Galesburg City Zoning Code
SUBDIVISIONS; REQUIRED
IMPROVEMENTS
§ 152.290 AUTHORITY TO PROCEED WITH FINAL PLAT.
Receipt by the subdivider of the copy of the preliminary plat, together with the approval of the Commission, City Council and county, when required, shall constitute authority for the subdivider to proceed with final plans and specifications for the installation of the final plat. Prior to the construction of any of the required improvements, the subdivider shall submit final plans and specifications to the City Engineer. If the City Engineer shall find these plans and specifications to be in accordance with applicable policies and standards of the city and this subchapter, he or she shall authorize construction and approve the amount of bond, set by the subdivider’s engineer. Following submission of the bond and approval of the City Engineer, construction may be started.
(Ord. 10-3277, § 4-4.1, passed 1-4-2010)
§ 152.291 REQUIREMENTS FOR APPROVAL OF FINAL PLAT.
The final plat of a subdivision shall not be approved unless:
(A) The improvements listed hereinafter have been installed; or
(B) The subdivider shall have filed with the City Council a surety bond or certified check to ensure the construction of the improvements listed in this part in a satisfactory manner and within the period specified by the Council, the period not to exceed two years. The bond, letter of credit, certified check or cashier’s check shall be payable to the city in a sum of 110% of the construction cost of the improvements as estimated by the City Engineer and, if a bond is filed, it shall be in form with surety and conditions approved by the City Attorney. A bond or certified check to ensure improvements will not be required by the city for a subdivision or that part of a subdivision which is located outside of the corporate limits of the city if a bond or certified check to ensure improvement has been filed with the county. If all improvements are not complete after two years from the date of the bond or letter of credit is submitted, the city may utilize the funds to complete the project.
(Ord. 10-3277, § 4-4.2, passed 1-4-2010)
§ 152.292 INSTALLATION OF PART OF IMPROVEMENTS.
The owner of a tract may prepare and secure approval of a preliminary subdivision plat of an entire area and may install the required improvements only in a portion of that area, but the improvements must be installed or provision made for their installation in any portion of the area for which a final plat is approved for recording; provided, however, that water mains, storm sewers, trunk sewers and any sewage treatment plants shall be designed and built to serve the entire area owned by the subdivider or designed and built in such a manner that they can easily be expanded or extended to serve the entire area.
(Ord. 10-3277, § 4-4.3, passed 1-4-2010)
§ 152.293 SURVEY MONUMENTS.
(A) All subdivision boundary corners shall be marked with permanent survey monuments, at least two of which shall be with a permanent concrete marker. All points of tangency and points of curvature of all curves shall be established with a permanent concrete marker. Concrete markers shall have brass rod centers at least eight inches long with a minimum dimension of four inches extending below the frost line (40 inches below grade).
(B) Should conditions prohibit the placing of monuments on the line, offset marking will be permitted; provided, however, that exact offset courses and distances are shown on the subdivision plat. Half-inch diameter iron pipes or steel rods shall be set at all lot corners.
(Ord. 10-3277, § 4-4.4, passed 1-4-2010)
§ 152.294 STREET IMPROVEMENTS.
The required street improvements vary with street type as defined in § 152.275 as well as development density as shown in Figure 152.262. All proposed street improvements shall be in accordance with the values shown.
