of the preliminary plat which is proposed by the developer for final approval by the City Council must be submitted in semi-final form. If lot changes have occurred from the original proposal, the applicant should refer the plat back to the private utility companies. The presentation to the Subdivision Committee of the semi-final plat shall take place not more than 12 months after approval of the preliminary plat unless written request is made for an extension and granted by the Committee.

      (1)   Required information. Information shall be submitted to the Committee as follows:

         (a)   Two copies of the semi-final subdivision application;

         (b)   Four copies of the semi-final plat including vicinity map and improvement plans;

         (c)   Any other data that the Committee deems necessary.

The Department may transmit additional copies of the semi-final plat to utility companies, school boards, township officials, adjacent communities and others as deemed appropriate. Said officials and agencies shall make their review and recommendations to the Department within ten days from the date of transmission in order to be considered.

If the proposed subdivision or a part thereof is outside the city limits, the Department shall transmit a copy of the semi-final plat to the following officials and agencies for their review and recommendations, which shall be completed within 30 days to be considered:

         (a) Vermilion County Health Department and/or Illinois EPA.

         (b) Appropriate Township Highway Commissioner.

      (2)   Notification. The Department shall inform the developer that the plans and data as submitted or as modified do or do not meet the requirements of these regulations, as set forth in writing by the Department.

      (3) Form. The semi-final plat shall be drawn at a scale of 1" = 50 ' with the use of permanent lines or ink and the outer dimensions of the map shall be 24" x 36" maximum. The drawing shall be made on a reproducible mylar. Maps of two or more sheets shall be referenced to an index map placed on the first sheet.

      (4)   Required plans and specifications. Semi-final plans and specifications or improvements shall be submitted in quadruplicate to the Department and shall include at least the following:

         (a)   Detailed drawings of a grading plan, street improvements plan, sanitary sewer improvements plan, and water system improvements plan.

         (b)   Plans and profiles drawn at a scale not to exceed one inch equals 100 feet horizontally and one inch to ten feet vertically indicating additional horizontal and vertical location of streets, sewers, appurtenances, and the existing grade.

         (c)   Detailed material and construction specifications concerning the work to be performed.

         (d)   Upon receipt of these plans and specifications, the Department shall refer them to the City Engineer, who shall review these plans for compliance with the city's requirements, and shall return them together with his comments and recommendations to the Department. The engineer may, at his discretion, confer with the developer's engineer concerning recommendations to the plans. All semi-final plats shall be submitted on a minimum sheet size of 23 inches by 36 inches (23 x 36). They shall bear the signature and seal of the Illinois Registered Civil Engineer under whose directions they were prepared.

      (5)   Committee approval timing. Within 30 days after application for approval of a semi-final plat, the Committee shall approve, disapprove or approve with conditions the plat. If the Committee approves, it shall certify with the signatures of its chairman and director of the Department. If it disapproves, it shall set forth its reasons in its own records and provide the applicant with a copy.

         (a) Disapproval. Should the Committee determine to disapprove the semi-final plat, written notice of such action, including reference to the regulations or regulation violated by the plat, shall be mailed to the developer. The action shall also be entered on the official records of the Committee.

         (b) Approval without Committee action. In the event the Committee shall fail to act upon the semi-final plat within 60 days from the date of its official filing, or within a mutually agreed upon extension, the semi-final plat shall be deemed to have been approved by said Committee.

         (c)   The action of the Committee shall be noted on four copies of the semi-final plat, referenced and attached to any conditions determined. One copy shall be retained by the Department and the other three copies forwarded with a report to the Commission for their review.

      (6)   Commission action. Following review of the semi-final plat and supporting material for conformity to these regulations and following negotiations with the developer on changes deemed advisable and the kind and extent of improvements to be made, the Commission shall, after reviewing the recommendation of the Subdivision Committee, express its approval, disapproval or approval with conditions and reasons therefore. The action of the Commission shall be noted on three copies of the semi-final plat, referenced and attached to any conditions determined. One copy shall be returned to the developer, one copy forwarded with a report to the City Council and the other retained by the Department.

      (7)   Semi-final plat approval effect. Approval of a semi-final plat by the Commission shall not constitute approval of the subdivision or of the final plat. Rather it shall be deemed an expression of approval to a layout submitted on the semi-final plat as a guide to the preparation of the final plat which will subsequently be submitted for approval of the City Council and for recording upon fulfillment of the requirements of these regulations and the performance of any conditions of the conditional approval.

      (8)   Initiation of improvements. The Committee shall review the semi-final plat and authorize the construction of improvements, provided appropriate bonds, as determined by the city engineer, for the construction of the improvements as required are submitted. If said bonds are received, the developer may submit his application for final plat approval. Upon appropriate inspection of any improvements installed, the Committee will authorize the application for final plat approval.

      (9)   Construction time. The approval of the semi-final plat will become void within one year unless the final plat is submitted for approval, or unless an extension of time is requested in writing and granted by the Committee.

      (10)   City Council action. After approval of the semi-final plat by the Commission and the fulfillment of the requirements of these regulations, one tracing of the semi-final plat of the subdivision, drawn in ink on tracing cloth or other permanent base, shall be submitted to the City Council with a written statement of any conditions for approval.

      (11)   Council approval timing. The City Council will consider the semi-final plat and conditions at a regularly scheduled meeting within 45 days after action by the Commission.

   (H)   Procedures for approval of final plat.

      (1)   Relationship to semi-final plat. The final plat shall conform substantially to the semi-final plat as approved, and if desired by the developer, it may constitute only that portion of the approved semi-final plat which he proposes for approval by the City Council, provided however, that such portion conforms to all requirements of these regulations and that semi-final plat approval has been granted by the City Council.

      (2)   Required information. The developer shall make application to the Committee for approval of a final plat shall be as follows:

         (a)   Two copies of the final plat application;

         (b)   Reproducible of original tracing and two copies of final plat;

         (c)   Reproducible of original tracing and four copies of approved improvement plans;

         (d)   Three copies of financial guarantees as required by this chapter in an amount stated by the city engineer. Copies are to be kept on file by the Department, city engineer and the city clerk.

The Committee may request additional copies of any of the above items and other additional information deemed necessary. Within five working days after the date of submission, the Department shall determine if all the items as required by § 161.04(C) have been submitted. If all the required items have not been submitted, the Committee shall notify the developer of such omissions.

      (3)   Form. A map of the plat shall be drawn at a scale of 1 inch = 50 feet with the use of permanent lines or ink the outer dimensions of the map shall be 24 inches x 36 inches maximum. The drawing shall be made on a reproducible mylar. Maps of two or more sheets shall be referenced to an index map placed on the first sheet. Additionally, the final plat shall be provided in electronic digital format compatible with AutoCad.

      (4)   Committee's approval timing. Within 30 days after submission by the developer of a final plat, the Committee shall, approve or disapprove it. The Committee shall make every effort to insure that no material changes have been made by the developer subsequent to the Commission's approval of the semi-final plat and that all conditions or variances approved by the Commission have been incorporated in the plat. If the Committee approves, it shall certify with the signatures of its Chairman and Director of the Department. If it disapproves, it shall set forth its reasons in its own records and provide the applicant with a copy.

         (a)   Disapproval. Should the Committee determine to disapprove the proposed final plat, written notice of such action, including reference to the regulations or regulation violated by the plat, shall be mailed to the developer. The action shall also be entered on the official records of the Committee.

         (b)   Approval without committee action. In the event the Committee shall fail to act upon the final plat within 30 days from the date of its official filing, or within a mutually agreed upon extension, the final plat shall be deemed to have been approved by said Committee. After approval of the final plat by the Committee and the fulfillment of the requirements of these regulations, one tracing of the final plat of the subdivision, drawn in ink on tracing cloth or other permanent base, shall be submitted to the City Council for approval. Commission action on the proposed subdivision is not required at the final plat stage.

