A.   Jurisdiction: This chapter shall apply to the following:

      1.   Subdivisions: Any subdivision of land within the county that is located outside the corporate limits of any city, village, or incorporated town shall be subject to these regulations. Subdivisions located within one and one-half (11/2) miles of the corporate limits of any village, city, or incorporated town that has adopted and recorded a comprehensive plan in accordance with applicable state statutes shall be subject to the more restrictive subdivision requirements of either the county or the incorporated place.

      2.   Land Development: Any land development project within the unincorporated area of the county, not involving the division of land, that is located outside the corporate limits of any city, village, or incorporated town shall require a site development permit subject to these regulations.

   B.   Compliance: To be approved, all proposed subdivisions and land development projects, in addition to complying with all chapters of this UDO, must comply with the county school site donation ordinance, all applicable codes governing private sewage disposal and potable water supply systems, and all other land use control ordinances.

   C.   Certificate Of Occupancy: No certificate of occupancy or other occupancy permit shall be granted by any governing official for the use of any building or structure within a subdivision, lot division, or land development project approved under this chapter until required land improvements, as determined by the director, have been installed and approved for use. These improvements include, but are not limited to, streets, water supply, and sanitary sewage disposal systems.

   D.   Procedures: The applicant and county are bound by the application and approval procedures specified in chapter 14, "Permits And Procedures", of this title for the following:

      1.   Minor and major subdivisions: Section 8-14-10, "Subdivision Plat Procedures", of this title.

      2.   Site development permit: Section 8-14-4, "Site Development Permit", of this title.

   E.   Procedural Deadlines: By mutual agreement of the applicant and the county board or designee of the county board, procedural deadlines, as defined in chapter 14, "Permits And Procedures", of this title may be extended.

   F.   Pending Actions: This UDO shall not be construed as abating or amending any action now pending under prior subdivision regulations in existence at the adoption of this UDO.

   G.   Vacation Of Plats: A subdivision plat or a part of any plat falling within the jurisdiction of the county may be vacated provided that such petition for vacation is reviewed and approved or rejected in like manner to plats of subdivision as provided in this title and in accord with 765 Illinois Compiled Statutes.

   H.   Fees: Reasonable fees sufficient to recover costs incurred shall be charged. These fees are identified in fee schedule maintained by the Land Use Department. This chapter shall not be construed as having any effect on any actions pending under prior existing subdivision regulations except as expressly provided for in this chapter and other chapters of this title. (Ord. 10-001, 1-12-2010)

The documents to be submitted are intended to provide the County with sufficient information and data to assure compliance with all applicable codes and specifications and to ensure that the proposed subdivisions and other land development projects meet the design and improvement standards contained in this title. The content and detail of the documents to be submitted are based on the type of development and the particular stage of development application. (Ord. 10-001, 1-12-2010)

The documents and information to be submitted under the provisions of this chapter are indicated in the following subsections:

   A.   Submittal Formats: When possible, information and data required should be provided on the subject plat or development plan map. Supplementary information and data in the form of maps, drawings, reports, listings, letters, etc., should be identified and organized to enable expeditious review of the submittal. A submittal booklet containing all required items and information is recommended.

   B.   Identification And Certification: Plats and development plans shall typically contain or indicate a project identification (name), identification of the preparer and the applicant, preparation and revision dates, and appropriate certification and signature block.

   C.   Scale Of Maps: Drawing scales of maps, plats, and plans shall be as appropriate to clearly indicate the information and detail required. The minimum allowable plat scale shall be one inch equals one hundred feet (1" = 100').

   D.   Size Of Maps: Plat and plan sheets shall be one of four (4) standard sheet sizes (30" x 36", 24" x 36", 17" x 22", or 11" x 17") or as requested by the Director.

   E.   Digital Submittal: All submittals of computer generated graphical or text material shall be accompanied by a corresponding copy of the computerized file(s) containing this information. It shall be provided in a format and medium approved by the department.

   F.   Elevation Datum: Elevations and topography shall be measured from a vertical datum reference bench mark that is part of a surveyed and established areawide datum system referenced to the National Geodetic Vertical Datum (MSL 1929). The reference bench mark used to establish the project bench mark shall be indicated on the project topographic plan.

   G.   Ties To PLSS Monuments: Subdivisions within one mile of two (2) U.S. Public Land Survey System (PLSS) monuments, for which monument records are on file in the Recorder's Office, shall be tied to said monuments by survey traverse, and the final plat shall show the bearing(s) and distance(s) thereto.

      1.   Resubdivision of subdivisions that have been previously tied to two (2) such monuments need only show on the final plat the previously plotted distances and bearings to said monuments established by the original subdivision plat.

      2.   Where Illinois State plane coordinates have been established for such PLSS monument, said coordinates shall be calculated for the property boundary corners of the subdivision and shall be indicated on the subject plat.

   H.   Waivers Or Deferments: In specific cases and for documented reasons, the County may waive or defer the submission of a particular document or individual items of a document. The reasons for the waiver or deferment shall be indicated in writing by the Plat Officer or in the minutes of the Zoning Board of Appeals. (Ord. 2018-012, 6-12-2018)

The following submittals are required for the review and approval of the concept plan:

   A.   Applicant Identification: Submittals shall include the name, address and telephone number of the submittal applicant, the property owner and the planner, engineer, architect, surveyor and/or other applicant consultants involved in the intended project.

   B.   Location Map: A location map shall be provided that indicates:

      1.   The location of tract with reference to surrounding properties and roadways within one and one-half (11/2) miles.

      2.   Municipal boundaries within one and one-half (11/2) miles.

   C.   Zoning And Land Use Map: The map shall show existing zoning classifications and land uses of the subject tract and all adjacent properties, easements, and lands reserved for public use within six hundred feet (600') of the boundaries of the proposed development.

   D.   Property Survey And Legal Description: The property survey shall be in drawn form. It shall include all boundaries of the tract, existing easements, roadways and other dedications, and the size of the tract to be developed or subdivided. A written legal description of the tract to be subdivided or developed shall also be provided.

   E.   Environmental Information: Environmental information shall include available maps, data, reports, and other information regarding:

      1.   Soil and groundwater conditions.

      2.   Floodplains and wetlands.

      3.   Natural resources as described in section 8-4-2-1, "Protected Resources", of this title, on and adjacent to the subject property.

   F.   Existing Conditions Map: Existing conditions include topographic data and contour lines, watercourses, roadways, structures, wooded areas, and other significant physical features.

   G.   Proposed Development Plan: The concept development plan shall indicate, in sketch form, the following:

      1.   Requested land uses and zoning classifications.

      2.   Layouts of proposed roadways, residential lots, and other land uses.

      3.   Proposed dedications and reservations such as school and park sites, thoroughfares, and storm detention basins.

      4.   Locations of floodplains, wetlands, or other types of open space.

      5.   Any proposed conservation easements.

      6.   Utility and drainage plans, indicating in sketch form proposed systems for sewage disposal, water supply, and stormwater management. (Ord. 10-001, 1-12-2010)

The following submittals are required for the review and approval of the preliminary plat:

   A.   Concept Plan Items: The submittal shall include items in subsections 8-6-2-2A through E of this chapter.

   B.   Statement Of Property Ownership: The statement shall indicate, in detail, the property ownership of record, the type of ownership, the trust beneficiaries if title is held in trust, and the applicant's interest in the property.

   C.   Adjacent Property Owner Identification: A map shall be provided with an attached listing of the names and addresses of all owners of all property parcels within six hundred feet (600') of the proposed development, as identified on current County tax records.

   D.   Statement Of Adjacent Property Interest: The statement shall include both the applicant's and the subject property owner's extent of control of or interest in any properties or parcels within six hundred feet (600') of the subject development site.

   E.   Existing Conditions Map: The map shall indicate (at the same scale as the preliminary plat) details of existing topographic and drainage conditions as specified in section 8-6-2-1, "General Requirements", of this chapter. It shall include all buildings, structures, pavements, utilities, roadways, wooded areas, wetlands, and other significant features on and within two hundred feet (200') of the subject site.

      1.   The map shall include all relevant details of drainage, sewage disposal and water supply facilities such as elevations, locations, sizes, and piping materials.

      2.   Topographic contours shall be at two foot (2') intervals.

   F.   Soils And Drain Tile Map: It shall indicate (at the same scale as the preliminary plat) the various soil types, the boundaries of each soil type and the layouts and pipe sizes of any subsurface drainage systems existing on the subject site or within two hundred feet (200') of the subject site. Soils information may be obtained from the U.S. Natural Resource Conservation Service (NRCS) publication "Soil Survey of the County" or determined from a detailed field investigation conducted by a qualified soils expert and accepted by the NRCS.

   G.   Wetland Delineation Report: The report shall provide the results of field investigations conducted to determine the existence and extent of regulated wetlands as defined by Federal and State laws. If it is determined that no wetlands exist on the site, such a statement shall be submitted by the applicant.

   H.   Preliminary Development Plat: The preliminary development plat shall meet the following requirements:

      1.   The preliminary development plat shall include a plan of existing and proposed conditions, drawn to scale, showing the following:

         a.   Existing land uses and zoning classifications.

         b.   Layouts of roadways, buildings, residential lots, and other land uses.

         c.   Any proposed dedications and reservations such as school and park sites, thoroughfares, storm detention basins, and floodplains, wetlands, or other types of open space.

      2.   It shall provide the approximate dimensions and areas of the property, and all parcels and uses shall be indicated. It shall show the lot numbers and approximate areas and dimensions (including building lines) of all lots.

      3.   It shall also include a delineation of anticipated development phases.

      4.   The plat shall include other required submittal information and data such as a location map, adjacent property zoning, land use and ownership, legal descriptions, existing topographic conditions, and applicant identifications. When possible, these should be shown on the plat without obscuring the proposed development plan detail.

      5.   The plat shall also contain signature blocks for the Zoning Board of Appeals, Plat Officer, County's Review Engineer, and Director of Environmental Health, along with the certifications required by the Plat Officer. (Ord. 2018-012, 6-12-2018)

   I.   Preliminary Engineering Plan: A plan, drawn to scale, indicating existing topographic drainage utility, roadway, and land use conditions and details. The plan shall also include layout of the proposed development and proposed layouts and details of all new site improvements intended to serve the development. Site improvements shall typically include topographic changes, storm drainage systems, storm detention facilities, sewage disposal and water supply facilities and systems, streets, sidewalks, bike paths, parking areas, street lighting, landscape plan (chapter 9, "Landscaping And Tree Protection", of this title), and tree preservation plan (if applicable). Other improvements may be necessary depending on the type of development.

