Except as otherwise provided below, the site design and improvement standards in this article are required for all subdivisions, planned developments, and any other new development, expansion or redevelopment of a site requiring a site plan and upon which such improvements do not already exits. Existing improvements that do not meet the standards of this article shall be subject to article II, division 3, "nonconformities"

(Ord. No. 2750, § 2, 11-17-97; Ord. No. 09-08, § 3, 3-16-09)

(a)

In addition to the requirements established in these regulations, the improvement of land shall comply with all applicable statutory provisions, the City of Macomb building and housing codes, the comprehensive plan and official map, including all streets, drainage systems, and parks shown on the or comprehensive plan or official map as adopted; any rules of the McDonough County Health Department and/or appropriate state or substate agencies, and the rules of the Illinois Department of Transportation if the subdivision or any lot contained therein abuts a state highway or connecting street.

(b)

Plat approval shall be withheld if a subdivision is not in conformity with the above laws, regulations, guidelines, and policies, the regulations of this article, or the purposes of these regulations as established in Article I of this development ordinance.

(Ord. No. 2750, § 2, 11-17-97)

Land that the planning commission and city council finds to be unsuitable for subdivision or development due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements, or other features that will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas, shall not be subdivided or developed unless adequate methods are formulated by the developer and approved by the planning commission and city council, upon recommendation of the city engineer, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for uses as shall not involve known danger to public health, safety, and welfare.

(Ord. No. 2750, § 2, 11-17-97)

No preliminary plat shall be approved unless the planning commission and city council determines that public facilities will be adequate to support and service the area of the proposed subdivision. The applicant shall, at the request of the planning commission and city council, submit sufficient information and data on the proposed subdivision to demonstrate the expected impact on and use of public facilities by possible uses of said subdivision. Public facilities and services to be examined for adequacy will include roads, sewerage, and water service.

(Ord. No. 2750, § 2, 11-17-97)

All public improvements and required easements shall be extended through the parcel on which new development is proposed. Streets, sidewalks, water lines, wastewater systems, drainage facilities, power lines, and telecommunications lines shall be constructed through new development to promote the logical extension of public infrastructure. The city may require the applicant of a subdivision to extend off-site improvements to reach the subdivision or oversize required public facilities to serve anticipated future development as a condition of plat approval.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Where a proposed park, playground, school or other public use desirable for the public interest is located in whole or in part in a subdivision, the city council may require the dedication of such area within the subdivision in those cases in which they deem such requirements to be reasonable. Fair and just remuneration shall be paid to the subdivider for the land dedicated for this purpose.

(b)

Where deemed essential by the city council, upon consideration of the particular type of development proposed in the subdivision, and especially in large-scale neighborhood unit developments, the city council may require the reservation for the public use of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks, and other neighborhood purposes. The subdivider shall be paid fair and just remuneration for the land used for this purpose.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Monuments shall be placed at all block corners, angle points, points of curves in streets; at intermediate points as shall be required by the plat officer, and at locations approved by a registered land surveyor.

(b)

The external boundaries of a subdivision shall be monumented in the field by iron rods or pipes at least 24 inches long and one inch in diameter.

These monuments shall be placed not more than 1,400 feet apart in any straight line and at all corners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line, and at all angle points along the meander line, those points to be not less than 20 feet back from the bank of any river or stream, except that when such corners or points fall within a street, or proposed future street, the monuments shall be placed in the right-of-way line of the street.

(c)

All internal boundaries and those corners and points not referred to in the preceding paragraph shall be monumented in the field by like monuments as described above. These monuments shall be placed at all block corners, at each end of all curves, at a point where a river changes its radius, and at all angle points in any line.

(d)

The lines of lots that extend to rivers or streams shall be monumented in the field by iron pipes at least 30 inches long and seven-eighths inch in diameter or by round or square iron bars at least 30 inches long. These monuments shall be placed at the point of intersection of the river or stream lot line, with a meander line established not less than 20 feet back from the bank of the river or stream.

(e)

All monuments required by these regulations shall be set flush with the ground and planted in such a manner that they will not be removed by frost.

(f)

All monuments shall be properly set in the ground and approved by a registered land surveyor prior to the time the planning commission recommends approval of the final plat.

(Ord. No. 2750, § 2, 11-17-97)

The proposed name of the subdivision shall not duplicate, or too closely approximate phonetically, the name of another subdivision in the area covered by these regulations. The planning commission shall have final authority to designate the name of the subdivision, which shall be determined at sketch plat approval.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, waterways, or undevelopable land.

(b)

The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed 1,320 feet. Blocks along major arterials and collector streets shall be not less than 600 feet in length. Blocks designed for industrial uses shall be of such length and width as may be determined suitable by the planning commission for the prospective use.