      (5)   City Council action. The City Council will consider the final plat at its next regularly scheduled meeting after final action by the Committee. The City Council may approve or disapprove the final plat.

      (6)   Recording of plat. Upon approval by the City Council, the final plat shall be filed for recording in the Office of the Recorder of Deeds of Vermilion County, Illinois. The City Engineer shall also maintain a file of all approved plats and supporting materials.

   (I)   Procedures for approval of planned unit developments.

      (1)   Planned unit development procedures. Relative to this chapter, the following procedures shall apply:

         (a)   Once the Commission has approved the planned unit development under the provisions of the city Zoning Ordinance, the Committee can begin its review of the developer's plat.

         (b) A meeting of the Committee shall be called with a minimum of one week notice.

         (c)   The Committee shall determine whether the proposed planned unit development complies with all applicable provisions of the subdivision chapter.

         (d)   The Committee shall generally adhere to the procedures described in § 161.03(G) for semi-final plat approval to review a planned unit development.

         (e)   After receiving the recommendation of the Committee, the Commission shall approve, reject or approve with conditions the application for the plat aspects of the planned unit development. This shall constitute semi-final plat approval under this chapter and a building permit may be issued for improvements at the developer's risk provided appropriate bonding has been provided and approved according to this chapter.

         (f)   The Commission shall have the authority to approve or reject variations from the standards of this chapter requested by the developer.

         (g)   The applicant shall then comply with applicable procedures (§ 161.03(H)) of this chapter to receive final plat approval.

         (h)   Once the Committee has approved the final plat for the planned unit development, the Commission and the City Council may proceed to approve the final plat and the other aspects of the planned unit development.

(Ord. 8290, passed 12-17-02)

   (A)   Preliminary plat application, plans and data.

      (1)   Existing conditions. General subdivision information should describe or outline the existing conditions of the site and the proposed development as necessary to supplement the drawings listed below. This information may include data on existing covenants, land characteristics, and available community facilities and utilities; and information describing the subdivision proposal such as number of residential lots, typical lot width and depth, price range, business areas, and other public areas, proposed protective covenants and proposed utilities and street improvements.

      (2)   Sketch plan. The sketch plan should show, in simple sketch form, the proposed layout of streets, lots, and other features in relation to existing conditions. The sketch plan may be a free-hand pencil drawing. The sketch plan shall include the information listed below, unless specifically waived by the Committee:

         (a)   Proposed name of the subdivision.

         (b)   Name, address and telephone number of owner, licensed surveyor, licensed engineer or designer of the plat.

         (c)   Location, tract boundaries, township, north point, scale and date of preparation of the subdivision as part of a larger area.

         (d)   Total acreage involved.

         (e)   Contour lines at 2 foot intervals if the slope is less than 10% and 5 feet for sketch drawing where the slope is greater than 10%.

         (f)   Existing highways and proposed streets on and adjacent to the tract, location and dimensions. Several alternatives, if considered.

         (g)   Statement of how sewage disposal and water supply will be provided.

         (h)   All utility services location and size within or adjacent to the tract.

         (i)   Existing zoning districts on and adjacent to the tract.

         (j)   Designation of areas subject to a 50-year and 100-year flood.

         (k)   Site data including the number of residential lots and typical size.

      (3)   Inscriptions for approval. The following inscriptions shall be provided on the sketch plan (preliminary plat).

         (a)   Subdivision Committee Chairman.

         (b)   Danville Zoning Administrator.

      (4)   Committee action. Following the review of the preliminary plat and supporting data for conformity to these regulations and following negotiations with the developer on changes deemed advisable and the kind and extent of improvements to be made by them, the Committee shall express its approval, disapproval or conditional approval of the preliminary plan and its reasons therefore.

   (B)   Plats and data for semi-final plat approval.

      (1)   Existing conditions. Data required for the semi-final plat below, shall include existing conditions as follows except when otherwise specified by the Committee:

         (a)   Boundary lines. Based on an accurate traverse with angles or a azimuth and with lined dimensions.

         (b)   Existing and proposed easements. Locations, width and purpose.

         (c)   Streets on and adjacent to the tract. Name and right-of-way width, elevation of surfacing, established centerline elevations, walks, curbs, gutters, culverts, etc.

         (d)   Utilities on and adjacent to the tract. Location, size, and invert elevation of sanitary, storm and combined sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone lines, and street lights; direction and distance to and size of nearest water mains and sewers adjacent to the tract showing invert elevation of sewers.

         (e)   Ground elevation on the tract, based on the U.S. Coast and Geodetic Survey (U.S.C. & G.S.) Datum Plane. For land that slopes less than .5%, show one-foot contours; show spot elevations at all breaks in grades, along all drainage channels or swales, and at selected points not more than 100 feet apart in all directions; for all land that slopes more than .5% show two-foot contours.

         (f)   Surface conditions on the tract if required by the Commission. Location and results of tests made to ascertain subsurface soil, rock and groundwater conditions; depth to groundwater unless test pits are dry at a depth of five feet; location and results of solid percolation tests if individual sewage disposal systems are proposed.

         (g)   Other conditions on the tract. Water courses, marshes, rock outcrop, wooded areas, isolated preservable trees one foot or more in diameter, houses, barns, shacks and other significant features.

         (h)   Other conditions on adjacent land. Approximate direction and gradient of ground slope, including any embankments or retaining walls; character and location of buildings, railroads, power lines, towers and other nearby non-residential land uses or adverse influences: owners of adjacent unplatted land; for adjacent platted land refer to subdivision plat by name, recording date, and number, and show approximate percent build-up, typical lot size, and dwelling type.

         (i)   Zoning on and adjacent to the tract.

         (j)   Proposed public improvements. Highways or other major improvements planned by the public authorities for future construction on or near the tract.

         (k)   Title and certificates. Present tract designation according to official records in offices of the County Recorder, title under which proposed subdivision is to be recorded, with names and addresses of owners.

      (2)   Proposed data. Semi-final plat shall be drawn to scale of not less than 100 feet to the inch nor more than 50 feet to the inch. It shall show all existing conditions required above and shall also show all of the following proposed data:

         (a)   Name. The title under which the subdivision is to be recorded.

         (b)   Legal description. Its location by section, township and range and as forming a part of some larger tract or parcel; of land referred to in the indexes of the records of the County Recorder of Deeds or County Clerk.

         (c)   Vicinity map. Sufficient information to accurately locate the plat. (Reference to existing streets, plats, etc., may be used. If there are none within a reasonable distance of the proposed subdivision, the vicinity map on a small scale should accompany the semi-final plat.)

         (d)   Monumentation. The description and location of all survey monuments in the subdivision shall be shown.

         (e)   Public-area descriptions. The names, locations, roadway widths, right-of-way widths, approximate gradients and other dimensions of streets, alleys easements, parks and other open spaces.

         (f)   Land usage. Sites, if any, for multi-family dwellings, shopping centers, churches, and industry.

         (g)   Common-use areas. All parcels of land intended to be dedicated for public use or reserved for the use of all property owners with the purpose indicated.

         (h)   Utilities. Location and size of gas, water, storm and sanitary sewer utilities. The location plan shall include both plan and profile of all proposed utility locations.

         (i)   North point and scale and date of preparation.

         (j)   Block number and layout, numbers, dimensions, and area of lots.

         (k)   Building setback lines showing dimensions.

      (3)   Proposed covenants. Draft of protective covenants, if any, whereby the developer proposes to regulate land use and otherwise protect the proposed development.