   J.   Critical Drainage Elevations: An indication on the engineering plan of the proposed detention basin water and berm elevations, pavement elevations at waterway crossings and overflow swales, and building (top of foundation) elevations along waterways, detention facilities, and overflow drainage swales.

   K.   Preliminary Design Calculations: All calculations and documentation required by the County's Review Engineer shall be provided to enable review and comment on the capacity, size, strength, or other design elements of the various site improvements. These include storm drainage systems, storm detention systems, and street pavements.

   L.   Variance Requests: A detailed written request shall be provided for any variances to the requirements and development standards contained in this chapter. Variances for the preliminary plats need to be reviewed by the Planning and Zoning Council.

   M.   Natural Resource Inventory (NRI): The submittal shall include a resource assessment prepared by the County Soil and Water Conservation District in accordance with State law. The applicant is responsible for requesting and obtaining this report.

   N.   Covenants And Restrictions: As background information, written indication and description shall be provided for any protective covenants or deed restrictions that are to be placed on the property to be developed or subdivided. The submittal should also include copies of any existing covenants or restrictions.

   O.   Regulatory Approvals And Permits: A listing of all anticipated state and federal agency approvals and permits required for development of the site as proposed together with an indication of the specific site changes and improvements for which the approvals and permits are required.

   P.   Street Names: A listing of proposed names for the project streets and an indication of some alternative names in the event requested names are found not acceptable. Approved street names shall be indicated on the preliminary plat.

   Q.   Traffic Study: An analytical study and report of traffic volumes created by the proposed development and the traffic's effect in existing roadways shall be required if the county has reasonable concerns about the impact of the development on the existing roadway facilities. Projected traffic volumes shall also be used to design new roadways within the development.

   R.   Preliminary Landscape Plan: The plan shall provide sufficient information about existing and proposed trees, shrubs and other natural and landscape features to be evaluated. It shall provide the basis for the final landscape plan (chapter 9, "Landscaping And Tree Protection", of this title).

   S.   Taxes And Assessments: Proof that all taxes and special assessments have been paid. (Ord. 10-001, 1-12-2010)

The following submittals are required for the review and approval of a final plat:

   A.   Concept Plan And Preliminary Plat Or Development Plan Documents: This submittal shall include all documents or items required in sections 8-6-2-2, "Concept Plan Submittal", or 8-6-2-3, "Preliminary Plat Or Development Plan Submittal", of this chapter, but deferred until this submittal.

   B.   Geotechnical Reports: These reports shall indicate:

      1.   The results of subsurface soils and groundwater investigations conducted to determine existing conditions and the engineering properties of the existing materials.

      2.   Recommendations regarding the soil's capabilities for the support of proposed improvements such as roads, structures, and utilities and their suitabilities for on site sewage disposal facilities.

   C.   Wetland Mitigation Report: An analysis and/or design report shall be provided, as required for state and federal permit approval, that indicates the layout and details of any new or additional wetlands to be provided and if the proposed development will cause the disturbance or reduction of existing regulated wetland areas.

   D.   Final Engineering Plans And Specifications: Plans and specifications shall indicate the layout and elements of all proposed and required site improvements in sufficient detail to enable their installation or construction. These improvements typically consist of the following components that are determined necessary for the project:

      1.   All earthwork and topographic changes.

      2.   Storm drainage systems and detention facilities.

      3.   Sewage collection and disposal systems.

      4.   Water supply and distribution systems.

      5.   Streets, parking areas, and street lighting.

   E.   Engineering Details, Shop Drawings, And Maintenance Manuals: The submittal shall include the design details and/or shop drawings for any equipment or prefabricated components, such as street lights or pumps, that will eventually become the county's or homeowners' association's responsibility to operate and maintain. Any necessary operations and maintenance manuals for this equipment shall also be provided.

   F.   Final Design Calculations: The applicant shall provide original calculations or revisions of preliminary design calculations, as necessary, to document the adequacy of proposed site conditions and the capabilities of site improvement items and systems. Typically, design calculations shall be provided for underground and surface drainage systems, storm detention facilities, sewage disposal and water supply systems, and street pavements.

   G.   Drainage Plan And Profile Study: A plan (or plans), drawn at the same scale as the final plat, shall be provided that indicates the information on existing and proposed conditions that is required in subsection 8-6-3-1G, "Stormwater Drainage And Detention", of this chapter, and that is required by the state plat act. This document shall also contain the required drainage statement signed by the engineer and owner and shall be provided on a reproducible mylar sheet, usable as an overlay of the final plat.

   H.   Erosion And Sediment Control Plan: This shall be prepared in conformance with the requirements of section 8-4-5 of this title.

   I.   Landscape Plan: A landscape plan shall be submitted that is in conformance with chapter 9, "Landscaping And Tree Protection", of this title.

   J.   Quantities And Cost Estimates: The submittal shall include detailed listings of unit quantities, estimated unit costs, and total costs for the earthwork, drainage, storm detention, sewage collection and disposal, water supply and distribution, streets, sidewalks, bike paths, parking areas, pavement lighting, landscaping, and erosion control/site restoration improvements required for the proposed development.

   K.   Applications And Permits: The applicant shall provide a complete listing of government agency approvals and permits necessary for development of the site and for the installation of specific site improvements. Copies of all applications shall be provided to the department as they are submitted, and approved permits shall be forwarded to the department as they are received.

   L.   Covenants And Restrictions: The submittal shall include copies of all protective covenants and deed restrictions that are to be placed on the development or property. This submittal requirement is intended to aid in better understanding of the proposed site activities and subdivision governance. The county does not enforce covenants or restrictions.

   M.   Final Plat Or Development Plan: A map of all or part of the subdivision or development project in substantially the same form as the preliminary plat or development plan, prepared in conformance with the requirements of the state plat act, as applicable, and this chapter. This map shall conform with the requirements of section 8-6-2-1, "General Requirements", of this chapter, and shall indicate the following:

      1.   Written legal description of the tract to be subdivided or developed.

      2.   Scale, shown graphically, and north point.

      3.   Angular, linear, and curvilinear dimensions for all lines, angles, and curvatures, with functions and titles used to describe all boundaries including subdivided tract, lot lines, streets, alleys, easements, areas to be dedicated for public use, and other important features.

         a.   The error of closure of boundary line surveys shall not exceed one in ten thousand (1:10,000). Angular error shall not exceed plus or minus twenty (±20) seconds.

         b.   Lot lines shall show dimensions in feet and hundredths.

         c.   The bearings of all lot, street, and subdivision perimeter lines shall be shown in degrees, minutes, and seconds.

      4.   Accurate location of all monuments required by statute and installed or to be installed in such a manner that they may be located by a licensed surveyor.

      5.   Exact location, width, and name of all streets within and adjoining the plat and the exact location and width of all alleys, pathways, or other rights of way.

      6.   Accurate outlines and legal description or lot designation of any areas to be dedicated or reserved for public use, including any area to be reserved by deed covenant for common uses of all property owners.

      7.   An identification system for numbering all lots and blocks using consecutive lot numbers throughout all units of a subdivision, or consecutive lot numbers throughout each identified block.

      8.   Accurate area of the subdivision tract and accurate areas of all parcels and lots in written form.

   N.   Monument Record (Subdivisions): In accordance with state statutes, the surveyor of record shall file with the county recorder a monument record for all section and quarter section corners used as reference corners in the preparation of the subdivision plat. This document must be filed no later than the recording date of the final plat.

   O.   Plat Of Vacation: If existing plats, easements, or rights of way are to be vacated, a separate plat of vacation shall be submitted concurrently with the final plat or development plan and shall be recorded after approval in accordance with state statutes.

   P.   Improvement Guarantees: Improvement guarantees shall be provided in accordance with section 8-6-4, "Guarantee Of Improvements", of this chapter. (Ord. 10-001, 1-12-2010)

The purpose of good subdivision and site design is to create a functional and attractive development, to minimize adverse impacts, and to ensure a project will be an asset to a community. To promote this purpose, the subdivision and/or site plan shall conform to the standards in this section 8-6-3 which are designed to result in a well planned community without adding unnecessarily to development costs. (Ord. 10-001, 1-12-2010)

   A.   Site Analysis: An analysis shall be made of characteristics of the development site, such as:

      1.   Site context.

      2.   Geology and soil.

      3.   Topography.

      4.   Climate.

      5.   Ecology.

      6.   Existing vegetation, structures, and road networks.

      7.   Visual features and scenic views.

      8.   Past and present use of the site.

   B.   Subdivision And Site Design:

      1.   Existing Plans: Design of the development shall take into consideration all existing local and regional plans for the surrounding area.

      2.   Basis Of Development: Development of the site shall be based on the site analysis. To the maximum extent practicable, development shall be located to preserve the natural features of the site, to avoid environmentally sensitive areas, and to minimize negative impacts on and alteration of natural features.

      3.   Preserved Or Undeveloped Open Space: The following specific areas shall be preserved as undeveloped open space, in accordance with the provisions of chapter 4, "Environmental Standards", of this title, with applicable state and county regulations:

         a.   Unique and/or fragile areas, including "wetlands" as defined in section 401, federal water pollution control act amendments of 1972, and delineated on wetlands maps prepared by the U.S. fish and wildlife service, field verified by an on site inspection.

         b.   Significant trees or stands of trees, defined as the largest known individual trees of each species in the state, large trees approaching the diameter of the known largest tree, species or clumps of trees that are rare to the area or of particular horticultural or landscape value, or stands of mature, healthy hardwood trees sensitive to disturbance. Additional tree preservation standards shall comply with chapter 9, "Landscaping And Tree Protection", of this title.

         c.   Lands in the "floodplain" as defined by state and county regulations.

         d.   Steep slopes in excess of fifteen percent (15%) as measured over ten foot (10') intervals, unless appropriate engineering measures concerning slope stability, erosion, and resident safety are taken.

         e.   Habitats of endangered wildlife as identified on federal or state lists.

         f.   Historically significant structures and sites, as listed on federal or state lists of historic places and areas of archeological importance such as Native American burial grounds or settlements.