(c)

In long blocks the planning commission may require the reservation of an easement through the block to accommodate utilities and drainage facilities.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Lot arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the zoning regulations and Illinois Department of Public Health regulations, in providing driveway access to buildings on the lots from an approved street, or in providing service to public sanitary sewer or approved sanitary disposal facilities.

(b)

Lot dimensions.

(1)

The areas of all lots shall not be less than the standards for the zoning district in which they are located.

(2)

Where lots are more than double the minimum required area for the zoning district, the planning commission may require that those lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve potential lots, all in compliance with the zoning regulations and these regulations.

(3)

Dimensions of corner lots shall be large enough to allow for erection of buildings, observing the minimum front-yard setback from both streets.

(4)

Depth and width of properties reserved or laid out for business, commercial, or industrial purposes shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contemplated, as established in the zoning regulations.

(c)

Lot lines.

(1)

Building setback lines shall be established on all lots, and the minimum building set back line shall be appropriate for the location of the subdivision and for type of development and use contemplated, provided, however, that they shall not be less than the standards established by the zoning regulations of the City of Macomb.

(2)

In general, side lot lines shall be at right angles to street lines (or radial to curving street lines) unless a variation from this rule will give a better street or lot plan.

(3)

The lot line common to the street right-of-way shall be the front line. All lots shall face the front line and a similar line across the street. Wherever feasible, lots shall be arranged so that the rear line does not abut the side line of an adjacent lot.

(d)

Double frontage lots and access to lots.

(1)

Double frontage lots. Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation.

(2)

Access from major and secondary arterials. Lots shall not, in general, derive access exclusively from a major or secondary street. Where driveway access from a major or secondary street may be necessary for several adjoining lots, the planning commission may require that such lots be served by a combined access drive in order to limit possible traffic hazards on the street. Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back into traffic on major and secondary arterial

(e)

Waterbodies and watercourses. If a tract being subdivided contains a water body, or portion thereof, lot lines shall be so drawn as to distribute the entire ownership of the water body among the fees of adjacent lots. The planning commission may approve an alternative plan whereby the ownership of and responsibility for safe maintenance of the water body is so placed that it will not become a local government responsibility. No more than 25 percent of the minimum area of a lot required under the zoning regulations may be satisfied by land that is under water. Where a watercourse separates the buildable area of a lot from the street by which has access, provisions shall be made for installation of a culvert or other structure, of design approved by the city engineer.

(f)

Easements. Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least 12 feet wide, but shall be of sufficient width for the utilities planned.

(Ord. No. 2750, § 2, 11-17-97)

(a)

General provisions.

(1)

Frontage on improved roads required. No subdivision shall be approved unless the area to be subdivided shall have access from an existing street or a street shown upon a plat approved by the planning commission and recorded in the county recorder of deeds' office. Such street or highway must be suitably improved as required by this chapter, or be secured by a performance bond required under the regulations of Article IV, Division 1, Subdivisions.

(2)

All platted roads to be improved. Wherever the area to be subdivided is to utilize existing road frontage, the road shall be suitably improved as provided above.

(3)

Access to primary arterials.

a.

Where a subdivision abuts or contains an existing or proposed arterial street, the plat officer may require marginal access streets, reverse frontage with screen planting contained in a non access reservation along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.

b.

Where a subdivision borders on or contains a railroad right-of-way or limited access highway right-of-way, the plat officer may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts, or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

c.

All new subdivisions along state and county highways shall be arranged to provide access to such highways at intervals not less than 1,320 feet, except where impractical or impossible due to existing property divisions or topography. Also, roads and streets within such subdivisions shall be arranged to permit access to adjacent future subdivisions without encroachment upon this regulation.

(4)

Reserve strips. Reserve strips controlling access to streets shall be prohibited except where their control is definitely placed in the city under conditions approved by the plat officer.

(5)

Half streets. Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with other requirements of these regulations; and where the plat officer finds it will be practicable to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.

(6)

Continuation of streets and dead end-streets.

a.

Continuation of streets (stub streets). The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when the continuation is necessary for convenient movement of traffic, effective fire protection, for efficient provision of utilities, and where the continuation is in accordance with the comprehensive plan. If the adjacent property is undeveloped and the street must temporarily be a deadend street, the right-of-way shall be extended to the property line. A temporary T- or L-shaped turnabout shall be provided on all temporary dead-end streets, with the notation on the subdivision plat that land outside the normal street right-of-way shall revert to abutters whenever the street is continued. The planning commission may limit the length of temporary deadend streets in accordance with the design standards of these regulations.

b.