      (4)   Inscriptions for approval. The following inscriptions shall be provided on the semi-final plat:

         (a)   Subdivision Committee Chairman.

         (b)   Planning and Zoning Commissioner.

         (c)   Acceptance by the mayor and city clerk.

         (d)   City engineer.

         (e)   County/township highway commissioner (if applicable).

         (f)   Licensed land surveyor's certification.

   (C)   Plats and data for final plat approval.

      (1)   Required submittals. Final plat shall be drawn in ink and provided in reproducible material and on sheets not to exceed a maximum of 24 inches wide by 36 inches long or a minimum of 18 inches wide by 24 inches long and shall be at a scale of not less than 100 feet to one inch nor more than 50 feet to the inch. Where necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, final plats may be submitted for approval in stages. The Commission may require the developer to submit a development schedule describing each stage and its proposed dates of construction. The final plat shall show the following:

         (a)   Name of subdivision.

         (b)   Location to township, section and range or by other legal description.

         (c)   Scale.

         (d)   Date and north point.

         (e)   Boundary of plat, based on an accurate traverse, with angles or azimuth and lineal dimensions.

         (f)   Exact location, width, and name of all streets within and adjoining the plat, the exact location and widths of all sidewalks and cross walkways. Streets that are in alignment with other existing named streets and shall bear the names of the existing streets.

         (g)   True angles and distances to the nearest established street lines or official monuments (not less than three, which shall be accurately described in the plat).

         (h)   Radii, internal angles, points and curvatures, tangent bearings and lengths of all arcs.

         (i)   Location, dimension and purpose for all easements.

         (j)   Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use with the purpose indicated thereon, and of any area to be reserved by deed covenant for common uses of all property owners.

         (k)   Location of all sewer taps above grade.

         (l)   Building setback lines accurately shown by dimension.

         (m)   Protective covenants which meet with the approval of the Commission shall be lettered on the final plat or attached thereto.

         (n)   A blank certificate of approval.

      (2)   Committee action. Following the review of the final plat and supporting data for conformity of these regulations, the committee shall approve, disapprove, or approve conditionally the final plat.

      (3)   Inscriptions for approval. The following inscriptions shall be provided on the final plat:

         (a)   Subdivision Committee Chairman.

         (b)   Planning and Zoning Commission Chairman.

         (c)   Acceptance by the mayor and city clerk.

         (d)   Acceptance by the Board of Supervisors (Only if township roads are involved).

         (e)   County Chairman, County Clerk (Only if county roads are involved).

         (f)   Licensed land surveyor's certification.

         (g)   City engineer.

         (h)   County/township highway commissioner (if applicable).

         (i)   Passed by the City Council and resolution number.

      (4)   Accompanying documents. Accompanying documents shall consist of:

         (a)   Surveyor's certification. Certification by a registered land surveyor.

         (b)   Owner acknowledgments. Notarized certifications, by owners or owner, and by mortgagor or lien holder of record, acknowledging and agreeing to the plat and the dedication of streets and other public areas.

         (c)   Construction agreement. An agreement executed by the owner and developer to make and install the improvements provided for in § 154.04 in accordance with the plans and specifications accompanying the final plat.

         (d)   Construction bonds. A notice from the city clerk stating that the following have been filed with and approved by the city engineer and the City Council:

            1.   Bonds.

               a.   A certificate by the city engineer or the appropriate township highway commissioner that all improvements and installations to the subdivision required for its approval have been made or installed in accordance with the specifications; or in lieu of actual completion of such improvements, the developer has filed with the city a bond with sufficient and acceptable surety to secure to the city or township or to both, as the case may be, the actual construction of the improvements within the subdivision in accordance with approved plans and specifications therefor, and the requirements of this subdivision chapter, within a period of not to exceed two years from the date of filing of said bond. No building permits shall be issued until such bond is received from the subdivider.

               b.   The amount of the bond shall be approved by the city engineer. The amount shall be calculated 125% of the estimated cost of actual construction of such improvements plus engineering fees for layout and inspection thereof. In the event that the improvements are not completed within the time specified in said bond or within said extensions thereof as may be agreed upon in writing by developer, and sureties, and appropriate governmental agency, the respective governmental agency or agencies may complete the improvements and the developer and surety will be separately and jointly liable for the costs thereof to the amount of said bond.

               c.   The bond may provide for the improvements to be installed in units; for extensions of time under conditions approved by the city engineer, and for the termination of the bond upon vacation or reversion of said subdivision to acreage. or upon completion of improvements approved by the City Council.

               d.   Release of the bond shall require a vote of the City Council to accept the subject improvements as public improvements, in which event the city engineer shall release the subject bond or the appropriate portion thereof.

            2.   Evidence of an acceptable written warranty by the developer or a maintenance bond equal to 15% of the cost of surface improvements covering a one- year period holding the city harmless against any defect in the material or workmanship furnished in connection with such improvements by reason of settling of the ground, base or foundation thereof.

            3.   A certificate from the County Clerk or County Collector that he
finds no delinquent general taxes and that all special assessments constituting a lien on the whole or any part of the land to be subdivided have been paid.

(Ord. 8290, passed 12-17-02)

   The following are hereby adopted as the minimum standards of design of a subdivision. In addition, all subdivisions shall conform to all applicable elements of the city's land use plan including any change in these standards which is indicated by any applicable plan elements. The arrangement, character, width, grade, and location of all streets shall conform to the city's highway system or plans for the opening, widening, or extension of any street, road or major thoroughfare as adopted by the City Council in the public interest. Whenever a tract to be subdivided includes any part of such thoroughfares as approved or shown on the adopted land use plan, such part shall be dedicated to the public for street purposes by the developer.

   (A)   General requirements.

      (1)   Interpretations. In order to promote the best possible development and use of land, the Commission shall interpret the standards, provisions, and specifications contained in this chapter liberally and in favor of the community's interest. Exceptions from these standards, provisions, and specifications may be granted when shown conclusively and to the satisfaction of the Commission that such exceptions will bring about a more logical and desirable result than would be obtained by strict compliance. When in doubt as to the wisdom of granting such an exception, the Commission shall request a decision from the full Commission.

      (2)   Land subject to inundation. Land subject to flooding according to the Department's flood maps shall comply with the city's, or other applicable, flood plain ordinances. The developer or his agent shall submit information adequate to prove that lots or portions of lots are not subject to flood hazard.

   (B)   Streets and alleys.

      (1)   Continuation of existing streets. Proposed streets shall, as nearly as practicable, provide for the continuation, connection, or projection of streets in surrounding areas; or may conform to a plan for one of the municipality's neighborhoods as may have been prepared by the Department and adopted by the City Council.

      (2)   Circulation. The street pattern shall provide ease of circulation within the subdivision, but the local streets therein shall be so laid out that their use by through traffic will be discouraged. New street openings shall be generally prohibited within 600 feet of any major intersection or crossing, such as: those formed by a railroad and a highway; two or more arterial streets; or from the head of any major bridge, grade separation structure or like facilities, as measured along the center line from the intersection or from such structures.

      (3)   Topographical and cultural features. In sloping terrain, streets shall generally run parallel to the contour of the land or preferably cross at a slight angle therewith. The general objectives are to avoid steep street grades, heavy concentrations of storm surface runoff, abnormal differentials in building elevations at opposite sides of the street, and excessive grading operations. Appropriate treatment shall be given to encourage the preservation of existing views, wooded areas, creeks, and other attractive natural features of the plat.

      (4)   Portion of tract. Where the plat to be submitted includes only a part of the tract owned by the developer, the Commission shall require topography and a sketch layout of the future street system on the unsubdivided portion.