      4.   Additional Considerations: The development shall be laid out to avoid adversely affecting groundwater and aquifer recharge; to reduce cut and fill; to avoid unnecessary impervious cover; to prevent flooding; to provide adequate access to lots and sites; and to mitigate adverse effects of shadows, noise, odor, traffic, drainage, and utilities on neighboring properties.

   C.   Residential Development Design:

      1.   Residential lots shall front on residential access or subcollector streets, not on collector streets or township, county or state roads, unless such access or subcollector streets do not exist and are not required to be installed.

      2.   Variances in lot areas and dimensions, yards, and setbacks may be permitted for the purpose of encouraging and promoting flexibility, economy, and environmental soundness in layout and design provided that the average lots, areas and dimensions, yards, and setbacks within the subdivision conform to the minimum requirements of chapter 3, "District Intensity And Bulk Standards", of this title.

      3.   Every lot shall have sufficient access to it for emergency vehicles, as well as for those needing access to the property and its intended use.

      4.   The placement of buildings and individual dwelling units in residential developments shall take into consideration topography, privacy, building height, orientation, drainage, and aesthetics.

   D.   Commercial And Industrial Development Design: Commercial and industrial developments shall be designed according to the same principles governing the design of residential developments.

      1.   Buildings shall be located according to topography, with environmentally sensitive areas avoided to the maximum extent practicable.

      2.   Factors such as drainage, noise, odor, and surrounding land uses shall be considered in siting buildings.

      3.   Sufficient access shall be provided.

      4.   Adverse impacts shall be buffered.

   E.   Circulation System Design:

      1.   The road system shall be designed to permit the safe, efficient, and orderly movement of traffic; to meet the needs of the present and future population served; to have a simple and logical pattern; to respect natural features and topography; and to present an attractive streetscape.

      2.   In residential subdivisions, the road system shall be designed to serve the needs of the neighborhood and to discourage use by through traffic.

      3.   The pedestrian system shall be located as required for safety. Typically, walks shall be placed parallel to the street. Exceptions may be permitted to preserve natural features or to provide visual interest. In planned developments, walks may be placed away from the road system, but they may also be required parallel to the street for safety reasons.

      4.   Bikeways shall be required if specifically indicated in the county's comprehensive plan.

   F.   Landscape Design:

      1.   The amounts, types, and placement of landscaping shall comply with the provisions of chapter 9, "Landscaping And Tree Protection", of this title.

      2.   Landscaping should be provided at site entrances, in public areas, and adjacent to buildings. The type and amount of landscaping required shall be allowed to vary with the type of development.

      3.   The plant or other landscaping material that best serves the intended function shall be selected. Landscaping materials shall be appropriate for the local environment, soil conditions, and availability of water. The impact of growth rates, eventual sizes, life spans, and seasonal effects shall also be considered.

   G.   Stormwater Drainage And Detention: All subdivision and land development projects shall be required to meet applicable regulations presented in and required by section 8-4-5 of this title. (Ord. 10-001, 1-12-2010)

Residential and mixed use developments in the planned residential (PR) district and all residential cluster developments shall be required to provide open space. Developed open space shall be designed to provide active recreational facilities to serve the residents of the development. Undeveloped open space shall be designed to preserve important site amenities and environmentally sensitive areas in accordance with chapter 4, "Environmental Standards", of this title.

   A.   Minimum Requirements:

      1.   Amount Of Required Open Space: The minimum amount of open space proposed for development shall comply with the requirements of section 8-3-2-1, "Residential Density Standards", of this title, and the resource protection standards specified in section 8-4-2, "Resource Protection Standards", of this title.

      2.   Size Of Open Space Parcels: The area of each parcel of open space designed for active recreational purposes shall be of such minimum dimensions as to be functionally usable.

      3.   Location Of Open Space Parcels: Open space parcels shall be convenient to the dwelling units they are intended to serve. However, because of noise generation, they shall be sited with sensitivity to surrounding development. Active recreation areas shall not be located adjacent to arterial roadways.

   B.   Open Space Improvements:

      1.   The county may require the installation of recreational facilities, taking into consideration:

         a.   The character of the open space land;

         b.   The estimated age and the recreation needs of persons likely to reside in the development;

         c.   Proximity, nature, and excess capacity of existing municipal recreation facilities; and

         d.   The cost of the recreational facilities.

      2.   Undeveloped Open Space: As a general principle, undeveloped open space should be left in its natural state. A developer may make certain improvements such as the cutting of trails for walking or jogging, or the provision of picnic areas, etc. In addition, a developer may be required to make other improvements, such as removing dead or diseased trees, thinning trees or other vegetation to encourage more desirable growth, and grading and seeding. However, the preservation of the trees shall comply with chapter 9, "Landscaping And Tree Protection", of this title.

   C.   Deed Restrictions: Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions, approved by the county state's attorney ensuring that:

      1.   The open area will not be further subdivided in the future.

      2.   The use of the open space will continue in perpetuity for the purpose specified.

      3.   Appropriate provisions will be made for the maintenance of the open space.

   D.   Open Space Ownership: The type of ownership of land dedicated for open space purposes shall be selected by the owner, developer, or subdivider, subject to the approval of the county board. Type of ownership may include, but is not necessarily limited to, the following:

      1.   The county, subject to acceptance by the county board.

      2.   Other public jurisdictions or agencies, subject to their acceptance.

      3.   Quasi-public organizations, subject to their acceptance.

      4.   Homeowner, condominium, or cooperative associations or organizations.

      5.   Shared, undivided interest by all property owners in the subdivision or development.

   E.   Homeowners' Association: If the open space is owned and maintained by a homeowners' or condominium association, the developer shall file a declaration of covenants and restrictions that will govern the association, to be submitted with the application for the preliminary approval. The provisions shall include, but are not necessarily limited to, the following:

      1.   The homeowners' association must be established before the homes are sold.

      2.   Membership must be mandatory for each home buyer and any successive buyer.

      3.   The open space restrictions must be permanent, not just for a period of years.

      4.   The association must be responsible for liability insurance, local taxes, and the maintenance of recreational and other facilities.

      5.   Homeowners must pay their pro rata share of the cost, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners' association.

      6.   The association must be able to adjust the assessment to meet changed needs.

   F.   Open Space Maintenance: The person or entity identified in subsection D of this section as having the right of ownership or control over the open space shall be responsible for its continued upkeep and proper maintenance.

   G.   Exceptions To Standards: Minor deviations from open space standards may be permitted when it can be determined that:

      1.   The objectives underlying these standards can be met without strict adherence to them; and/or

      2.   Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards. (Ord. 10-001, 1-12-2010)

   A.   General Placement Requirements: All electric, telephone, television, and other communication lines, both main and service connections, servicing new developments shall be provided by underground wiring. They shall be placed within easements or dedicated public rights of way and installed in accordance with the prevailing standards and practices of the utility or other companies providing such services. Placement of such utility lines within easements rather than street rights of way is preferred and shall be required where necessary to avoid or minimize conflict with pavements, drainage systems, or sewer and water utilities.

   B.   Use Of Overhead Existing Lines: Lots that abut existing easements or public rights of way where overhead electric or telephone distribution supply lines and service connections have previously been installed may be supplied with electric and telephone service from those overhead lines. However, the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening, or an extension of service, or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

   C.   Pole Locations: Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines.

      1.   Alignments and pole locations shall be carefully routed to avoid locations along horizons.

      2.   Clearing swaths through treed areas shall be avoided by selective cutting and a staggered alignment.

      3.   Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments, and alignments shall follow rear lot lines and other alignments. (Ord. 10-001, 1-12-2010)

   A.   General Provisions:

      1.   Compliance With Local And State Regulations:

         a.   Local Plan: Streets shall be planned and arranged to conform to the transportation policies and traffic map contained in the official county policy plan. For streets not shown on the county plan or map, the arrangement shall provide for appropriate extensions of existing streets and anticipated future development of adjacent areas. The county highway engineer and township road commissioner shall be consulted as to the appropriateness of any extensions that affect their jurisdictions.

         b.   State And Federal Guidelines: It is intended that the streets and roadways covered by this section be in substantial conformance with the Grundy County highway access regulation ordinance and the Illinois department of transportation standards and criteria and the guidelines contained in the American Association Of State Highway And Transportation Officials publication "A Policy On Geometric Design Of Highways And Streets". Variations of specific requirements of this section may be required or allowed to provide design flexibility tailored to particular situations, so long as such variations remain within the intended requirement limits and guidelines.

      2.   Residential Streets: Residential streets shall be arranged so as to discourage through traffic and provide for maximum privacy.

      3.   Design Associated With Speed Limit: The street requirements provided in this section are based on a design speed of forty (40) miles per hour for collector streets, thirty (30) miles per hour for subcollector and rural lanes, and twenty five (25) miles per hour for access streets and cul-de-sacs. When allowable design speeds are greater than these values, streets shall be designed in accordance with appropriate standards and criteria of the Illinois department of transportation, bureau of local roads and streets. Street design based on speeds less than those noted above may be required (or allowed) if warranted by development, topographic conditions, or the advice of the county highway engineer or township road commissioner.

      4.   Standards Applicable To Certain Types Of Streets: The design requirements indicated in this section are for streets and roadways within and adjacent to residential and nonresidential developments and subdivisions intended to serve local access and traffic collection needs. Roadways intended primarily to serve intracounty travel and provide only limited access to abutting lands (arterial and major collector roads) shall be designed in accordance with Illinois department of transportation procedures, standards, and criteria.

   B.   Street Hierarchy:

      1.   Streets shall be classified in a street hierarchy system with design tailored to function accordingly. The street hierarchy system shall be defined by road function and average daily traffic (ADT), calculated by trip generation rates prepared by the Institute Of Transportation Engineers. Trip generation rates from other sources may be used if the applicant demonstrates that these sources better reflect local conditions.