Permanent dead-end streets (culs-de-sac). Where a road does not extend beyond the boundary of the subdivision and its continuation is not required by the planning commission for access to adjoining property, its terminus shall be in a cul-de-sac turn-around having an outside roadway diameter of at least 60 feet and a street property line diameter of at least 80 feet for curb and gutter streets 120 feet for large lot development streets without curb and gutter. Permanent dead-end streets (culs-de-sac) shall not be longer than 500 feet.

(b)

Classification of streets; right-of-way width and pavement widths.

(1)

Minimum street right-of-way widths and pavement widths shall be as described in Table 5.3.1.B.

Table 5.3.1.B Minimum Right-of-Way and Pavement Widths

(2)

Excess right-of-way. Right-of-way widths in excess of the standards designated in these regulations shall be required whenever due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of four-to-one. Front slopes shall not be in excess of four-to-one, and back slopes shall not be in excess of three-to-one.

(c)

Arrangement and topography.

(1)

Roads shall be related appropriately to the topography. Local roads shall be curved wherever possible to avoid conformity of lot appearance. All streets shall be arranged so as to obtain as many building sites as possible at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the design standards of these regulations.

(2)

All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established on the official map and/or comprehensive plan.

(3)

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

(4)

Minor or local streets shall be laid out to conform as much as possible to the topography to: 1) discourage use by through traffic, 2) permit efficient drainage and utility systems, and 3) require the minimum number of streets necessary to provide convenient, safe, and continuous access to property.

(5)

The rigid rectangular gridiron street pattern need not necessarily be adhered to, and the use of curvilinear streets, culs-de-sac, or U-shaped streets shall be encouraged where such use will result in a more desirable layout.

(6)

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

(7)

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

(d)

Intersections and curves.

(1)

Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than 70 degrees. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom. Not more than two streets shall intersect at any one point unless specifically approved by the planning commission.

(2)

Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Street jogs with centerline offsets of less than 125 feet shall be avoided. Where streets intersect major streets, their alignment shall be continuous. Intersection of major streets shall be at least 800 feet apart.

(3)

The minimum radius at intersections shall be as follows, except that the plat officer may require a greater radius if deemed appropriate:

(4)

When connecting street lines deflect from each other at any one point by more than ten degrees, they shall be connected by a curve with a radius adequate to insure a sight distance of not less than 100 feet for minor and collector streets, and of such greater radii as the plat officer shall determine for special cases.

(5)

A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

(6)

Property lines at street intersections shall be rounded with a radius of 15 feet, or of a greater radius where the plat officer may deem it necessary. The plat officer may permit comparable cutoffs or chords in place of rounded corners. Surface grading at street intersections shall be such as to permit unobstructed vision within the sight triangle formed by the center of intersection and two points 75 feet distant, each point being on the centerline of an intersecting street.

(e)

Surfacing; cross section.

(1)

Minimum pavement thickness shall be as follows:

Collector street/road: All pavements shall be designed in accordance with the requirements contained in the latest, revised edition of the State of Illinois DOT Design Manual. An Illinois Bearing Ratio of 3.0 (IBR=3.0) shall be used unless the developer's engineer submits subgrade soil tests justifying a different IBR. Before pavement construction begins, the entire subgrade shall be tested for density in accordance with the latest edition of the Illinois DOT Standard Specifications for Road and Bridge Construction and the latest edition of the Illinois DOT Subgrade Stability Manual. Average daily traffic volume shall be considered when determining pavement thickness for collector streets and roads.

Local street/road: Concrete local streets and roads shall be designed in accordance with either of the following two options:

Option 1—6.75 inches PCC without aggregate base on a compacted subgrade;

Option 2—6.5 inches PCC on top of 4 inches of aggregate base on a compacted subgrade.

Asphalt local streets and roads shall be designed in accordance with the following—Four inches of bituminous concrete surface on top of eight inches of aggregate base course on compacted subgrade.

An Illinois Bearing Ratio of 3.0 (IBR=3.0) shall be used for the subgrade under both concrete and asphalt local streets and roads unless the developer's engineer submits subgrade soil tests justifying a different IBR. Before pavement construction begins, the entire subgrade shall be tested for density in accordance with the latest edition of the Illinois DOT Standard Specifications for Road and Bridge Construction and the latest edition of the Illinois DOT Subgrade Stability Manual.

(2)

No street grade shall be less than 0.35 percent for concrete and 0.50 percent for asphalt.

(3)

Except for large lot residential developments, concrete curb and gutter shall be provided.

a.

Minimum surface grades shall be as follows:

b.

Shoulders and side slopes of ditches where curb and gutter are not required shall be as follows:

In addition, erosion control shall be provided as directed by the city engineer.

(f)

Street names; street signs; and street lights.

(1)

No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the plat officer.