      (5)   Relocation to major streets. Where a subdivision abuts or contains an existing or proposed arterial street, the Commission may require marginal access streets, or a reverse lot frontage with screen planting or masonry wall contained in a non-access reservation along the rear property line, and such other treatment as may be necessary for adequate protection of the proposed industrial, commercial or residential development. Before requiring any marginal streets or reverse frontage arrangements, the Commission shall take into account and decide upon the physical location of the major public utility lines as they relate to the existing and potential development along both sides of the street.

      (6)   Frontage along railroads. Where a subdivision borders on a railroad right-of-way, the Commission may require a street approximately parallel to the side of such right-of-way, and at a reasonable distance therefrom, dependent on the nature and intended use of the subdivision. Such distance shall also be determined with due regard for the requirements of future grade separation facilities and access roads or ramps thereto.

      (7)   Street intersections. The angle of intersection between minor and major streets should not vary by more than ten degrees from a right angle. All other streets should intersect each other as near to a right angle as possible and no intersection of streets at angles of less than 70 degrees shall be permitted.

      (8)   Street jogs. Street jogs shall be avoided whenever possible. However, where permitted, the centerline offset distance between roads entering a common right-of-way from opposite sides shall not be less than 150 feet.

         (a)   Half-streets. Half streets shall be prohibited. In case a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

         (b)   Reserve strips. Reserve strips controlling access to streets shall not be permitted. Streets shall be located on the edge of or one lot depth away from, the boundary of the tract.

         (c)   Dead-end streets. Dead-end streets are prohibited. However, where it is necessary to provide circulation to undeveloped property adjacent to the boundaries of the proposed subdivision, a temporary cul-de-sac with a turnaround pavement radius of not less than 50 feet shall be provided within the subdivision and adjacent to its limit for what would otherwise be stub-end street. Provision will be made by the developer that when the right-of-way is extended into the adjacent property that portion of the turnaround in excess of the right-of-way width will revert to the adjacent property owner or owners and curbs and gutters will be provided.

         (d)   Cul-de-sac. Cul-de-sac, designed to be permanent, shall not be longer than 800 feet and shall be provided at the closed end with a cul-de-sac having an outside roadway diameter of at least 100 feet, and a right-of-way line diameter of at least 120 feet.

         (e)   Alleys. Alleys in residential developments will be prohibited. Service roadways will be required in commercial and industrial developments, except where other provisions for suitable access and off-street loading and unloading is assured. Alleys may be provided at the rear of all lots or tracts intended for multiple-family building use; however, they will not be encouraged.

         (f)   Right-of-way. In the case of the extension of an existing adjoining right-of-way having a width less than the minimum requirements, the Commission may approve the extension thereof at the same width.

   (C)   Dimensional standards.

      (1)   Typical street standard. The Commission and Department will determine the required minimum dimensional standards of all rights-of-way, pavements, sidewalks, and other public improvements but shall consider the advice and recommendation of the city engineer in doing so. The typical street requirements shall be as follows:

         (a)   Arterial street (urban). The right-of-way width shall be as indicated in the comprehensive plan. As the geometrical design, pavement and right-of-way widths may vary considerably over that of a typical local street, the Commission and Department shall decide upon the pavement width and the portion of the major street construction that shall be done by the developer. In doing so, the Commission and Department shall take into account the location, extent and character of the proposed development, the degree to which the proposed lots or land use is to be serviced from or otherwise has access on the major streets, the number of anticipated employees, and the extent of vehicular traffic that may be generated by such improvements or subdivision upon such major street or streets. The Commission and Department in determining the amount of participation that shall be made by the developer, shall also take into account the cost and participation involved in the trunk sewers and possible extra cost in length of service connections, driveway aprons, etc.

         (b)   Collector street (urban). Eighty foot right-of-way, 36-foot pavement, including curb and gutters, 5-foot sidewalks near property line. At these dimensions parking shall be allowed on no more than one side of the street.

         (c)   Local street (urban). Sixty-six foot right-of-way, 30-foot pavement, including curb and gutters, five-foot sidewalks near property line. At these dimensions parking shall be allowed on no more than one side of the street.

         (d)   Dead-end street (cul-de-sac). Sixty-foot right-of-way, 27-foot pavement. At these dimensions parking shall not be allowed on the street.

         (e)   Marginal access streets abutting a major street or highway. Sixty- foot right-of-way, 24-foot pavement, plus curbs and gutters. At these dimensions parking shall not be allowed on the street.

         (f)   Alleys. Sixteen and one half foot right-of-way and pavement with space for utilities. Larger pavement, or right-of-way areas may be required by the Commission, as needed.

         (g)   Crosswalks.   Ten-foot right-of-way, at least five-foot paved walkway along centerline.

         (h)   Private lane or way. Twenty-four foot paving width. Curbs and gutters and sidewalks are required unless waived by Commission.

      (2)   Street grades. No street grade shall be less than .5% and shall not exceed the following allowances for vertical curves:

         (a)   Arterial. Arterial street or arterial highway 5%.

         (b)   Collector. Collector street or collector highway 5%.

         (c)   Local. Local streets and alleys, shorter than 500 feet and cul-de-sacs 10%.

      (3)   Minimum horizontal. Radii of centerline curvature.

         (a)   Arterial. Arterial streets and highways, 475 feet.

         (b)   Collector. Collector streets and highways, 300 feet.

         (c)   Local. Local streets and highways, 200 feet.

         (d)   Other. Cul-de-sac and dead-end streets, 100 feet.

A tangent at least 100 feet long shall be introduced between reverse curbs on arterial or collector streets and at least 50 feet on local streets.

      (4)   Visibility.

         (a)   Vertical. Minimum vertical visibility (measured four and one half foot eye level to 18 inches tail light) shall be:

            1.   Five hundred feet on arterial streets or highways.

            2.   Three hundred feet on collector streets and highways.

            3.   Two hundred feet on local streets and highways.

            4.   One hundred feet on streets shorter than 500 feet.

         (b)   Horizontal. Minimum horizontal visibility shall be:

            1.   Five hundred feet on arterial streets and highways.

            2.   Three hundred feet on collector streets and highways.

            3.   One hundred feet on all other streets, as measured on such centerlines.

      (5)   Intersections. The radii on both pavement edge and right-of-way is to be 25 feet minimum at all points of roadway intersection and 50 feet for industrial or arterial street intersections.

   (D)   Blocks.

      (1)   Limitations and opportunities of topography.

         (a)   Lengths. No block shall be longer than 1200 feet nor less than 500 feet, except in unusual circumstances.

         (b)   Crosswalks. Where blocks are over 600 feet in length, a cross walk easement not less than 10 feet in width may be required, if necessary, to provide proper access to schools, playgrounds, shopping centers and other facilities.

         (c)   Commercial/industrial buffers. The depth and width of properties laid out or reserved for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use and development contemplated. The permanent reservation of suitable buffer and easement areas may be required, where deemed essential to preserve the character of surrounding neighborhoods. Such areas shall normally be made a part of abutting lots.

   (E)   Lots.

      (1) Size, shape and orientation. The lot size, width, depth, shape, orientation and the minimum building setback lines shall be appropriate for the location of the subdivision and type of development and use contemplated. A length to width ratio of approximately 1 ½ to 1 is considered desirable. Lot depth in relation to width normally shall not exceed a ratio of 2 to 1, especially where the provision of common open space can be accomplished.

      (2)   Dimensions. Lot dimensions and area shall not be less than the requirements of any existing Zoning Ordinance. In subdivisions not providing full community sewer and water facilities, increased area will be required in instances where such need is indicated by the city and/or county Health Department investigations.