Table 152.294(1): Street Improvements Inside and Within 1.5 miles of City Limits | ||||
Category | Limited Access Roadway | Major Street | Collector Street | Local Street |
Table 152.294(1): Street Improvements Inside and Within 1.5 miles of City Limits | ||||
Category | Limited Access Roadway | Major Street | Collector Street | Local Street |
Pavement - width back of curb to back of curb | * | * | 40 ft. | 31 ft. |
Type of curb | Vertical | Vertical | Vertical | Vertical |
Sidewalks | 5 ft. | 5 ft. | 5 ft. | 4 ft. |
Storm sewer+ | Design in accordance with §§ 152.310, 152.311, 152.325 – 152.338, and 152.350 – 152.361 | |||
Pavement type | A | B | C | D |
* Pavement width to be determined by projected traffic and overall layout of the proposed street network and shall be approved by the City Engineer. | ||||
+ Storm sewer shall be from approved materials as listed in the most recent addition of the Illinois Department of Transportation Standard Specifications for Road and Bridge Construction. | ||||
Table 152.294(2): Street Improvements Within 1.5 Miles of City Limits (Only), Does Not Apply Within the City Limits | ||||
Note: This table is only applicable when the following criteria are both satisfied: Development density <= 1 dwelling unit per 1 acre**; and no more than 5 lots are proposed in the total development. | ||||
Category | Limited Access Roadway | Major Street | Collector Street | Local Street |
Pavement width | * | * | 24 ft. | 24 ft. |
Type of curb | Not required | Not required | Not required | Not required |
Sidewalks | 5 ft. | 5 ft. | 5 ft. | 4 ft. |
Storm sewer+ | Not required | Not required | Not required | Not required |
Pavement type | A | B | C | D |
Shoulder width/type | 10 ft./paved | 8 ft./aggregate | 5 ft./aggregate | 4 ft./turf |
* Pavement width to be determined by projected traffic and overall layout of the proposed street network and shall be approved by the City Engineer. | ||||
+ Storm sewer shall be from approved materials as listed in the most recent addition of the Illinois Department of Transportation Standard Specifications for Road and Bridge Construction. | ||||
** 1 Dwelling unit = 1 Single-family home | ||||
Table 152.294(3): Pavement Type
| |
Pavement Type | Description |
A | PCC pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Rigid Pavements for 80,000 lb Truck Routes for Class II streets. (Min. 9 inches PCC pavement on 8 inches compacted aggregate base course.) Flexible pavement design is not accepted. |
B | PCC pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Rigid Pavements for Class III Streets. (Min. 8 inches PCC pavement on 4 inches compacted aggregate base course); or Flexible pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Flexible Pavements for Class III Streets. (Min. 6 inches bituminous mat in accordance with the standard specifications on 12 inches compacted aggregate base course.) |
C | PCC pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Rigid Pavements for Class IV Streets. (Min. 8 inches PCC pavement on earth subgrade); or Flexible pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Flexible Pavements for Class IV Streets. (Min. 4 inches bituminous mat in accordance with the standard specifications on 12 inches compacted aggregate base course.) |
D | PCC pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Rigid Pavements for Class IV Streets. (Min. 7.5 inches PCC pavement on earth subgrade); or Flexible pavement design in accordance with the Illinois Department of Transportation Pavement Design Policy for Flexible Pavements for Class IV Streets. (Min. 3 inches bituminous mat in accordance with the standard specifications on 10 inches compacted aggregate base course.) |
(A) Grading. Each street shall be graded to its full width, including side slopes. The elevation at the street right-of-way line shall be six inches above the top of the curb. If drainage ditches are permitted in lieu of curb and gutter as provided for in Table 152.294(2) above for surface drainage, the slope from shoulder line to ditch shall not be steeper than 3:1 and the back slopes not steeper than 2:1. Fill sections shall have slopes not steeper than 3:1. All exposed areas shall be reseeded by the developer, when weather conditions permit, to prevent soil erosion, which reseeding must be effective and take.
(B) Curb and gutter. A curb installed along a street which is intended to be used for local residential purposes, shall be one of the standard designs for combination concrete curb and gutter as established by standards of the Illinois Department of Transportation. Curb and gutter may be of either the barrier curb or mountable curb type and shall have a gutter width of not less than 12 inches. If the roadway surface is to be constructed of portland cement concrete, the curbs may be formed monolithically with the pavement (commonly known as integral curb) and shall conform to the cross-sectional requirements referred to for combination concrete curb and gutter. Openings for driveways may be constructed as shown for “depressed curb” during initial construction, or the curb may be sawed and removed at a later date and the driveway area reconstructed to the “depressed curb” design.
(C) Aggregate base course. Streets required to utilize an aggregate base course shall utilize a Type B aggregate as specified in the current edition of the Illinois Department of Transportation Standard Specifications. The aggregate base course shall extend one foot beyond the outside edge of the proposed curb and gutter or pavement edge if no curb and gutter is required.
(D) Regulations minimum. The regulations in this section contained shall not prevent the subdivider from constructing higher grade streets than specified in this DO.
(E) Cost estimate. Where major streets, as shown on the official plan, are located in a proposed subdivision, the city may require the subdivider to submit a cost estimate prepared by a registered professional engineer setting forth the estimated cost of construction of a minor street where the major street is shown. The estimate shall be subject to the approval of the City Engineer. The city may construct the major street as shown on the official plan at the city’s expense and require the subdivider to pay the city an amount equal to the estimated cost of the minor street.
(Ord. 10-3277, § 4-4.5, passed 1-4-2010)
§ 152.295 SIDEWALKS.