(2)

Street name signs shall be located at all intersections, conforming to standard for the city.

(3)

The street numbering system for any property shall be subject to the approval of the city clerk.

(4)

Street lighting conforming to the standards adopted by the City of Macomb shall be installed at street/road intersections and at intervals of no more than 450 feet apart.

(Ord. No. 2750, § 2, 11-17-97; Ord. No. 2843, § 1, 10-1-01)

Alleys shall be allowed only with permission of the planning commission and city council. If constructed, alleys shall be paved full width with eight-inch monolithic concrete.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Required. Sidewalks bike/recreational paths shall be installed on lots as they are developed and all sidewalks or paths in a subdivision or planned unit development (PUD) shall be completed by the time 75 percent of the lots provided for in the plat are improved, but in no event shall sidewalks not be installed within three years of the date of plat or PUD approval by the city council.

(b)

Modification by council. The city council may, by simple majority vote, choose to accept an alternative arrangement for installation of sidewalks in lieu of the requirement specifically stated under item (a) above. Any such alternative arrangement shall result in a benefit approximately equal in size, nature, cost and community enhancement as the aforementioned requirements under item (a) of this section.

(c)

Location.

(1)

Publicly maintained sidewalks and bike or recreational paths shall be constructed and included within a dedicated public right-of-way area.

(2)

New sidewalks shall be located so that a parkway of not less than four feet separates the sidewalk from the curb and gutter.

(d)

Dimensions, improvement standards.

(1)

New sidewalks shall have a required width of four feet along minor streets in single-family areas, five feet along minor streets in multifamily areas, five feet along business collector streets, and five feet along residential collector streets.

(2)

Concrete curbs are required for all new streets where new sidewalks are required by these regulations.

(3)

Improvement standards for new bike/recreational paths as required by the city's adopted bike plan will be determined by the specific type of path being required and the current applicable IDOT construction standards for same.

(4)

New sidewalks shall be monolithic concrete four inches in thickness in location and with pitch and surfaces of one-fourth inch per one foot towards the curb. Replacement sidewalk sections shall also be four inches in thickness.

(5)

The interconnection and location of all sidewalks and/or bike/recreational paths shall be reviewed and/or approved by the planning commission, city council, community development coordinator and director of public works as applicable.

(6)

Ramps associated with new or replacement sidewalks shall be provided at all intersections for accessibility by the mobility-impaired.

(7)

Sidewalks shall be the same thickness at driveways as the thickness of the driveway pavement.

(e)

Pedestrian access. The planning commission may require, in order to facilitate pedestrian or bicycle access from streets or roads to schools, parks, playgrounds, bike/recreational paths or other nearby streets or roads, perpetual unobstructed easements of up to 20 feet in width. Easements shall be indicated on the plat or site plan.

(f)

Repair and replacement of sidewalks. In the case of any redevelopment project requiring a subdivision plat or site plan, the director of public works shall, utilizing a written set of criteria, determine if any existing sidewalks abutting the development are deteriorated to the point of being in need of repair or replacement. Any segment of sidewalk determined to be in a substandard condition shall be repaired or replaced to the point of full restoration, including compliance with ADA standards.

(Ord. No. 2750, § 2, 11-17-97; Ord. No. 09-08, § 4, 3-16-09; Ord. No. 13-43, § 2, 10-21-13)

These stormwater drainage regulations are intended to manage and control runoff. Stormwater shall be managed by the best and most appropriate technology and environmentally sound site planning and engineering techniques, which may include combined detention facilities, piping and swales, as well as traditional retention and detention facilities and storm sewers. The following criteria shall be used in designing and evaluating the drainage system.

(Ord. No. 2750, § 2, 11-17-97)

(a)

The city council, planning commission and/or city staff shall not recommend for approval any preliminary or final plat of any subdivision or approve any site plan for any multiple-family residential, commercial, institutional or industrial development exceeding the thresholds as outlined below that does not make adequate provision for storm and flood water runoff. Adequate provision shall be determined by a formal storm water detention study conducted by a licensed professional engineer. The applicant may also be required by the planning commission, city council or city staff to carry away by pipe or open ditch any spring or surface water that may exist either previously to, or as a result of the development.

(b)

The following development situations shall require the preparation of a complete storm water detention study certified by a licensed professional engineer:

(1)

Any development that covers more than 17.5 percent of the total gross lot(s) area (lot coverage ratio or LCR) with impervious surface.

(2)

Any development that, in aggregate, results in over 17,500 square feet of impervious area, regardless of LCR.

(3)

Any subdivision of either more than four lots, or with a LCR greater than 17.5 percent or a total impervious area of more than 17,500 square feet.