      (3)   Corner lots. No corner lot shall have a width at the building line of less than 75 feet. Either of the two sides of a corner lot fronting on a street may be designated the front of a lot, provided the rear yard shall always be opposite the frontage so designated. All corner lots, be they at the intersection of the rights-of-way of two streets or of an alley and a street, shall have a curve with a minimum radius of 25 feet joining the two sidelines of said right-of-way.

      (4)   Lot lines. Lot lines shall be at right angles or radial to the street line or substantially so, and along curved linear street lot lines shall form a lot having not less than 25 feet of width at either the front or rear lot line.

      (5)   Double frontage lots. All lots shall abut an improved public street or private lane. Double frontage and reverse frontage lots are discouraged, but may be required where they are desirable to provide separation of development from traffic arteries or to overcome other disadvantages of topography or situation. A planting screen easement of at least 20 feet, and across which there shall be no right-of-access, may be required along the line of lots abutting such traffic, artery or other inharmonious use.

      (6)   Building sites. Every lot shall contain a suitable building site. Lots containing rock formations, water courses, or other adverse conditions, shall have an additional depth or width as required to meet the Zoning Ordinance requirements for "buildable area" for a lot.

   (F)   Street names. Names of new streets shall not duplicate the names of existing streets of record. New streets that are extensions of, or in alignment with, existing streets shall bear the name of the existing streets. All names shall meet with the approval of the city engineer. Streets shall be named in the following manner unless otherwise permitted at the time of the approval of the preliminary plat.

North and south    Streets       Places

East and west       Avenues    Courts

Diagonal       Roads       Way

Curving       Drives    Circles

   (G)   Easements. Easements shall be provided for any surface, underground, or overhead utility service, including storm water drainage, as required by the applicable utility companies and the Commission. They shall have a total width of 20 feet and shall be established along rear lot lines and along such other lot lines as are required to provide continuity of alignment throughout the area served. When possible, 10 feet shall be taken from each of two adjoining lots for the total 20-foot easement. Larger easements may be required if deemed necessary for the proper installation of utilities. An easement between any two lots located at the end of a cul-de-sac may be required in order to provide for the engineering requirements of water distribution systems.

   (H)   Resubdividing and replatting. The reviewing Commission or Committee shall, in the performance of its plat-approving function, be vigilant for opportunities to encourage and facilitate the re-platting of prematurely and inexpertly subdivided areas which are now in sharp contrast to current standards of acceptability. Rehabilitation of these areas shall be implemented through proper design considerations when adjacent un-subdivided land is proposed for development.

   (I)   Business and industrial subdivisions. Business and industrial areas shall be subdivided into lots of such size, shape, and arrangement as to meet business or industrial needs. Properties reserved or laid out for business or industrial purposes shall be large enough to provide for the setback, yard, and off-street parking and loading facilities required by the type of development contemplated and the city's Zoning Ordinance.

(Ord. 8290, passed 12-17-02)

   (A)   General requirements.

      (1)   Developer obligations. Unless otherwise expressly indicated, the developer, through his engineer, shall prepare and furnish all plans, specifications, cost estimates, and other essential documents necessary for the construction and installation of the required improvements. And further, the developer shall agree at his own cost and expense to do all the work, furnish all the materials and labor necessary to construct and complete the required improvements in a good and substantial manner to the satisfaction of the city engineer and the Committee.

      (2)   Standards. Unless otherwise specified, all design and construction work shall be in accordance with provisions of the current issue of the Design Manual and the Standard Specification for Road and Bridge Construction adopted January 2,1958, by the Department of Transportation, Division of Highways of the state, as the same is amended from time to time, and hereinafter referred to as the Standard Specification. Unless otherwise specified, design standards shall be as specified in the current issue of the manual Highway Standards as published by the Bureau of Construction, Division of Highways, Department of Transportation, State of Illinois, as the same is amended from time to time, and hereinafter referred to as "Highway Standards."

      (3)   Specifications, supervision and inspection. The specifications adopted by the city shall in all respects govern all construction work. The work shall be done under city supervision and inspection. It shall be completed within the time fixed or agreed upon by the city engineer and the Committee.

      (4)   Qualifications of contractors. The developer shall file with the city engineer a list of all contractors and subcontractors who are to participate in the construction of public improvements. Such contractors and subcontractors shall be subject to any and all licensing provisions of the city and shall be subject to disqualification by reason of faulty performance of prior construction work done in the city.

      (5)   Extension of time. All construction items shall be completed within one year of the recording of the final plat, except where bituminous construction is required, for which a maximum of two years shall be allowed. The city engineer shall be authorized to grant one and only one extension and for a period not to exceed six months, without first receiving the approval of the Subdivision Committee, or in no case for more than one year.

      (6)   Default. If the improvements are not completed within the specified time, the City Council may use the performance bond or any portion thereof necessary to complete same, or may appropriate the certified check or other security posted for the same period.

      (7)   Policy on sharing cost of oversize improvements. Whenever necessary to conform to an overall plan or otherwise to promote the public interest, oversize improvements shall be installed or constructed by the developer. However, the cost to the developer shall not be greater than that which would result from the installation or construction of only that size necessitated by his own development. The excess cost resulting from the requirement of an oversize improvement shall be born by the city or appropriate agency.

   (B)   Street design.

      (1)   Standards. All pavements shall be designed and constructed in accordance with the latest revision of the state Department of Transportation Design Manuals and the "Standard Specifications for Road and Bridge Construction." The minimum requirements listed in the tables of the Design Manual shall govern at all times. Road Mix and A-3 Streets will not be allowed in the corporate limits of the city.

      (2)   Bearing ratio. An Illinois Bearing Ratio of 2.0 (I.B.R.=2.0) shall be used in pavement design unless the developer's engineer submits soil tests showing otherwise.

      (3)   Traffic volume. Vehicular traffic volume and vehicle classification percentages used in the design shall be approved by the city engineer.

      (4)   Grading. All grading between the right-of-way lines shall be completed to the lines and grade shown on the grading sheets including the sub-grade of the streets before starting any street construction. Sub-grades shall be compacted to not less than 95% of the standard laboratory density in accordance with the "Standard Specifications for Road and Bridge Construction." Proof-rolling may be required by the city engineer. If the sub-grade is unable to be compacted, it shall be removed and replaced with suitable materials.

      (5)   Cement pavement. Portland cement concrete pavement shall conform to the "Standard Specifications" with the following exceptions:

         (a)   The maximum slump of Portland cement concrete shall be three inches.

         (b)   Portland cement concrete shall contain a minimum of six bags of cement per cubic yard.

         (c)   Alternative mix designs for Portland cement concrete may be approved by the city engineer, if requested in writing prior to construction.

         (d)   Beams or cylinders shall be taken, and tested according to the "Standard Specifications," at a minimum rate of two per 250 feet per lane, or two per day whichever is greater. A modulus of rupture of not less than 650 psi or compressive strength of not less than 3500 psi shall be required after 14 days.

         (e)   The developer shall protect the pavement against all traffic, including that of his own employees or other workers on the site, until test specimens have attained a flexural strength of 650 psi or compressive strength of 3500 psi when tested in accordance with the "Standard Specifications for Road and Bridge Construction."

         (f)   If pavement strength or thickness is deficient, the developer or his agent shall take remedial action using one of the following actions:

            1.   Removal and replacement of the deficient pavement section(s) to the planned thickness and strength. Pavement deficiencies in thickness and/or strength in excess of ten percent shall be removed and replaced to planned thickness and strength.

            2.   Class I Bituminous Concrete Binder and surface course overlay of the pavement in lengths not less than one block or 500 feet, whichever is less. Overlay thickness shall be specified by design and approved by the city engineer.