(A) Concrete sidewalks shall be required on both sides of all streets within the proposed subdivision, and on the side of any street adjacent to the proposed subdivision as listed in Tables 152.294(1) and (2). The sidewalks shall be installed, or the appropriate bond therefor posted, before the plat may be recorded.
(B) Sidewalks may also be required to continue a walk on an existing street, to link areas, or depending on the probable future development as indicated in the city’s five-year capital improvement plan.
(C) Sidewalks shall be installed as each lot is built on in accordance with the following construction standards. Sidewalks must also be installed on undeveloped lots within three years of initial completion of street improvements.
(1) Relationship to curb. Sidewalks shall be located on, along or upon the property or right-of-way line or on a line to be given by the City Engineer when it is impossible or not feasible to build or construct the same as aforesaid.
(2) Width. Sidewalks shall be at least four feet wide in residential areas, and five feet wide in commercial areas. See Tables 152.294(1) and (2).
(3) Thickness of concrete. All sidewalks shall be constructed of concrete at least six inches thick; provided, however, that in situations where driveway locations are known at the time of installation of the sidewalks, then the sidewalks shall be at least six inches thick in the area where the sidewalk crosses the driveway, and the remaining portions of the sidewalks may be constructed of concrete at least four inches thick.
(4) Other standards. All sidewalks shall be constructed in accordance with other applicable standard specifications of the city.
(5) Ramps at intersections. Curbs shall be cut and sidewalks shall be ramped at all intersections so as to enhance the mobility of disabled individuals. Ramps shall equal or exceed the standards of the Illinois Accessibility Code.
(Ord. 10-3277, § 4-4.6, passed 1-4-2010)
§ 152.296 DRIVEWAY APRON.
All driveway aprons shall be paved with bituminous concrete, portland cement concrete or brick or concrete pavers between the street and the sidewalk, or if no sidewalk exists to the front property line.
(Ord. 10-3277, § 4-4.7, passed 1-4-2010)
§ 152.297 WATER SUPPLY.
The subdivider shall furnish the city at the time the preliminary plat is filed a statement and description of the water supply which will be provided. The water supply system shall be designed in accordance with the requirements of the IEPA and the City Water Division. Water lines shall be designed by a professional engineer in accordance with state Standard Specifications for Water and Sewer Construction. The water system shall be constructed under the direction, control and with the approval of the Superintendent of the Water Division. All water mains shall be installed in street rights-of-way or easements.
(Ord. 10-3277, § 4-4.8, passed 1-4-2010)
§ 152.298 SANITARY SEWERS.
(A) The subdivider shall furnish the city at the time the preliminary plat is filed a statement and description of the sewage disposal facilities which will be provided. The sewage disposal facilities shall be designed by a professional engineer in accordance with recognized sanitary engineering standards and meet the requirements of the IEPA. In all areas where the public sanitary sewer is reasonably accessible, each lot within the subdivided area shall be provided with a connection of the sanitary sewer, the sewer connection to terminate not less than two feet inside curbline or easement line. All connections to the public sewer system and the subdivision sewer system and installation of sewage treatment facilities shall comply with the ordinances of the City Sanitary District and the city pertaining to sewers and all construction shall be subject to the approval of the City Sanitary District.
(B) When sanitary sewers cannot be provided by the subdivider, the lots shall have an area sufficient to provide adequate seepage beds. The required area shall be shown in the engineer’s report, as provided for in division (C) below. The soil seepage tests shall be made by a registered civil or sanitary engineer.
(C) Results of soil seepage tests which have been conducted throughout the area to be subdivided shall determine the ability of the soil to dispose of sewage waste by seepage. Where grading is to be done, the tests shall be made in the soil after finished grade is established. A sufficient number of these tests shall be conducted to show all variable conditions which might exist throughout the area under consideration. The tests and proposed septic systems shall be approved by the County Health Department.
(D) Prior to approval of a subdivision plat, the applicant shall provide the city written documentation from the City Sanitary District certifying that there is presently sewer capacity, as defined by the Illinois Environmental Protection Agency population equivalent, available to serve the proposed subdivision.
(Ord. 10-3277, § 4-4.9, passed 1-4-2010)
§ 152.299 CITY ENGINEER AND SANITARY DISTRICT APPROVAL.
After public improvements have been installed, the City Engineer shall sign off on all improvements, and the City Council shall accept those improvements. The Galesburg Sanitary District shall also sign off on any improvements under their jurisdiction. A sign-off indicates approval of construction and acceptance for maintenance of the improvements.
(Ord. 10-3277, § 4-4.10, passed 1-4-2010: Ord. 12-3343, passed 1-23-2012)