      2.   Each residential street shall be classified and designed for its entire length to meet the standards for one of the street types defined in section 8-17-1-4, figures 1 through 3 of this title. The applicant shall demonstrate to the county's satisfaction that the distribution of traffic to the proposed street system will not exceed the ADT guidelines indicated in section 8-17-1-1 of this title for any proposed street type. Anticipated future developed areas shall be taken into account in determining traffic volumes.

      3.   Nonresidential development and subdivision streets shall be classified and designed in accordance with the uses served and traffic types and volumes to be handled. Adequate allowance shall be made for generated truck traffic. The design of such streets shall be governed by applicable Illinois department of transportation procedures, standards, and criteria.

   C.   Pavement Width:

      1.   Pavement width for each street classification shall be determined by moving traffic, parking, and curbing requirements that are based on the form and intensity of development.

      2.   Intensity of residential development shall be based on lot frontage as follows in table 8-6-3-4, "Intensity Of Development", of this section:

 

 

      3.   Pavement width shall also consider possible limitations imposed by sight distance, climate, terrain, and maintenance needs. In order to minimize street costs, the minimum width assuring satisfaction of needs shall be selected.

      4.   Pavement widths required for each street classification are shown in section 8-17-1-2 of this title.

      5.   At medium development intensity, with lot frontage greater than one hundred fifteen feet (115'), the pavement width may be reduced (subject to county approval) to that required for low intensity development when front yard setbacks exceed sixty feet (60') and it can be demonstrated that sufficient off street parking will exist.

      6.   At intersections with significant left turn traffic, the pavement width shall be widened sufficiently to allow for a separate left turn lane. Minimum width of a left turn lane shall be ten feet (10').

   D.   Pavement Edges:

      1.   Curbing:

         a.   Curb requirements shall vary according to street hierarchy and intensity of development in accordance with the requirements shown in sections 8-17-1-2 and 8-17-1-4, figures 1 through 4 of this title.

            (1)   For drainage control;

            (2)   To stabilize pavement edges;

            (3)   To delineate parking areas;

            (4)   At intersections;

            (5)   At corners; and

            (6)   At tight radii.

         b.   Where curbing is not required, some type of edge definition and stabilization shall be furnished for safety reasons and to prevent pavement deterioration.

         c.   At medium development intensity, the curbing requirement may be waived where front yard setbacks exceed sixty feet (60') and it can be demonstrated that sufficient off street parking will exist.

         d.   Flexibility regarding curb type shall be permitted as long as the curb type accommodates the system of drainage proposed. Typically, curbing shall be B6.12 or M3.12 curb and gutter depending on roadway type and site development conditions.

         e.   Depressed curb sections shall be installed where necessary to provide a ramp for bicycles and/or wheelchairs as required by state law.

         f.   Curbing shall be constructed according to the specifications included in this section.

      2.   Shoulders And Drainage Swales:

         a.   Shoulders and drainage swales shall be provided rather than curbs when:

            (1)   Shoulders are specified by other Illinois DOT or Grundy County highway standards.

            (2)   Soil or topography makes the use of shoulders and drainage swales preferable.

            (3)   It is in the best interest of the county to maintain its rural character by using shoulders and drainage swales instead of curbs.

         b.   Shoulder requirements shall vary according to street hierarchy and intensity of development in accordance with the requirements shown in sections 8-17-1-2 and 8-17-1-4, figures 1 through 4 of this title.

         c.   Shoulders shall have widths as indicated in section 8-17-1-2 and 8-17-1-4, figures 1 through 4 of this title, and shall be located within the street right of way. The width of drainage swales shall be determined by site specific conditions.

         d.   Shoulders shall consist of compacted aggregate and earth material and shall be constructed according to the specifications included in this section.

   E.   Sidewalks And Pathways:

      1.   Sidewalks shall be provided, depending on road classification and intensity of development, in accordance with the requirements indicated in sections 8-17-1-2 and 8-17-1-4, figures 1 through 4 of this title. Sidewalks may also be required in proximity to pedestrian generators, to continue a walk on an existing street, to link pedestrian origin and destination areas, or to serve probable future development as indicated in applicable master plans.

      2.   In conventional subdivisions or development projects, sidewalks shall be placed in the right of way, parallel to the street, unless an exception has been permitted to:

         a.   Preserve topographical or natural features;

         b.   Provide visual interest; or

         c.   Unless the applicant shows that an alternative pedestrian system provides safe and convenient circulation.

      3.   Pathways are intended for bicycle traffic, as well as pedestrians, and may be required when:

         a.   Topography and/or site conditions make the use of pathways preferable;

         b.   It is in the best interest of the community to preserve its rural character by using pathways instead of sidewalks; or

         c.   Significant bicycle traffic is anticipated and it is desirable to keep such traffic off the roadway.

      4.   In planned residential or mixed use developments, sidewalks or pathways may be located away from the road system to link dwelling units with other dwelling units, the street, and on site activity centers such as shopping areas and school/recreational areas. They may also be required to be parallel to the street for safety and other reasons.

      5.   Pedestrianway easements (10 foot minimum width) and pavements may be required through the center of blocks more than six hundred feet (600') long to provide circulation or access to schools, playgrounds, shopping areas, or other community facilities.

      6.   Sidewalks shall typically be four feet (4') wide. Wider sidewalks may be necessary near pedestrian generators and employment centers. Sidewalks shall be at least six feet (6') wide where they abut curbs or pavements and are subject to vehicle overhang.

      7.   Pathways shall typically measure six feet (6') in width. Where significant two-way bicycle traffic is expected, an eight foot (8') width shall be required.

      8.   Sidewalks and pathways shall be constructed according to the specifications included in this section.

   F.   Bikeways:

      1.   Separate bicycle paths shall be required:

         a.   If such paths have been specified as part of the county's comprehensive plan; or

         b.   If such paths are necessary for pedestrian and bicycle traffic circulation within a planned residential or mixed use development.

      2.   Bicycle lanes, where required, shall be placed in the outside lane of a roadway, adjacent to the curb or shoulder. When on street parking is permitted, the bicycle lane shall be between the parking lane and the outer lane of moving vehicles. Lanes shall be delineated with markings, preferably striping. Raised reflectors or curbs shall not be used.

      3.   Bikeways shall be constructed according to the specifications included in this section and also conform to the easement provisions included in subsection 8-6-3-9B of this chapter.

   G.   Relationship Of Street, Utility, And Shade Tree Locations:

      1.   Sewer and water utilities shall generally be located within the right of way on both sides of and parallel to the street. Such utilities may also be located in easements adjacent to the right of way, depending on development and site conditions.

      2.   Underground electric, telephone, television, and other communication lines shall preferably be located within utility easements rather than within street rights of way. Poles for overhead utilities shall be located along street rights of way within two feet (2') of the property/right of way boundary line.

      3.   Trees along streets with curb and gutter edges and without parkway drainage swales shall be located within the street right of way. Trees along streets with drainage swales shall be placed outside of the street right of way (within 20 feet of said right of way) unless the street parkway is wide enough to avoid interferences between swales and trees. Refer to chapter 9, "Landscaping And Tree Protection", of this title, for additional tree location requirements.

   H.   Right Of Way:

      1.   The right of way shall be measured from lot line to lot line and shall be sufficiently wide to contain the required travel pavement, curbs or shoulders, sidewalks, drainage swales, utilities, and shade trees. Right of way widths shall be increased if necessary to accommodate major drainage swales, but swales may be partially located on easements adjacent to the right of way depending on development and site conditions. Typical right of way requirements are shown in sections 8-17-1-2 and 8-17-1-4, figures 1 through 4 of this title.

      2.   The right of way width of a new street that is a continuation of an existing street shall be continued at a width no less than that of the existing street.

      3.   The right of way shall reflect future development and traffic conditions anticipated by the county.

   I.   Cul-De-Sacs:

      1.   Maximum cul-de-sac lengths shall be a function of the type and density of development served. Rather than requiring a maximum length for all situations, cul-de-sacs shall be classified by traffic volumes (ADT) into the following two (2) street categories:

         a.   Residential access streets with a maximum ADT of two hundred fifty (250) and no length limit.

         b.   Subcollector with a maximum ADT of five hundred (500) and length limit of one thousand feet (1,000').

      2.   A length variance for a subcollector street will be considered if the cul-de-sac has a paved emergency access connection to an adjacent collector or higher category street.

      3.   Turnarounds shall typically be of a circular type with a minimum pavement radius of fifty feet (50'). Subject to specific county highway commissioner approval, turnarounds may be provided with a landscaped island. In such cases, minimum pavement width shall be twenty two feet (22').

   J.   Sight Distance:

      1.   Sight distances along roadways and at intersections shall be based on the design speed of the roadways.

      2.   Minimum stopping sight distance along any type of local street other than a collector shall be two hundred feet (200'). The minimum requirement along a collector street shall be three hundred twenty five feet (325').

      3.   Design for passing sight distance is seldom applicable on local streets and has not been used as a criterion in establishing the standards indicated in this section. If vehicle passing opportunities are considered necessary or desirable, the horizontal and vertical curve standards shall be adjusted to provide the passing sight distance required for the design speed established.

      4.   Minimum corner sight distance at intersections of local streets other than collectors shall be three hundred ten feet (310'). At a collector street intersection, the minimum requirement shall be four hundred fifteen feet (415'). Corner sight distance shall be measured from a point on the lower category street at least twenty feet (20') from the edge of the higher category street pavement.

      5.   Corner sight distance at the intersection of a local street with an arterial or major collector road shall be based on the design speed of said road. Fifty (50) miles per hour requires five hundred fifteen feet (515'), and sixty (60) miles per hour requires six hundred fifty feet (650').

      6.   To maintain visibility at intersections, sight triangle easements shall be provided at street corners.

         a.   These easements shall consist of the area within the triangle defined by the following lengths along the street right of way lines, measured from the intersection of said lines. The noted length for the no stop control condition is based on a thirty (30) mile per hour design speed for both streets. If the design speed for either street exceeds thirty (30) miles per hour, the sight triangle lengths shall be adjusted accordingly.

            (1)   Forty feet by forty feet (40' x 40') where stop control is provided.