         (g)   If initial modulus of rupture or compressive strength tests do not meet the minimum requirement set forth in this chapter, then pavement cores shall be taken at the rate of one per 250 feet per lane at locations designated by the city engineer. The developer shall furnish the results of compressive strength tests of pavement cores.

         (h)   Joints in all local and collector streets shall be constructed in accordance with Illinois Department of Transportation, Bureau of Local Roads (BLR) Standard No. 10, "Highway Standards," with the following exceptions:

            1.   Sawed longitudinal joints shall be constructed with No. 4 deformed bars two and one half feet long at two and one half foot centers.

            2.   Integral curb details at sidewalks and crosswalks shall conform to the sidewalk requirements.

            3.   Expansion joints shall be constructed in accordance with the "Standard Specifications for Road and Bridge Construction" using three forths inch dowel bars, 18 inches long at 12 inch centers, coated with heavy grease, pinch stop with one inch minimum taper.

            4.   Deviations from the Illinois Department of Transportation, Bureau of Local Roads, Standard No. 10 joint configurations or construction details may be allowed with approval of the city engineer.

         (i)   All joints in Portland cement concrete pavements shall be filled in accordance with the "Standard Specifications for Road and Bridge Construction."

         (j)   Uncontrolled cracking which appears in Portland cement concrete pavement prior to approval by the city engineer shall be cleaned and filled in accordance with the "Standard Specifications for Road and Bridge Construction."

         (k)   Flexible pavements shall be designed in accordance with the Illinois Department of Transportation Design Manual and shall be constructed in accordance with the "Standard Specifications for Road and Bridge Construction."

   (C)   Curbs and gutters.

      (1)   Urban developments. B 6 12 minimum curbs and gutters shall be required in urban sections unless a variance is approved by the Committee. The city engineer reserves the right to require modifications of the Highway Standards to meet local conditions. Minimum gutter gradient to be 0.5%.

      (2)   Rural developments. In rural developments where curbs may not be required, adequate gutters or ditches shall be graded and protected by seeding or a hard surface may be required where the grade is such as may be deemed necessary by the city engineer.

   (D)   Pavement classification. Roadway pavement surface and base course shall meet the requirements as outlined in the accompanying table.

TABLE II: MINIMUM PAVEMENT REQUIREMENTS BY ROADWAY CLASSIFICATION DANVILLE, ILLINOIS

 

* All pavement types regulated by the Standard Specifications for Road and Bridge Construction, State of Illinois.

 

 

   (E)   Sidewalks. All sidewalks shall be installed along both sides of collector and arterial streets in urban developments. Sidewalks in rural developments and additions to plats that have no sidewalks, shall be evaluated on a case by case basis. Sidewalks shall not be required on cul-de-sacs and other minor streets. Sidewalks and crosswalks shall be constructed in accordance with the "Standard Specifications for Road and Bridge Construction," with the following exceptions:

      (1)   Location. Sidewalks shall be located totally within a street right-of-way or approved sidewalk easement or right-of-way and shall align one foot inside the right-of-way lines, unless otherwise approved by the city engineer.

      (2)   Construction material. Sidewalks shall be constructed of Portland cement
concrete.

      (3)   Specifications. The minimum thickness of Portland cement concrete sidewalks and crosswalks shall be as follows:

 

 

* Except at drives and within ten feet of drives, six inches is required.

      (4)   Tests locations. Two test specimens shall be taken per 500 lineal feet of sidewalk or one set per day of sidewalk construction, whichever is greater.

      (5)   Test standards. Portland cement concrete strength tests shall show a minimum modulus of rupture of 650 psi or compressive strength of not less than 3500 psi on the 14th day following the pour.

      (6)   Slope. Sidewalks shall be constructed having a transverse slope toward the street of one-fourth inch per foot unless otherwise approved.

      (7)   Intersections. Sidewalks that intersect streets shall be ramped with broom-finished surface so that street and sidewalk and crosswalk intersections merge to a common elevation, enabling persons in wheelchairs to travel freely.

      (8)   Expansion joints. Joints shall be added every 50 feet, and at least one half inch thick.

   (F)   Storm drainage.

      (1)   Connection to existing systems. Storm drainage shall not be permitted to empty into any sanitary sewer or facility. Where public storm water sewer is reasonably accessible, as determined by the Committee, the developer shall connect with such storm drainage system and shall do such grading and provide such drainage structures including lateral connections as may be required by the Committee.

      (2)   Lack of system. If the subdivision is in an area where pubic storm water system is not available, the developer shall do such grading and provide such drainage structures as may be required by the Committee. Whenever the construction of streets and necessary storm water system in a subdivision is such that direction of storm water flow is diverted and affects surrounding properties, the developer shall obtain sufficient drainage easements to provide adequate disposal of the storm water. The City Storm Water Management Ordinance (see chapter 162) shall be used as a guide in addressing storm water issues in this plat.

      (3)   Design capacity. Storm sewer systems shall be designed to handle surface run-off from a storm having a five-year frequency and shall be constructed in accordance with the "Standard Specifications for Water and Sewer Main Construction in Illinois."

      (4)   Construction material. Storm sewer pipe material shall be of the type, class and strength given in the "Standard Specifications for Water and Sewer Main Construction in Illinois" and specifically approved by the city engineer.

      (5)   Slope. Pipe shall be laid on a slope with minimum velocity of two and one half feet/second, flowing full without surcharge and in a straight line and grade between structures except in unusual situations as specifically approved by the city engineer. If an existing drainage course in the area of the proposed development abuts an existing closed conduit system, the developer shall extend the existing conduit system in an appropriate manner acceptable to the city engineer.

      (6)   Between inlets. Minimum size of pipe between inlets in gutter and main sewer lines shall be 12 inches.

      (7)   Manholes. Manholes shall be provided at all changes in direction or grades.

      (8)   Distance between manholes. The maximum distance between storm sewer manholes shall be as follows:

 

 

      (9)   Manhole construction. Manholes shall be leak-tight and may be constructed of pre-cast concrete units, concrete masonry units or cast-in-place concrete with precast bottoms. Manholes which are greater than five feet in depth, as measured from the invert of the manhole to the top of the masonry shall be a Type A manhole, constructed in accordance with the details shown on the "Highway Standards". Manholes which are less than five feet in height shall be constructed without the use of a cone in the top section. The top shall be a pre-cast reinforced slab six inches in thickness with a 24-inch opening offset to the inside wall of the manhole. Steps shall be provided in all manholes.

      (10)   Manhole lids. Frames and lids for manholes shall be type 1 in accordance with the R-1772B (Ht. 7") R-1712B (Ht. 911)

      (11)   Flood Plain Ordinance. The Department or the city engineer shall review all developments pursuant to Chapter 157 of the Code of Ordinances to assure that the proposals are consistent with the need to eliminate or to minimize flood damage.

      (12)   Soil erosion. The developer shall take such steps necessary to minimize soil erosion during and after construction which shall conform to the latest edition of "Procedures and Standards for Urban Soil Erosion and Sedimentation Control in Illinois". Therefore, permanent vegetation and structures shall be provided as soon as practical during development.

      (13)   Manhole bottoms. Manhole and inlet bottoms shall be channels to conform accurately to the sewer grade and shape and shall be brought together smoothly with well rounded junctions.

      (14)   Inlet standard. Inlets shall be type A (see Std. Drwg. No. 9) in accordance with the "Standard Water and Sewer Main Construction Specifications."

      (15)   Temporary outlets. The invert of temporary surface outlets, when permitted shall be at least six inches above the flow line of the adjacent ditch. Erosion protection shall be required at the outlet and shall be approved by the city engineer.

      (16)   Illegal discharge. No water from footing tiles or other source shall be pumped or discharged onto the street if such water may reasonably be expected to surface drain by gravity into the street. Where possible, such water shall be connected to discharge directly into the installed underground drainage facilities.