Note: Single and two-family homes on single lots, (not part of a subdivision) and lots less than 5,000 sq. ft. in size or within the downtown area bounded by Calhoun, Jefferson, Campbell and McArthur Streets are exempted from the provisions of subsection (b) of this section.

(c)

The stormwater drainage system shall be separate and independent of any sanitary sewer system.

(d)

Such drainage facilities shall be located in the road right-of-way where feasible, or in perpetual unobstructed easements of appropriate width. Such easements shall be in accordance with the construction standards and specifications. The drainage system of a property shall be designed to control the peak discharge from the property for the ten-year storm of critical duration and 100-year, 24-hour events to levels that will not create an increase in flooding downstream when considered in aggregate with other developed properties and downstream drainage capacities. Detention facilities shall be constructed so that the rate of release of storm water shall not exceed either the storm water runoff rate from the property in its existing state or the pro-rated capacity of existing downstream storm sewers, whichever is less. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 600 feet in the gutter.

(e)

Surface water drainage patterns shall be shown for each and every lot and block.

(Ord. No. 2750, § 2, 11-17-97; Ord. No. 2765, § 1, 7-7-98; Ord. No. 2911, § 1, 3-18-03; Ord. No. 12-43, § 2, 8-6-12)

(a)

Accessibility to public storm sewers.

(1)

Where a public storm sewer is accessible, the applicant shall install storm sewer facilities, or if no outlets are within a reasonable distance, adequate provision shall be made for the disposal of stormwaters, subject to the specifications of the city engineer. However, in subdivision or developments containing lots less than 15,000 square feet in area and in business and industrial districts, underground storm sewer systems shall be constructed throughout the subdivision or developments and be conducted to an approved outfall. Inspection of facilities shall be conducted by the city engineer.

(2)

If a connection to a public storm sewer will be provided eventually, as determined by the city engineer and the planning commission, the developer shall make arrangements for future stormwater disposal by a public utility system at the time the plat receives final approval. The developer shall also be responsible for connecting each sump pump within the development to the storm sewer system. Provision for such connections shall be incorporated by inclusion in the subdivision or development improvement agreement required for the subdivision or development plat.

(b)

Design of public storm sewers. Storm sewers, where required, shall be designed by the rational method, or other methods as approved by the planning commission, and shall convey the 10-year critical duration storm to the detention areas with the release rate as specified. A copy of design computations shall be submitted along with plans. When calculations indicate that curb capacities are exceeded at a point, no further allowance shall be made for flow beyond that point, and basins shall be used to intercept flow at that point.

(Ord. No. 2750, § 2, 11-17-97)

(a)

General. Detention basins shall be designed to remove stormwater pollutants, to be safe, to be aesthetically pleasing, and as much as feasible, to be used for recreational purposes. Storage to be provided in a detention basin shall be based on the runoff from the 100-year, 24-hour flood event. Detention storage shall be calculated using an approved hydrograph method, and a copy of design computations shall be submitted along with plans. Inlet and outlet locations should be placed as far apart as is practical. In designing outlets, the applicant shall consider the impact of downstream areas on the capacity of the basin. Velocity dissipation measures shall be incorporated into the design to minimize erosion at inlets and outlets. These could include decorative stone or wetland-type plant materials.

(b)

Wet basin design. The use of wet basins for stormwater detention shall be subject to approval of the planning commission and city council. If approved, wet basins shall be at least three feet deep. The side slopes of wet basins at normal pool elevation shall not be steeper than five-to-one (horizontal to vertical). The permanent pool volume in a wet basin at normal depth shall be equal to or greater than the runoff volume from its watershed for the two year event. In addition, each wet basin shall be enclosed by a six-foot high chainlink fence.

(c)

Dry basin design. Dry basins shall be designed so that 80 percent of their bottom area shall have standing water no longer than 72 hours for any runoff event less than the 100-year event. Where a single pipe is used for discharge, it shall be a minimum of four inches in diameter. If this conflicts with release requirements above, a self-cleaning flow restrictor shall be utilized.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Accommodation of upstream drainage areas. A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision or development. The city engineer shall determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum potential watershed development permitted by the zoning regulations.

(b)

Effect on downstream drainage areas. The city engineer shall also study the effect of each subdivision or development on existing downstream drainage facilities outside the area of the subdivision or development. Local government drainage studies together with such other studies as shall be appropriate, shall serve as a guide to needed improvements. Where it is anticipated that the additional runoff incident to the development of the subdivision or development will overload an existing downstream drainage facility, the planning commission may withhold approval of the subdivision or development until provision has been made for the expansion of the existing downstream drainage facility. No subdivision or development shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.