            (2)   Ninety feet by ninety feet (90' x 90') where stop control is not provided.

         b.   Landscaping, structures, or other accessory uses shall comply with the provisions of section 8-2-3-16, "Vision Clearance For Corner Lots", of this title. A public right of entry shall be reserved for the purpose of removing any object or material that obstructs the clear sight.

         c.   Existing ground, vegetation, trees, and structures within this easement that would create a traffic hazard by limiting visibility shall be removed to the extent necessary to provide adequate visibility.

   K.   Grades And Vertical Curves:

      1.   Minimum street grade permitted for streets with curb and gutter shall be 0.5 percent. Where topographical conditions permit, grades in excess of 0.5 percent shall be used.

      2.   Maximum street grade shall vary by road hierarchy, with flatter grades required for roads with higher ADTs, in accordance with the requirements shown in section 8-17-1-3 of this title.

      3.   Intersections shall be designed with a flat grade wherever practical. Maximum grade within fifty feet (50') of intersections shall be as indicated in section 8-17-1-3 of this title.

      4.   Minimum length or crest and sag vertical curves shall be based on providing an adequate stopping site distance and shall be as shown in section 8-17-1-3 of this title.

   L.   Intersection And Roadway Geometrics:

      1.   Street intersections shall be as nearly at right angles as possible. In no case shall an intersection be at less than seventy five degrees (75°).

      2.   New intersections along one side of an existing street shall, if possible, coincide with any existing intersections on the opposite side of each street. Use of "T" intersections in subdivisions shall be encouraged. To avoid corner cutting when inadequate offsets exist between adjacent intersections, offsets shall measure at least one hundred seventy five (175) to two hundred feet (200') between centerlines.

      3.   Intersections shall be rounded at the surface edge (curb line), with the street having the highest radius requirement as shown in section 8-17-1-3 of this title, determining the minimum standard for all surface edges (curb lines).

      4.   Intersections with roads under the jurisdiction of an agency other than the county or local township shall be as specifically required by the subject agency.

      5.   Minimum requirements for centerline radius, tangent length between reverse curves, and edge radii shall be as shown in section 8-17-1-3 of this title.

   M.   Pavements:

      1.   Cross Section Slopes:

         a.   Pavement cross slope (crown) must be adequate to provide proper drainage. Bituminous pavement cross slopes shall be three- sixteenths inch (3/16") to three-eighths inch (3/8") per foot. Aggregate pavement cross slopes shall be one-fourth inch (1/4") to one-half inch (1/2") per foot.

         b.   Bituminous shoulder cross slopes shall be one-fourth inch (1/4") to one-half inch (1/2") per foot. Gravel shoulders shall be one-half inch (1/2") to three-fourths inch (3/4") per foot, and turf shoulders shall be three-fourths inch (3/4") to one inch (1") per foot.

         c.   At super elevated pavement sections, shoulder cross slopes shall be adjusted so that the algebraic difference between the pavement and shoulder slopes does not exceed eight percent (8%).

         d.   Front slopes of drainage swales shall not exceed three to one (3:1). Back slopes shall not exceed two to one (2:1). Back slopes more than four feet (4') high shall not exceed three to one (3:1).

         e.   Pavement superelevation is typically not used on local streets but, depending on conditions, may be required on collector streets. The rate of superelevation shall not exceed 0.08 foot per foot for rural conditions and 0.04 foot per foot for urban conditions.

      2.   Thickness And Materials:

         a.   Local streets covered by this chapter shall typically consist of bituminous concrete surface and binder courses, an aggregate base course, and a geotextile fabric placed on a suitable nonorganic subgrade.

         b.   Required pavement thickness shall be a function of traffic volumes anticipated, pavement materials used, and subgrade support available.

         c.   Pavement thickness design procedures and criteria shall be in accordance with the Illinois department of transportation publication "Structural Design Of Flexible Pavement".

         d.   Residential collector streets shall have a structural number of 3.0 or greater. The minimum structural number for all other local residential streets shall be 2.5. Streets intended for commercial or industrial development shall have a structural number of 3.0 or greater. These minimum requirements are based on a subgrade IBR value of 3.0. If this subgrade strength is not available, the pavement structure section shall be increased in accordance with IDOT design procedures.

         e.   Street pavements shall be constructed according to the specifications included in this chapter.

      3.   Typical Street Sections: Section 8-17-1-4, figures 1 through 4 of this title graphically display the various requirements indicated in this section. The street sections shown are intended to meet typical conditions and shall be required unless revisions are approved by the county. Such changes or variations will be allowed or required if, by reasonable and current engineering practices and standards, they are determined necessary to resolve specific traffic or site conditions.

   N.   Driveways:

      1.   Local access driveway connections to public streets shall typically be constructed in accordance with section 8-17-1-5 of this title.

      2.   Revisions to the requirements indicated in section 8-17-1-5 of this title, may be necessary to accommodate specific roadway, site or traffic conditions (see subsection M3 of this section).

   O.   Signs And Markings:

      1.   Traffic control signs and pavement markings shall be provided and installed in conformance with the principles and standards contained in the Illinois department of transportation publication "Manual On Uniform Traffic Control Devices" (MUTCD).

      2.   The locations and detailed requirements of regulatory and warning signs and pavement markings shall be as required by the county highway department.

      3.   Pavement centerlines shall be provided on streets with an ADT greater than five hundred (500) vehicles. Pavement edge lines shall be provided on streets with shoulders when the ADT exceeds five hundred (500) vehicles. Centerlines and edge lines shall also be provided in other situations when specifically required by the county.

      4.   Street name signs shall be installed at all street intersections. Placement, size and materials shall be in accordance with IDOT and MUTCD requirements. At four-way intersections, two (2) sign installations shall be provided. These signs shall be placed on diagonal corners so that they will be on the near left hand and far right hand sides of the intersection for vehicles on the street with the higher traffic volume.

      5.   Information signs in planned residential or mixed use developments shall be placed so as to avoid street sight distance and other traffic safety problems. Such signs shall also follow a design theme that is related and complementary to other elements of the overall site design. Placement, size, and appearance of information signs shall be subject to approval of the county.

      6.   Traffic control signs along public roadways shall be installed by the governing local agency (township or county highway department). Material and installation costs shall be paid for by the developer.

   P.   Street Lighting:

      1.   Streetlights typically shall be provided at all street intersections, at commercial/industrial driveways, at residential off street parking access drives, and at a spacing not to exceed six hundred feet (600') between intersections. Streetlights shall also be provided at curves where specifically required by the county.

      2.   Continuous lighting may be required along commercial/industrial land use streets and along collector streets within or adjacent to high and medium intensity developments. The need for continuous lighting shall depend on the intensity of land use, volume of vehicle traffic, and amount of pedestrian traffic.

      3.   The publication "American National Standard Practice For Roadway Lighting" shall be used as a guide in the design of street lighting systems. Illumination levels and uniformity ratios should be as recommended in that publication.

      4.   Streetlights shall typically consist of a sharp cutoff type luminaire, with a four (4) to six foot (6') bracket arm mounted on a concrete or steel standard (pole). Maximum mounting height within residential areas shall be thirty feet (30'). Specific luminaire and standard provided shall be as approved by the county.

      5.   Streetlights shall be provided and installed according to county specifications.

      6.   The owner, subdivider, and owners of each subdivision required by this section to have a street lighting system shall be required to establish a subdivision or homeowners' association to maintain the system. It shall be responsible for payment of the repair, replacement, maintenance, and energy costs generated by the street lighting system once it is provided by the owner or subdivider. The association shall be responsible for payment directly to the provider of repair, replacement, maintenance, or energy services. The association shall keep the street lighting system in good repair and shall repair or replace nonoperating fixtures or other portions of the system within thirty (30) days of the time they become nonoperational. (Ord. 10-001, 1-12-2010)

   A.   Number Of Spaces: The number of off street parking spaces that shall be required shall be as specified in chapter 8, "Off Street Parking And Loading; Access Management; Exterior Lighting", of this title.

   B.   Size Of Spaces And Aisles: The dimensions of automobile off street parking spaces and aisles shall comply with the provisions of chapter 8, "Off Street Parking And Loading; Access Management; Exterior Lighting", of this title.

   C.   Parking Areas:

      1.   Location: Automobile off street parking areas in planned residential or mixed use projects shall be oriented to and be located within a reasonable walking distance of the buildings they are designed to serve. Maximum walking distances shall be:

         a.   Two hundred fifty feet (250') for residents,

         b.   Three hundred feet (300') for guests, and

         c.   Eight hundred feet (800') for shoppers and employees.

      2.   Access: Access to parking areas shall be designed so as not to obstruct the free flow of traffic. There shall be adequate provision for entrance to and exit from all parking spaces to ensure ease of mobility, ample clearance, and safety of vehicles and pedestrians.

      3.   Sidewalks: Where sidewalks occur in automobile parking areas, parked vehicles shall not overhang the sidewalk unless an additional two feet (2') of sidewalk width is provided in order to accommodate such overhang.

      4.   Pavement Markings And Signs: All parking spaces, turning lanes, no parking zones, etc., shall be adequately defined with pavement markings. Signs shall be installed as required to control traffic movements and parking. Stop signs shall, in all cases, be installed at exit drive street locations.

      5.   Landscaping: Parking areas shall be suitably landscaped to minimize noise, glare, and other nuisance characteristics, as well as to improve the environment of the site and surrounding area. Large parking lots shall be broken down into sections as appropriate for the type and size of the development. Sections shall be separated by landscaped dividing strips, berms, and similar elements. Landscaping shall also be consistent with the requirements of chapter 9, "Landscaping And Tree Protection", of this title.

   D.   Pavements:

      1.   Off street parking and driveway pavements shall typically consist of bituminous concrete surface and binder courses and an aggregate base course as a suitable nonorganic subgrade. The use of a geotextiles fabric between the base course and subgrade is suggested.

      2.   Required pavement thickness shall be determined in accordance with subsection 8-6-3-4M2 of this chapter.

      3.   Parking areas (spaces and aisles) with little or no truck traffic shall have a structural number of 2.2 or greater. The minimum structural number of main drives with significant traffic volume and driveways that serve truck traffic shall be 2.5.

      4.   Single-family residential driveways shall, as a minimum, consist of two inches (2") of bituminous concrete and six inches (6") of aggregate base. Residential driveways in agricultural areas may be of stone or gravel where such driveways commonly exist on surrounding properties of similar use.