   (G)   Sewage disposal.

      (1)   General provision. If a subdivision can be reasonably served by the extension of an existing public sanitary sewer, as determined by the city engineer, the developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot or potential building site. All lateral connections shall be installed to above grade of the lot. Where a public sanitary sewer is not reasonably accessible:

         (a)   The Committee, after obtaining and considering reports from the county or city health officials or State Department of Public Health agencies as involved, shall either refuse to permit the area to be developed for any purpose detrimental to the health and general welfare of the surrounding community, or

         (b)   Approve the subdivision plat provided appropriate provisions or arrangements have been made for the installation of a private sanitary sewage disposal system for each lot or building site and provided, further, that such arrangements are made in accordance with applicable city, county and state health and sanitation regulations.

         (c)   Plats containing lands lying within 300 feet of Lake Vermilion shall not be approved without public sanitary sewers.

         (d)   Plats within the city's Primary Growth Area, as defined in the Land Use Plan shall be provided with public sanitary sewers.

      (2)   Sanitary sewer standards. All sanitary sewer construction shall be done in accordance with the "Standard Specifications for Water and Sewer Main Construction in Illinois" and will comply with the Environmental Protection Agency of the State of Illinois permitting requirements.

      (3)   Minimum dimension. No sanitary sewer main shall be less than eight inches in diameter and shall be designed to meet the growth needs of the entire drainage basin.

      (4)   Depth. In general, sanitary sewers shall be sufficiently deep so as to receive sewage from basements (if any) and to prevent freezing.

      (5)   Slope. All sewers shall be so designed and constructed to give average velocities, when flowing full, of not less than two feet per second. Mean velocities greater than 15 feet per second are not allowed except under extreme circumstances and special provision shall be made to protect against displacement by erosion and shock.

      (6)   Construction material. Sanitary sewer pipe material shall conform to the "Standard Specifications for Water and Sewer Main Construction in Illinois" or as otherwise specifically approved by the city engineer.

      (7)   Manhole location. Manholes shall be installed at the end of each line and at all changes in grade, size, or alignment of sewer mains.

      (8)   Distance between manholes. The maximum distance between sanitary sewer manholes shall be 400 feet.

      (9)   Manhole sizes. The minimum diameter of manholes shall be 48 inches.

      (10)   Manhole standard. Manholes shall be leak-tight and shall be constructed of pre-cast concrete units. C.I. manhole frame and cover to Neenah R1712-B with concrete pick hole, type B sanitary lid, or east Jordan Iron works standard 1050 concealed pick hole, type lid, or equal. (see Standard Manhole Detail Drawing in manual).

      (11)   Invert location. The invert of any service connection made at manholes must enter the manhole between the top and centerline of the main sewer line and be channeled down to the center of the main sewer line.

      (12)   Manhole bottoms. Manhole bottoms shall be pre-cast and shall be channeled to conform accurately to the sewer grade and shape and shall be brought together smoothly with well rounded junctions.

      (13)   Joints. In pre-cast concrete rings, rubber "O" rings, and mastic seal shall conform to ASTM C443.

      (14)   Storm water exclusion. Manhole castings shall be watertight with concealed pick hole lids to prevent intrusion of storm water runoff into the sanitary sewer system. The top of the casting shall be set two inches above the finished ground or flush with the paved surface.

      (15)   Proximity. Manholes shall be constructed within the dedicated rights-of-way where existing back-lot-line sewers cross proposed streets.

      (16)   Service connections. Each lot within the development must be provided with a minimum four inch service sewer connection for single family and six inch for multi-family into the main line. The connection into the main shall be made with a wye fitting of the same materials and size of the main sewer line.

      (17)   Service termini. The service sewer pipe shall be extended from the main sewer line to the property line at a point no closer than five feet to any lot corner. All service connection end locations shall be staked with a wood leader at least one inch by two inches or marking ribbon extending from the service sewer to a point at least one foot above the finished ground line.

      (18)   Wye location. Any service wye which is ten feet deep or more from the finished grade shall be equipped with a riser pipe to bring the service to the surface of the grade. Any service wye with a riser pipe four feet in length or longer shall have the wye encased in six inches of Portland cement concrete having a minimum strength of 2500 psi at 28 days.

      (19)   Wye encasement. Encasement of wyes is mandatory in all cases in which the invert of the main sewer line is more than ten feet below the existing or proposed grade line. Care shall be taken to minimize excess concrete which would interfere with future repairs.

      (20)   Lack of wye. In the absence of a wye, connection to the sanitary sewer main or lateral shall be made by one of the methods indicated below:

         (a)   Installation at a manhole.

         (b)   Proper installation of saddle connection in accordance with the manufacturer's recommendations which are to be filed with the city engineer prior to installation.

         (c)   If any other method is desired, the developer shall submit said method to the city engineer for review and approval before the connection is made. Indiscriminate breaking of the sewer main pipe is not allowed.

      (21)   Testing. All sanitary sewer lines and manholes shall be tested before-acceptance by the city engineer. The method of testing and the testing limits shall be as specified in the "Standard Specifications for Water and Sewer Main Construction in Illinois". All lines shall be lamped between manholes by the developer's engineer. In the event that direct light can not be transmitted between manholes, a cylinder two feet in length and one inch smaller than the diameter of the line in question shall be passed the entire length of the line.

      (22)   Engineer's certificate. Prior to any connection to a main sewer line, the developer's engineer shall file a certificate with the city engineer and the City Sanitary District certifying that the required improvements were inspected by said engineer during actual construction and that said improvements were constructed in substantial accordance with the approved engineering plans and specifications. Said certificate shall include the following:

         (a)   The infiltration, ex-filtration, or one pound air pressure drop rates of each portion tested and the allowable rates as specified in the "Standard Specifications for Water and Sewer Main Construction in Illinois".

         (b)   A statement that all reaches between manholes shall be capable of passing leakage tests as required by the city,

         (c)   A taped record (video) shall be issued with the engineer certification.

      (23)   Backfill. Backfill shall be placed in accordance with the "Standard Specifications for Water and Sewer Main Construction in Illinois."

   (H)   Water supply.

      (1)   Public water supply. Where adequate public water supply is within reasonable distance, as determined by the city engineer, the developer shall contract with Consumers Illinois Water Company, or the public water purveyor serving the locality, to construct a system of water mains and fire hydrants in accordance with the water purveyor's specifications and regulations. Connection with the public water supply and connections for each lot or potential building site shall be made as required by applicable city ordinances and/or the policies of the water purveyor.

Where a public water supply is not available, the developer shall provide for individual wells for each lot in the subdivision.

         (a)   Test wells. At least one test well shall be made in the area being platted for each 100 lots or for every 25 acres of area, whichever is the smaller. In cases where copies of the logs of existing wells located within the area being platted are available, this may be submitted in lieu of making test wells. Test wells shall be at least 25 feet in depth and shall produce safe potable drinking water at a rate of not less than five gallons per minute.

         (b)   A copy of the well log which will include the name and address of the well driller shall be submitted with the preliminary documents to the City Engineer.

      (2)   Location and construction of individual private wells.

         (a)   Shall comply with applicable city, county, or state health regulations.

         (b)   As a precaution against seepage, a water-tight seal shall be provided around the pump mounting.

         (c)   All abandoned wells shall be sealed in a manner that will render them water-tight. In all cases where it has been determined that individual water supplies from private wells are not feasible, a public water distribution system will be required.

      (3)   Public water distribution systems. Public wells and other public water distribution systems shall meet all applicable city, county and state ordinances.