(c)

Areas of poor drainage. Plats submitted containing areas subject to poor drainage, but located outside the 100-year floodplain, may be approved by the planning commission subject to performance of any remedial measures determined by the city engineer to be appropriate and necessary to alleviate such drainage conditions.

The plat of the subdivision or development shall provide for an overflow zone along the bank of any stream or watercourse, in a width that shall be sufficient in times of high water to contain or move the water, and no fill shall be placed in the overflow zone nor shall any structure be erected or placed in the overflow zone. The boundaries of the overflow zone shall be subject to approval by the city engineer. The planning commission may deny subdivision or development approval for areas of extremely poor drainage.

The lowest building floor elevations should be at least two feet above any potential flood level as determined by the city engineer.

(d)

Floodplain areas. The planning commission may, when it deems it necessary for the health, safety, or welfare of the present and future population of the area and necessary to the conservation of water, drainage, and sanitary facilities, prohibit the subdivision or development of any portion of the property that lies within the floodplain of any stream or drainage course. These floodplain areas shall be preserved from any and all destruction or damage resulting from clearing, grading, or dumping of earth, waste material, or stumps, except at the discretion of the planning commission.

(Ord. No. 2750, § 2, 11-17-97)

(a)

General requirements. When a subdivision or development is traversed by a 100-year floodplain or any other watercourse, drainage way, channel, or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such floodplain or watercourse, and of such width and construction as will be adequate for the purpose. Wherever possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow.

(b)

Drainage easements.

(1)

Where topography or other conditions make the inclusion of drainage facilities within road rights-of-way impractical, perpetual, unobstructed casements at least 15 feet in width for drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the plat. Drainage easements shall extend from the road to a natural watercourse or to other drainage facilities. Where a drainage easement is not located in the public right-of-way, it shall be owned and maintained by the lot property owner, or where applicable, a homeowner's association.

(2)

When a proposed drainage system will carry water across private land outside the subdivision or development, appropriate drainage rights must be secured and indicated on the plat.

(3)

The applicant shall dedicate, either in fee or by a drainage or conservation easement, land on both sides of existing watercourses to a distance to be determined by the planning commission.

(4)

Low-lying lands along watercourses subject to flooding or overflowing during storm periods, whether or not included in areas for dedication, shall be preserved and retained in their natural state as drainage ways. Such land or lands subject to periodic flooding shall not be computed in determining the number of lots to be utilized for average density procedures nor for computing the area requirement of any lot.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Mandatory connection to public sewer system.

(1)

For newly platted subdivisions with access to the public sewer system, stub-up lines shall be located at each lot and shall extend at least one foot inside the property line. The location of the sewer line shall be marked by imprinting the letter "S" on the street curb, if available.

(2)

If a public sanitary sewer is accessible and placed in a street, alley or public easement abutting upon property, the owner of the property shall be required to connect to the sewer for the purpose of disposing of waste, and it shall be unlawful for any such owner or occupant to maintain upon any such property an individual sewage disposal system.

(b)

Individual disposal system requirements. If public sewer facilities are not available and individual disposal systems are proposed, minimum lot areas shall conform to the requirements of the zoning regulations and peculation tests and test holes shall be made as directed by the McDonough County Department. The individual disposal system, including the size of the septic tanks and size of the tile fields or other secondary treatment device, shall also be approved by the McDonough County Health Department.

(c)

Determination of adequate facilities. The developer shall install adequate sanitary sewer facilities subject to the requirements of the wastewater superintendent. Sewer facilities shall be designed according to the criteria listed in Division 5, section 17-492(b).

(Ord. No. 2750, § 2, 11-17-97)

(a)

General guidelines. These design criteria are not intended to cover extraordinary situations. Deviations may be allowed and in those instances when considered justified by the plat officer.

(b)

Design factors. Sewers shall be designed in accordance with the Illinois Society of Professional Engineers' Standard Specifications for Water and Sewer Main Construction in Illinois. Materials are subject to the approval of the wastewater superintendent.

(c)

Alignment and manholes.

(1)

Alignment. All sewers shall be laid with straight alignment between manholes, unless otherwise directed or approved by the city engineer.

(2)

Manhole location. Manholes shall be installed at the end of each line; at all changes in grade, size, or alignment; at all pipe intersections; and at distances not greater than 500 feet for sewers 15 inches and smaller, and 600 feet for sewers 18 inches in diameter and larger.

(3)

Manholes. The difference in elevation between any incoming sewer and the manhole invert shall not exceed 24 inches except where required to match crowns. Drop manholes will be required where elevation differences exceed 24 inches. The minimum inside diameter of manholes shall be four feet. When a smaller sewer joins a larger one, the crown of the smaller sewer shall not be lower than that of the larger one. The minimum drop through manholes shall be 0.1 feet.