      5.   Driveway aprons within street rights of way shall be as indicated in subsection 8-6-3-4N of this chapter.

      6.   The use of curbs along pavement edges is suggested. Curbs or precast wheel stops shall be provided along all parking spaces.

      7.   Where curbs are not provided along pavement edges, the base course shall extend one foot (1') beyond the edge of the binder and surface courses.

      8.   Parking area and driveway pavements shall be constructed according to the specifications included in this chapter. (Ord. 10-001, 1-12-2010)

   A.   General Sewage Collection And Disposal Requirements:

      1.   Developments and occupied facilities shall be connected to an approved and functioning public or community sewage collection and centralized treatment system, where such a system is available. Where public or community sewers and a centralized treatment plant are not available, developments shall provide and occupied facilities shall be connected to such a collection and treatment system when required by the county, as discussed in this section.

      2.   The use of individual lot or building on site sewage disposal systems or facilities shall be restricted and shall be dependent on local soil and groundwater conditions and the known or anticipated extent/density of development within the area. The use of cluster on site disposal systems may be required by the county health department to overcome adverse site conditions.

      3.   Depending on the number of dwelling units, residential developments shall be connected to an existing sanitary sewer system if service is available, within the following distances from the nearest property line to the sanitary sewer as shown in table 8-6-3-6, "Sanitary Sewer System Distance Requirements", of this section.

 

 

      4.   When a residential subdivision or development with more than fifteen (15) units is located within one mile of an existing sanitary sewer system, adequate justification shall be provided as to why it should not be connected to the existing sewer system. For residential developments with more than fifteen (15) units and located more than one mile from an existing system, sewage disposal strategy shall be determined on a case by case basis, taking into consideration the density of development, costs, and the concerns and criteria noted in this section.

      5.   Small scale nonresidential developments may be required to be connected to an existing sanitary sewer system if service is available within one thousand feet (1,000'). Requirements for large scale nonresidential development within or more than one mile from an existing system shall be as indicated in subsection A4 of this section. Judgments and decisions regarding nonresidential factors such as size, water use, and suitability of on site sewage disposal facilities shall be as reasonably determined by the county on an individual basis taking into account the specific characteristics of the development.

      6.   A complete public or community sewage collection and centralized treatment system may be required by the county in order to:

         a.   Protect the quality of groundwater that may be used for potable water.

         b.   Protect the quality of surface waters including wetlands, streams, ponds, lakes, and rivers.

         c.   Maintain the quality of aquatic habitats, thereby protecting a variety of plant and animal species.

         d.   Prevent failure of individual sewage disposal systems.

         e.   Protect citizens from the health hazards associated with the failure of individual sewage disposal systems.

         f.   Protect public investments in public sewer systems.

      7.   The following conditions shall be evaluated in determining the necessity of a public or community sewage system in place of individual or cluster on site sewage disposal systems:

         a.   Location of the development with regard to extraterritorial limits of municipalities with public sewage systems.

         b.   Classification of the soils within areas proposed or needed for septic ground absorption fields, with regard to the suitability or restrictions of these soils for such absorption fields. The land use department requires that, prior to permitting and installing a new septic system, a soil evaluation, performed by a member of the Illinois Soil Classifier Association, must be made in the area that the proposed system is to be installed. This percolation ("perc") test is necessary to determine the absorption capacity of soils, and the test results will be useful in determining the appropriate type of sewage disposal system.

         c.   The possibility of future adjacent development that could negatively impact the concerns noted in subsection A6 of this section.

      8.   If a sanitary sewer system is not available and a new community sewage system with centralized treatment is not warranted or feasible, residential housing units and nonresidential facilities shall be served by individual or cluster on site sewage disposal systems.

         a.   Development density and lot sizes shall be in accordance with county requirements for the use of such on site disposal systems.

         b.   The type and design of these on site systems shall be subject to specific site conditions listed by the county health department. They include, but are not limited to, topography, soil types, bedrock, and groundwater.

         c.   The use of cluster systems or other alternative on site collection and treatment systems may be required to overcome unsuitable conditions. A cluster system shall typically consist of individual septic tanks for each lot or building, a gravity or pressure sewer system, and a small neighborhood treatment facility such as a sand filter or aerobic plant.

         d.   The use, design, installation, and operation of all on site sewage disposal systems shall conform to the requirements of the county health department and will require a permit issued by said department.

            (1)   In some cases, permit approval of the Illinois EPA will be required in lieu of county approval. Systems that are regulated by the IEPA are not regulated by the county health department.

            (2)   The county health department enforces the Illinois private sewage disposal act and code which is promulgated, published, and enforced by the Illinois department of public health (IDPH). The county has adopted and does enforce standards that are more stringent than those of the IDPH.

      9.   If it is determined that soil conditions will not support on site disposal and a satisfactory central collection and disposal system cannot be provided and maintained, the subdivision or development project shall be denied by the county board.

      10.   Due to adverse soil or water table conditions, the following requirements shall apply: Individual dwellings within subdivisions of three (3) or more lots and nonresidential and multi-family residential facilities within any size development that are otherwise permitted to have individual on site sewage disposal systems may be required to have one of the following alternative on site disposal systems in lieu of a conventional septic tank seepage field system. Specific requirements shall be as specified by the county health department upon determination of actual site conditions.

         a.   Septic tank with pumped discharge to an elevated sand filter (Wisconsin mound).

         b.   Septic tank with a buried sand filter and trickle trenches.

         c.   Aerobic treatment plant with pumped discharge to a full size seepage field, a buried sand filter, or an elevated sand filter (Wisconsin mound).

         d.   Aerobic plant with a trickle trench connected to a subsurface drainage pipe or storm sewer.

         e.   Other approved "alternative" systems.

      11.   Developments that are permitted to have individual sand filter or aerobic plant on site sewage disposal systems will be required to install common, community discharge sewers connecting all individual on site systems to an acceptable receiving stream or body of water, if the local site, soil, and groundwater conditions indicated in subsection A10 of this section will prevent adequate subsurface disposal of effluent from seepage fields or sand filters. Determination of local conditions and the need for common discharge sewers shall be by the county health department.

      12.   When soil conditions are rated severe for ground absorption disposal of effluent, installation of a subsurface drainage system may be required (by the county health department) to lower the groundwater level. Such drainage systems shall be designed to prevent entry of sewage system effluent.

      13.   If a public or community sewage collection and treatment system is required, an agreement between the county and the applicant (developer) may be established (at the county's option) to enable equitable recoupment of system construction and operating costs if other developments connect to the system.

      14.   If a sanitary sewer system will be provided to the area within a five (5) year period as indicated in a sewer master plan, official map, or other official document, the county may require installation of a capped system, or "dry lines" (mains only), or the county may require a payment in lieu of the improvements.

      15.   All proposals for new sanitary sewer systems, or extensions to existing sewer systems, or the installation of "dry lines", or the use of individual on site disposal systems shall be subject to the approval of the county.

   B.   Public System Capacity:

      1.   Sanitary sewer systems shall be adequate to handle anticipated flows based on complete development of the defined service area. Sewer flow from future development areas shall be based on estimates of development type and density as determined by the Illinois EPA. Sewers shall be designed to carry peak flows from the areas served.

      2.   Average and peak flows from proposed development areas and facilities shall be calculated from sewage flow guides and standards determined to be acceptable to both the county and the Illinois EPA.

      3.   Daily sewer flows from residential areas shall be determined from the population served. For design purposes, average daily wastewater flow shall be assumed to be one hundred (100) gallons per day (gpd) per person. A lower per capita flow rate may be used if it can be substantiated to the satisfaction of both the county and the Illinois EPA.

      4.   Peak flows for residential area systems with populations of less than five hundred (500) people shall be assumed to be four (4) times average daily flow. Peak flow ratios for larger systems shall be determined from the following formula:

 

 

   C.   System Design And Layout:

      1.   General Design And Layout Requirements:

         a.   Sewage system criteria and standards shall be in accordance with accepted engineering practices regarding such systems. The county shall have the prerogative to make use of those practices that it believes to represent the best available information and procedures.

         b.   Alternatives to standard gravity sewer systems such as pressure sewers (grinder pump or septic tank effluent pump), small diameter gravity sewers, and vacuum sewers may be permitted by the county, depending on specific development and site conditions and circumstances.

         c.   Sewage collection and treatment facilities shall be designed and constructed to conform with all applicable EPA regulations and permit requirements.

      2.   Location Of Public Sewers:

         a.   Sanitary sewers shall typically be located within street rights of way or in utility easements adjacent to street rights of way.

         b.   Sanitary sewers may be located within open space areas or along rear or side lot lines, if such a layout provides an efficient system and if adequate maintenance access is provided to all manholes.

         c.   If maintenance access cannot be provided to an entire section of sewer between manholes, or if a sewer is close to a building or within a high groundwater area, or if it passes under a creek or river, the use of water main quality pressure pipe shall be required.

         d.   All sewers not within dedicated street rights of way shall be located within defined utility easements. Easements adjacent to street rights of way shall be at least ten feet (10') wide. Sanitary easements otherwise located shall have a minimum width of twenty feet (20').

         e.   Sanitary sewers shall not be located closer than twenty feet (20') from any building or structure.

         f.   Any sewer within one hundred feet (100') of a water supply well or a below ground water storage reservoir shall be constructed of water main quality pressure pipe.

      3.   Public Sewer Mains (Standard Gravity Systems):

         a.   Sewer flow capacity shall be calculated by the Manning formula using n = 0.013. Minimum allowable velocity with pipe full or half full shall be two feet (2') per second (fps). Maximum velocity shall be ten (10) fps.

         b.   The minimum sewer size shall be eight inches (8") in diameter.

         c.   The minimum slope for eight inch (8") sewers shall be 0.4 percent. Where possible, a slope greater than minimum shall be provided for sewers with limited use to minimize blockages due to low flow.

         d.   The maximum manhole spacing shall be four hundred feet (400').

         e.   The minimum sewer depth shall typically be eight feet (8') to avoid utility conflicts. The minimum depth in a special case circumstance shall be five feet (5').