Fire hydrants shall be installed throughout the subdivision in accordance with the current City Fire Prevention Code and Water Company Franchise Agreement.

   (I)   Monuments.

      (1)   Permanent monuments shall be placed at all corners and at points of current rangency of curve lines along the boundary of the subdivision. Permanent monuments may be square or round and shall be concrete with minimum dimensions of 4 inches and 36 inches long, with a dowel one half inch in diameter, of at least 2 feet in length, imbedded so that the top of the dowel shall be flush with the surface and at the center of the monument. Monumentation identification caps shall be required.

      (2)   Where permanent monuments occur in street pavement, a brass plate shall be used as specified in the "Standard Specifications for Road and Bridge Construction."

      (3)   All lot corners not marked by concrete monuments shall be marked by galvanized or wrought iron pipe or iron or steel bars at least 24 inches in length and not less than five eighths inch in diameter. The top of the pipe or bar is to be set level with the established grade of the ground.

      (4) In addition, a minimum of one permanent bench mark shall be established for each plat subdivided and at a location designated by the City Engineer. This monument shall be of concrete with a minimum dimension of four inches and 48 inches long with a brass plate securely fastened to the surface. On the brass plate shall be inscribed the number and elevation of the bench mark.

   (J)   Street signs. The developer shall purchase the posts and signs and the city shall install all street name signs. Such signs shall conform to city standards.

   (K)   Planting screens.

      (1)   The developer shall plant, install, construct or otherwise provide all fences, planting strips, or other required buffers along lot lines of houses within any development backing up to or adjoining any existing or future:

         (a)   Arterial city streets.

         (b)   Commercial area, industrial areas.

         (c)   Subdivision entranceway.

         (d)   Proposed or existing ditch or natural channel.

      (2)   The developer shall enclose any hazard which in the opinion of the Commission might create a public nuisance. Said improvements shall be constructed according to standards established by the Department.

   (L)   Street lighting. Street lighting may be required and shall be installed in accordance with current minimum standards as set forth by the appropriate municipality. Within the city, street lighting shall meet the standard requirements of the Electrical Contract Ordinance No. 6969. If a higher standard than Class D is desired, the developer shall negotiate with Illinois Power and shall follow their schedule of rates. Such installation shall be completed within one year after the completion of subdivision construction, where deemed necessary by the Commission.

   (M)   Other public utilities. All public utility lines for telephone and electric services shall be placed underground entirely throughout a subdivided area; said conduits or cables shall be placed in dedicated public ways or easements when necessary in a manner which will not conflict with other underground service. In general, all power distribution lines shall be placed underground and it shall be the obligation of the developer to show cause for not burying said utilities.

   (N)   Landscaping, street trees.

      (1)   All approved areas shall be graded and seeded in a manner approved by the Department. Street trees may be required and planted in the public street rights-of-ways not less than four feet from any sidewalk, utility easement or curb and in no case closer than 15 feet of any sanitary sewer line. Trees shall be spaced not less than 50 feet, nor more than 100 feet apart. However, at street intersections, trees shall be located at least 30 feet from intersection of the street right-of-way lines.

      (2)   Trees shall not be of the following or any other brittle wood or species subject to extreme vulnerability from insects or diseases: Elms, willows, poplars, box elders, silver maple and hackberry. All trees shall be of a diameter of not less than two inches measured at six inches above the ground level and the developer shall furnish certification to the Department that said trees are free from disease.

      (3)   All trees shall be maintained by the original developer until established and all trees not in vigorous growing condition after one year shall be replaced by said developer. After one year, the maintenance of the tree shall become the responsibility of the landowner.

(Ord. 8290, passed 12-17-02)

   (A)   Amendments and variances. The City Council hereby reserves the authority to make amendments as to any of the provisions herein contained, but any amendments or variances shall only be exercised after considering the recommendation of the Committee and upon a favorable vote of the City Council then holding office.

   (B)   Routine administration. The Director of the Department or his designated agent is vested the duty to administer all of the regulations of this chapter and such related regulations as are assigned to that officer by the City Council.

   (C)   Building permit. No building permit shall be issued providing for the improvement of any lot in a subdivision until the final plat and the plans and specifications for the public improvements have been reviewed and approved by the City Council, except that a building permit may be issued after the semi-final plat has been approved, provided improvements are progressing to the satisfaction of the city and appropriate bonds are in place to insure the eventual satisfactory completion of the improvements.

   (D)   Certificates for approval of final plat.

      (1)   If the City Council, upon motion and majority vote, approved the final plat, it shall authorize the Mayor and City Clerk to sign the original drawing of the final plat. Their certificates on the final plat shall be in the, following form:

"Under the authority of the Plat Act (765 ILCS 205/1 et seq.) and the Subdivision Regulations of the City of Danville, this plat was approved by the City of Danville and must be recorded within four months of the date of approval by the City Council; otherwise it is null and void."

Approved by the City Council of the City of Danville, Illinois at a meeting held                                    .

Preliminary Plat Requirements: Submit one copy to the Department of Development Services/ Subdivision Committee with all appropriate signatures required of the various agency representatives to indicate that each agency has been given an explanation of the proposed development:

   LETTER OF COMMITMENT

City of Danville

Municipal Building

17 West Main Street

Danville, Illinois 61832

Honorable Mayor:

Each Final Plat submitted to the City of Danville for approval shall carry a deed of Dedication in substantially the following form:

"We the undersigned, (name)                                , owners of the real estate shown and described herein, do hereby lay off, Plat and subdivide real estate in accordance with the submitted Plat. This subdivision shall be known and designed as(name)                                       . All Streets and alleys and public open spaces shown and not heretofore dedicated, are hereby dedicated to the public. Building setback lines are hereby established as shown on this plat, between which lines and the property lines of the streets, there shall be erected or maintained no building or structure. There are strips of ground, (number) feet width, as shown on this Plat and marked "Easement" reserved for the use of the public utilities for the installation of water and sewer mains, ducts, lines and wires, subject at all times to the proper authorities and to the easement herein reserved. No permanent or other structures are to be erected or maintained upon said strip of land, but owners of lots in the subdivision shall take title subject to the rights of public utilities, and to the rights of the owners of other lots in the subdivision.

(The following is to be submitted with the Final Plat and completed by the City Engineer if the Subdivision is solely within the corporate limits of Danville, Illinois or by the respective Township Highway Commissioner if the Subdivision is solely within the unincorporated area of Vermilion County, Illinois or by both the City Engineer and the respective Township Highway Commissioner if the Subdivision is within both the corporate limits of the City of Danville, Illinois and the unincorporated area of Vermilion County, Illinois.

(Delete inapplicable portion if completed by only one party).

I,                                          , City Engineer, City of Danville, Illinois and

(The following is a recommended form of bond to be submitted in lieu of completion of the required improvements).

KNOW ALL MEN BY THESE PRESENTS that we, the undersigned                                  as principal, and                  , as surety, are held and firmly bound into the City of Danville, Illinois (or the County of Vermilion), State of Illinois, if applicable, in the penal sum of                       Dollars ($             ), to be paid to the said City of Danville (or County of Vermilion), Illinois, for the payment of which well and truly to be made, we bind ourselves, heirs, executors, administrators and other successors in interest, jointly and severally, firmly by these presents.

STATE OF ILLINOIS      )

               )

COUNTY OF VERMILION      )

On this                    day of                  , 20    , personally appeared before me, a Notary Public in and for the County and State aforesaid, the said,                          , as principal, and the said                                   ,                              , as surety, and acknowledged that they signed, sealed, and delivered the said instrument as their free and voluntary acts for the used and purposes therein set forth.

The following inscription is to appear on the ORIGINAL TRACING and on all copies of the Preliminary Plat.