(d)

Sewerage locations. Sanitary sewers shall be located within street right-of-way unless topography dictates otherwise. When located in basements on private property, access shall be to all manholes. A manhole shall be provided at each street or alley crossing. End lines shall be extended to provide access from street or alley right-of-way when possible. Imposed loading shall be considered in all locations. Not less than three feet of cover shall be provided over the top of pipe.

(e)

Relationship to water lines.

(1)

Water supply interconnections. There shall be no physical connection between a public or private potable water supply system and a sewer which will permit the passage of any sewage or polluted water into the potable supply. Sewers shall be kept removed from water supply wells or other water supply sources and structures.

(2)

Relation of sewers to water mains. Proper separation between sewer and water lines shall be maintained as required by IEPA regulations.

(Ord. No. 2750, § 2, 11-17-97)

(a)

The developer shall install adequate water facilities (including fire hydrants) subject to the requirements of the water superintendent. All water mains shall be at least six inches in diameter.

(b)

Water main extensions shall be approved by the Illinois Environmental Protection Agency (IEPA) and the City of Macomb.

(Ord. No. 2750, § 2, 11-17-97)

(a)

In zoning districts with a density of one unit per acre or less and when a public water system is not available in the discretion of the planning commission, individual wells may be used or a central water system provided in a manner so that an adequate supply of potable water will be available to every lot in the subdivision. Water samples shall be submitted to the health department for its approval, and individual wells and central water systems shall be approved by the appropriate health authorities. Approvals shall be submitted to the planning commission prior to final subdivision plat approval.

(b)

If the planning commission requires that a connection to a public water main be eventually provided as a condition for approval of an individual well or central water system, the applicant shall make arrangements prior to receiving final plat approval for future water service. Performance or cash bonds may be required to ensure compliance.

(Ord. No. 2750, § 2, 11-17-97)

Fire hydrants of the size and type approved by the fire chief shall be provided where city water supply is available. Fire hydrants shall be spaced no more than 350 feet apart along public streets and shall be no more than 350 feet from any structure. Fire hydrants and water mains placed on private property shall be located within dedicated easements along driveways or entrance roads and be accessible to fire department vehicles. All fire hydrants installed on private property shall be the responsibility of the developer. If said developer transfers ownership of the premises prior to construction of a structure on the premises, he shall inform the property owner of the above requirement. Adequate water supply as determined by the city engineer shall be provided to all fire hydrants.

(Ord. No. 2750, § 2, 11-17-97)

Gas, electric power, telephone, and CATV cables shall be located underground throughout the subdivision. Whenever existing utility facilities are located above ground, except when existing on public roads and rights-of-way, they shall be removed and placed underground. All utility facilities existing and proposed throughout the subdivision shall be shown on the preliminary plat. Underground service connections to the street property line of each platted lot shall be installed at the subdivider's expense. At the discretion of the planning commission, the requirements for service connections to each lot may be waived in the case of adjoining lots to be retained in single ownership and intended to be developed for the same primary use.

(Ord. No. 2750, § 2, 11-17-97)

(a)

Easements centered on rear lot lines shall be provided for utilities (private and municipal) and such easements shall be at least 12 feet wide. Proper coordination shall be established between the subdivider and the applicable utility companies for the establishment of utility easements established in adjoining properties.

(b)

When topographical or other conditions are such as to make impractical the inclusion of utilities within the rear lot lines, perpetual unobstructed easements at least 12 feet in width shall be provided along side lot lines with satisfactory access to the road or rear lot lines. Easements shall be indicated on the plat.

(Ord. No. 2750, § 2, 11-17-97)

Existing matures that add value to the community, such as trees, watercourses, historic spots, and similar irreplaceable assets, shall be preserved, when possible, in the design of a residential, commercial or industrial development requiring site plan review and all new residential subdivisions.

Trees of desirable species, as defined in the Arboricultural Specifications Manual of the Macomb Tree Ordinance, and in good condition with diameters of 12 inches or greater shall not be removed until their value can be assessed by a representative of the city. The city may require the trees to be retained if they add value to the residential subdivision, business or commercial development, or the community as a whole. All trees that are required to be retained shall be preserved and protected against change of grade and construction damage. The site plan shall show the location of all desirable trees with diameters of 12 inches or greater. when it is determined by the city that removal of a tree designated for protection is needed to avoid or alleviate an economic or other hardship on the developer, the city may issue a tree removal permit. The developer shall replace protected trees for which removal permits have been granted with new trees, the total aggregate caliper of all such trees used as replacements shall be equal to or exceed one-third the diameter of the protected trees so removed. In the event that the city determines full replacement would result in unreasonable crowding of trees on the lot, the city may approve alternate locations within the development or at other locations that would be beneficial to the community. Species, planting type and size shall be approved in advance by the community development coordinator and shall follow established guidelines listed in the Arboricultural Specifications Manual of the Macomb Tree Ordinance.