      4.   Building Services:

         a.   Minimum gravity service sewer size shall be four inches (4") in diameter. The minimum slope shall be one percent (1%).

         b.   Two (2) service sewers may be placed in the same trench when they serve adjacent attached units.

         c.   A common service sewer may be permitted for multi-family housing or multi-unit nonresidential buildings where there is an entity (such as an owners' association) responsible for the maintenance of the common services.

         d.   Service risers shall be provided where the sewer depth exceeds twelve feet (12').

      5.   Additional Requirements: Sanitary sewer system material, equipment, and construction requirements shall be as indicated in the specifications included in this chapter. (Ord. 10-001, 1-12-2010)

   A.   General Potable Water Supply Requirements: All developments and occupied facilities shall be properly connected to an approved and functioning public/community water system where such a system is available. Where a public/community water system is not available, developments shall provide and occupied facilities shall be connected to such a system when required by the county, as discussed in subsections C1a and C1b of this section. The use of individual private wells shall be restricted and shall be dependent on local groundwater conditions, the type of sewage disposal system used, and the known or anticipated extent/density of development within the area.

   B.   Connection To Existing System:

      1.   Depending on the number of dwelling units, residential developments shall be connected to an existing water supply system if service is available within the following distances from the nearest property to the water system:

 

 

      2.   When a residential development with more than fifteen (15) units is located within one mile of an existing water system, adequate justification shall be provided as to why it shall not have a connection to the existing water supply system. For residential developments with more than fifteen (15) units and located more than one mile from an existing system, water supply system strategy shall be determined on a case by case basis taking into consideration density of the development, costs, groundwater availability and quality, and the concerns and criteria noted in subsections C1a, C1b, C1c and C2 of this section.

      3.   Small scale nonresidential developments may be required to be connected to an existing water supply system if service is available within one thousand feet (1,000'). Water supply requirements for large scale nonresidential developments within or more than one mile from an existing system shall be as indicated in subsection B2 of this section. Judgments and decisions regarding nonresidential factors such as size, water use, and fire protection needs shall be as reasonably determined by the county on an individual basis taking into account the specific characteristics of the development.

   C.   Type Of System:

      1.   Public Or Community Water System:

         a.   When warranted, a complete public/community water system, including supply well, storage and treatment facilities, and distribution mains may be requested by the county in order to:

            (1)   Ensure the availability of potable water meeting the quality standards established by the Illinois EPA.

            (2)   Enable proper monitoring and testing of potable water supplies for public health purposes.

            (3)   Provide an adequate level of fire protection.

         b.   The following conditions shall be evaluated in determining the necessity of a public/community water supply system in lieu of private individual wells:

            (1)   Location of the development with regard to extraterritorial limits of municipalities with public water systems.

            (2)   Availability and quality of existing groundwater supply sources.

            (3)   Development density and type with regard to the level of fire protection that should be provided.

            (4)   The possibility of future additional development that could negatively impact private individual well water supply sources.

         c.   Residential and nonresidential developments and subdivisions that will have nine (9) or more lots, fifteen (15) or more service connections, or twenty five (25) or more residents or occupants shall be required to provide a community water system. Individual wells may be allowed through variance, depending on the conditions indicated in subsection A of this section. A variance shall only be granted to parcels of record as of August 9, 1994, whether the parcel of record is subdivided or developed as a whole or in phases.

         d.   If a public/community water system is required, an agreement between the county and the applicant (developer) may be established (at the county's option) to enable equitable recovery of system and operating costs if other developments connect to the system.

         e.   If a public water supply system is to be provided to the area within a five (5) year period as indicated in a water master plan, official map, or other official document, the county may require installation of a capped system or dry lines (mains only), or the county may require a payment in lieu of the improvement.

      2.   Private Water Supply 2 : If a water supply system is not available and a new community water system is not warranted or feasible, residential housing units and nonresidential facilities shall be served by individual private wells. The use, design, and installation of such wells shall conform to county health department requirements and will require a permit issued by said department.

      3.   Approval Of Water Supply Required: All proposals for new community water supplies, or extensions to existing water systems, or the installation of dry lines, or use of wells and other water sources shall be subject to the approval of the county.

   D.   System Capacity:

      1.   The water supply system shall be adequate to handle anticipated flows based on complete development of the water system service area.

      2.   The demand rates for all uses shall be considered in computing total system demand. Where fire protection is provided, the system shall be capable of providing the required fire demand plus the required domestic demand.

      3.   Daily residential demand shall be computed in accordance with the population served. The water use per person for such calculations shall be one hundred (100) gpd for single-family detached units and eighty (80) gpd for other housing types.

      4.   Nonresidential demand shall be computed from water use data and standards determined to be acceptable to both the county and the Illinois EPA.

      5.   Residential water systems shall be designed to carry peak hour flows and be capable of delivering the following peak hour demands with a minimum water main pressure of thirty five (35) psi:

 

      6.   Fire protection facilities (hydrants, storage tanks, and large capacity pumps) shall be furnished as part of a community water supply system whenever feasible. Minimum fire flows shall be based on recommendations by the American Insurance Association and the National Board Of Fire Underwriters. Detailed fire protection requirements shall be as specified by the local fire department or fire protection district.

      7.   For developments of one- and two-family dwellings, not exceeding two (2) stories in height, the following fire flows may be used:

 

 

Note:

   1.    For contiguous buildings (attached dwelling units of 2 or more two-family units and/or multi-family units), a minimum of 2,500 gpm may be used.

      8.   When standard fire protection facilities are not feasible for a small community water system and in rural type developments not served by a community water system, supplementary fire protection shall be provided by means of special manhole structures or suitable riser pipes connected to available water sources such as ponds or lakes. Said facilities are intended to enable fire vehicle storage tanks to be refilled by drawing water from the water source. These facilities shall be installed adjacent to street pavements and connected to water sources with pipes set three (3) to five feet (5') below normal water level.

   E.   System Design And Layout:

      1.   General Design And Layout Requirements:

         a.   Water supply system criteria and standards shall be in accordance with accepted engineering practices regarding such systems. The county shall have the prerogative to make use of those practices that it feels represent the best available information and procedures.

         b.   The design and construction of water distribution systems; water supply wells; and treatment, storage, and pumping facilities shall comply with all applicable American Waterworks Association (AWWA) standards and all Illinois EPA regulations and permit requirements.

      2.   Water Main Location:

         a.   Water mains shall typically be located within street rights of way or in utility easements adjacent to street rights of way.

         b.   Water mains may be located within open space areas or along rear or side lot lines if necessary to create looped main systems and if adequate maintenance access is provided to valves.

         c.   All water mains not located within street rights of way shall be placed within defined utility easements. The minimum width of such easements shall be ten feet (10').

         d.   Water mains shall be located no closer than twenty feet (20') from any building or structure.

      3.   Distribution Mains:

         a.   The minimum pipe size shall be eight inches (8") in diameter, except in specific instances where a six inch (6") diameter is warranted and is approved by the county.

         b.   Looped mains shall typically be required, but nonlooped mains for short cul-de-sacs, small cluster housing areas, and similar situations will be considered on an individual basis.

      4.   Valves:

         a.   Water main valves shall be located so that no more than three (3) of them are required to be shut off to isolate any section of main. In no event shall more than five (5) valves have to be shut off to isolate a section upon connection of a new main with an existing main.

         b.   The maximum valve spacing shall be one thousand feet (1,000').

         c.   Distribution main valves shall be placed in concrete vaults. Valves on large size building service lines and fire protection service lines may have cast iron valve boxes.

      5.   Fire Hydrants:

         a.   Hydrants shall be located and spaced such that two hundred fifty foot (250') radius circles centered on each hydrant cover at least seventy six percent (76%) of each individual building on a site. All points of a building shall be within a three hundred fifty foot (350') radius of one or more hydrants. Where, in the opinion of the county, a subject building is not accessible from a specific hydrant, that hydrant shall not be used to determine the adequacy of coverage of the building.

         b.   Where water mains are installed in an area prior to knowing the intended layout of the buildings intended to be served, hydrants shall be provided at intervals not exceeding four hundred fifty feet (450').

         c.   Hydrants need not be provided in open space areas or along roadways where there are no buildings existing or planned within a distance of three hundred feet (300'), or where the buildings are not accessible from the water main location. But the county has the option of requiring a reasonable number of hydrants for specific uses other than protecting project structures.

         d.   One hydrant may be installed on a nonlooped six inch (6") main extension not exceeding three hundred feet (300') in length, provided there are no building fire protection services connected to the extension.

         e.   Hydrant locations shall be subject to review by the local fire protection authority.

      6.   Building Services:

         a.   A separate water service connection for each unit shall be utilized for detached housing and nonresidential buildings where maintenance is the responsibility of the individual property owner.

         b.   Common water service connections may be allowed for multi- family housing and multi-unit nonresidential buildings where there is an entity (such as an owners' association) responsible for the maintenance of the common water services. Where common services are utilized, individual water shutoffs shall be provided for each unit.

         c.   The minimum size service for an individual dwelling unit shall be a one inch (1") line with a three-fourths inch (3/4") meter.

         d.   Services for multi-unit buildings shall be sized for the number of units served and to provide fire protection, if required.

         e.   Two (2) service lines may be placed in the same trench when they serve adjacent attached dwelling units.

         f.   Water services and sanitary services may be placed in the same trench, provided that the water service is placed on an earth bench at least eighteen inches (18") above the top of the sanitary service pipe.

      7.   Additional Requirements: Water distribution system material, equipment, and construction requirements shall be as indicated in the specifications included in this chapter. (Ord. 10-001, 1-12-2010)

   A.   Location Of Utility Lines: All utility distribution lines for electric, gas, and telephone services within and adjacent to subdivisions shall be placed underground within defined easements or within dedicated rights of way, as described in section 8-6-3-3, "Utility Lines And Mains", of this chapter.

   B.   Overhead Lines: Overhead electric and telephone lines will be permitted only in special circumstances when specifically approved by the county board.

   C.   Approval From Street Or Highway Authority: Placement and construction of electric, gas, and telephone utility lines and structures within street and highway rights of way shall be subject to the approval of the appropriate street or highway authority.