(Ord. No. 2750, § 2, 11-17-97)

(a)

As a requirement of subdivision approval the developer shall plant shade trees on the property of the subdivision. Such trees are to be planted within five feet of the right-of-way of the road or roads within and abutting the subdivision, or, at the discretion of the planning commission, within the right-of-way of such roads. One tree shall be planted for every 40 feet of frontage along each road unless the planning commission, upon recommendation of the Macomb Tree Board, shall grant a waiver. A waiver may be granted if there are trees growing along the right-of-way or on the abutting property which comply with the intent of these regulations.

(b)

New trees to be provided pursuant to these regulations shall be approved in advance by the community development coordinator and shall be planted following established guidelines listed in the Macomb Tree Ordinance Arboricultural Specifications Manual. The trees shall have a minimum trunk diameter measured six inches above the ground level of not less than one and one-half inches. Only acceptable large and medium size shade trees listed in the appendix of the Arboricultural Specifications Manual of the Macomb Tree Ordinance shall be planted.

(Ord. No. 2750, § 2, 11-17-97)

The preliminary plat and final plat of residential subdivisions shall reserve an easement allowing the city to plant shade trees within five feet of the required right-of-way.

(Ord. No. 2750, § 2, 11-17-97)

Development shall be conducted in such a manner so as to avoid excessive soil loss from the site due to erosion both during the actual construction phase and after final grading and seeding. Temporary vegetative cover, sediment and erosion control structures and the maintenance of vegetative filter strips along watercourses shall be implemented to reduce erosion from the site.

No certificate of occupancy shall be issued until final grading has been completed in accordance with the approved final subdivision plan and the lot recovered with soil with an average depth of at least six inches containing no particles more than two inches in diameter, except that portion covered by buildings or included in streets, or where the grade has not been changed or natural vegetation seriously damaged. Topsoil shall not be removed from residential lots or used as spoil but shall be redistributed so as to provide at least six inches of cover between the sidewalks and curbs, and shall be stabilized by seeding and planting.

(Ord. No. 2750, § 2, 11-17-97)

Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot to adjacent lots.

(Ord. No. 2750, § 2, 11-17-97)

All lots shall be seeded from the roadside edge of the unpaved right-of-way back to a distance of 25 feet behind the principal residence on the lot. No certificate of occupancy shall be issued until re-spreading of soil and seeding of lawn has been completed; except that between September 15 and March 15, and between April 15 and August 15, the applicant shall submit an agreement in writing signed by the developer and property owner, with a copy to the community development coordinator, that re-spreading of soil and seeding of lawn will be done during the immediate following planting season as set forth in this section. Sod may be used to comply with any requirement of seeding set forth herein. Lawn grass seed and sod mixtures shall follow established guidelines outlined in Arboricultural Specifications Manual of the Macomb Tree Ordinance.

(Ord. No. 2750, § 2, 11-17-97)

If a proposed subdivision includes land that is zoned for commercial or industrial purposes, the layout of the subdivision with respect to the land shall make provision as the planning commission may require. A nonresidential subdivision shall also be subject to all the requirements of site plan approval set forth in the zoning regulations. Site plan approval and nonresidential subdivision plat approval may proceed simultaneously at the discretion of the planning commission. A nonresidential subdivision shall be subject to all the requirements of these regulations, as well as such additional standards required by the planning commission, and shall conform to the proposed land use and standards established in the comprehensive plan, official map, and zoning regulations.

(Ord. No. 2750, § 2, 11-17-97)

In addition to the principles and standards in these regulations, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the commission that the street, parcel, and block pattern proposed is specifically adapted to the uses anticipated and takes into account other uses in the vicinity. The following principles and standards shall be observed:

(1)

Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.

(2)

Street rights-of-way and pavement shall be adequate to accommodate the type and volume of traffic anticipated to be generated thereupon.

(3)

Special requirements may be imposed by the city with respect to street, curb, gutter, and sidewalk design and construction.

(4)

Special requirements may be imposed by the city with respect to the installation of public utilities, including water, sewer, and stormwater drainage.

(5)

Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing up on existing or potential residential development and provisions for a permanently landscaped buffer strip when necessary.

(6)

Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential areas.

Note: Current city construction specifications for the street improvement in this section are on file with the city clerk and are hereby made a part of this chapter by reference. The specifications are adopted and modified by resolution of the council and the specifications in effect at the time of the filing for approval of the final plat shall govern.

(Ord. No. 2750, § 2, 11-17-97)