   D.   Avoidance Of Conflicts With Roads Or Other Utilities: Underground electric, gas, and telephone lines shall be located and installed so as to avoid conflicts with and prevent damage to other underground utilities, such as sewers and water mains. Aboveground structures, such as transformers, shall be located so as not to be roadway traffic hazards or obstruct overland drainage.

   E.   Compliance With State Regulations: Installation of electric, gas, and telephone utilities shall be in compliance with applicable orders, rules, and regulations of the Illinois commerce commission. The developer shall be responsible for compliance with rules and regulations of all public utility companies that will service the development. Utility company rules and regulations shall be those filed with the Illinois commerce commission and in effect with regard to the utility service to be provided. The developer shall also be responsible for providing the county engineer with all public utility location plans for review and record purposes.

   F.   Cable Television And Other Communications Services: Installation requirements for cable television or other types of communication or information lines and facilities shall be in accordance with those indicated for electric, gas, and telephone utilities. (Ord. 10-001, 1-12-2010)

   A.   Utility And Drainage Easements:

      1.   Easements for utility and drainage purposes shall be provided along the rear and side lot lines of all lots within a subdivision and along the rear and side property lines of individual development sites, except where the county's review engineer determines such easements are unnecessary. Easements containing or intended to contain sewer, water main, electric, natural gas, or telephone utilities shall be not less than twenty feet (20') wide. Easements for overland drainage only shall be not less than ten feet (10') wide. Such easements shall be centered on the lot or property lines except where site conditions warrant offsetting the easement.

      2.   Utility and drainage easements shall be provided along front and side lot and property lines adjacent to street rights of way where required.

      3.   Utility easements shall be in substantial conformance to the requirements of the utility companies that service the area. The developer shall furnish evidence that easement layouts and provisions have been reviewed by all of the individual companies or organizations responsible for furnishing the services involved. Conflicts shall be resolved prior to county approval of the final subdivision plat or development plan.

      4.   Where a property or subdivision is traversed by a watercourse, drainageway, channel or stream, or other body of water, appropriate easements shall be provided to accommodate observed, computed, or anticipated stormwater drainage through and from the site. The width or extent of the easement shall conform substantially with the base flood elevation or estimated high water level of the watercourse and shall allow access for construction and maintenance equipment.

      5.   Storm detention basins and other types of flood control facilities shall be provided with permanent easements reserving the use of such areas for drainage and flood control purposes. The limits of these easements shall extend sufficiently beyond the planned high water level to allow access for construction and maintenance equipment. Where such facilities are not adjacent to public rights of way, additional easements, not less than twenty feet (20') wide, shall be provided allowing personnel, vehicle, and equipment access from the public right of way to perform construction or maintenance work on the facilities.

   B.   Sidewalk And Bike Path Easements: Easements for sidewalks or bike paths shall be provided along street rights of way or along lot or property lines in accordance with the approved development plan. Such easements shall be not less than ten feet (10') wide when located adjacent to a street right of way and not less than twenty feet (20') wide when located elsewhere.

   C.   Construction Vehicle Turnaround Easements: Temporary vehicle turnaround easements shall be provided at the ends of streets planned to be extended in the future. The dimensions of such easements shall be as necessary to accommodate a circular or "T" shaped turnaround, as required by the county's review engineer. Upon completion of the future public street extension, the temporary turnaround easement shall be considered automatically vacated for such use.

   D.   Clear Sight Distance Easements: Easements to provide clear sight distance shall be provided at street intersections. Such easements shall be in accordance with subsection 8-6-3-4J, "Sight Distance", of this chapter.

   E.   No Access Strip Easements: Easements defined as no access strip easements shall be provided along lot and property lines abutting streets, upon which no vehicle driveway will be allowed. Such easements shall be at least fifteen feet (15') wide.

   F.   Screen Planting Easements: Where landscape buffers or screens are required in accordance with this chapter, screen planting easements may be required by the county to ensure the permanent use of such areas for landscape buffer/screen purposes.

   G.   Alterations Or Damages To Easements: In the event that areas or facilities within designated easements are altered, damaged, or destroyed so as to impede or prevent the uses for which they were intended or change the conditions or requirements shown on the development site improvement plans, the county will have cause to have such alterations or damages corrected at the expense of the party or parties causing such alterations or damages. (Ord. 10-001, 1-12-2010)

Improvement guarantees shall be provided to ensure the proper installation and maintenance of required street, utility, drainage, and other improvements. The nature and duration of the guarantee shall be structured to achieve this goal without adding unnecessary costs to the developer.

   A.   Guarantees Required: Before the recording of final subdivision plats or as a condition of final site plan approval, the county board shall require the following guarantees:

      1.   The furnishing of a performance guarantee in the amount of one hundred twenty percent (120%) of the cost of installation at the improvements.

      2.   Provision for a maintenance guarantee for a period of eighteen (18) months after final acceptance of an improvement in the amount of fifteen percent (15%) of the cost of the improvement.

      3.   In the event that other governmental agencies will own the improvements to be installed and the improvements are covered by a performance or maintenance guarantee to these other entities, no performance or maintenance guarantee, as the case may be, shall be required by the county for such improvements.

   B.   Effect Of Guarantee: The maximum time allowed for installation of the improvements for which the performance guarantee has been provided shall be two (2) years from the date of approval of the final subdivision plat or final development project. This time period may be extended by the county board by resolution.

   C.   Notice Of Completed Improvements, Inspections, And Approval: Upon substantial completion of all required improvements, the developer shall notify the county's review engineer and highway engineer in writing, by certified mail. This notice shall include identifications, quantities, and installation costs of the subject improvements and a statement by the developer's engineer that the improvements have been completed in accordance with this chapter.

      1.   The county's review engineer and highway engineer shall inspect all improvements of which such notice has been given and advise the developer of any outstanding issues.

      2.   If there are no outstanding issues, the county's review engineer and highway engineer shall notify, in writing, the township road commissioner in whose township the subdivision roads lie that the roadway improvements meet the regulations of this chapter.

      3.   The county's review engineer and highway engineer shall request the township road commissioner inspect the road improvements and, if acceptable, send a letter to the county's review engineer and highway engineer stating that the improvements are acceptable and that the township will start to maintain the roads.

   D.   Alteration Of Guarantee: No performance or maintenance guarantee shall be reduced, terminated or otherwise altered without written authorization of the county. At time of final plat or development project approval, the obligor/surety shall submit a letter or other document verifying this requirement.

   E.   Mechanisms Of Providing Guarantees: Performance and maintenance guarantees shall be provided before the official plat recording by one or more of the following means. The form and details of the guarantees to be provided shall be as required by the county board and approved by the state's attorney.

      1.   Surety Bond: The applicant shall obtain a security bond from a surety bonding company authorized to do business in Illinois.

      2.   Letter Of Credit: The applicant shall provide an irrevocable letter of credit from a bank or other reputable institution.

      3.   Escrow Account: The applicant shall deposit cash, or other instruments readily convertible into cash at face value, either with the county or in escrow with a bank.

      4.   Subdivision Improvement Agreement: The applicant shall provide as a guarantee a subdivision improvement agreement between the applicant, lender, and county. (Ord. 10-001, 1-12-2010)

   F.   Maintenance Guarantee: A maintenance guarantee shall be provided by the developer upon the final completion of the public improvements of the subdivision. The maintenance guarantee shall be a minimum of two (2) years and shall guarantee against and secure against the correction of any damage to public improvements by reason of settling of the ground, base or foundation thereof. The maintenance guarantee shall also provide funds for repairs in the event that there are defects of the materials that were used for the construction of the improvements. The maintenance guarantee shall be provided in the same manner as the improvement guarantees established in subsection E of this section. (Ord. 2012-013, 4-10-2012)

Upon completion of the required improvements for a subdivision or other land development project, the developer shall submit to the county the following indicated items. Submittal and acceptance of these items shall be required for the county to authorize termination of the improvement guarantees covering the subject subdivision or development.

   A.   Record Drawings: An electronic version and a set of reproducible mylar drawings of the originally approved engineering plans marked to indicate all significant changes in location, elevation, size, or material of the improvements shown thereon. The drawings shall be identified as "record drawing", and dated and shall, at a minimum, contain the following information:

      1.   Realignments or relocations of streets or other pavements, streetlights, storm drainage systems, flood control facilities, and sanitary and water utility systems, including all structures such as manholes, drainage inlets, valve vaults, and fire hydrants.

      2.   Actual rim and invert elevations of all sanitary manholes and drainage structures and measured lengths of sewers between such structures.

      3.   Dimensioned locations of sanitary service stubs and water service valves. Two (2) tie dimensions (at approximately right angles) to each stub and valve are required. Typically, one shall be from edge of street pavement and the other from a staked property corner or a visible structure such as a manhole or fire hydrant.

      4.   All original design data and information, as well as "as constructed" elevations, dimensions, etc.

      5.   As constructed topography and storage volumes of stormwater detention/retention facilities. For clarity, this information shall be provided on separate drawings to be submitted with the updated original plans. These drawings shall also indicate original design storage volumes and control elevations and contain a statement from the developer's engineer regarding conformance of the as constructed facilities to the originally approved plans.

   B.   Statements:

      1.   Written notification and information from the developer in accordance with subsection 8-6-4C, "Notice Of Completed Improvements, Inspections, And Approval", of this chapter.

      2.   A written statement from the developer's engineer indicating the specific improvements that have been completed and a professional opinion regarding their installation in conformance with the approved plans, specifications, and this chapter.

      3.   A written statement from the developer's surveyor that all property corners, lot corners, and other boundary points indicated on the subject survey or subdivision plat were inspected upon completion of the site improvements, that missing pipes or other required forms of monumentation were reset and that all of the required boundary point markers for the subject development were in place at the time of the statement. (Ord. 10-001, 1-12-2010)

As a condition of final subdivision or development plan approval, the county board may require an applicant to pay a pro rata share of the cost of reasonable and necessary roadway improvements, water, sewerage, and drainage facilities, and other improvements, including land and easements, located off tract of the property limits of the subdivision or development, but necessitated or required by the development. Necessary improvements are those clearly and substantially related to the subject development. The county board shall provide in its resolution of approval the basis of the required improvements. The capacity and design of proposed improvements shall be based upon the circulation plan element and utility service plan element of the approved overall plan. (Ord. 10-001, 1-12-2010)