City of Mendota, IL
LaSalle County
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Table of Contents
Table of Contents
Before a final plat of subdivision is approved by the City Council, the owner or subdivider shall submit to the City Engineer completed plans and specifications (both in electronic and paper bond format form), prepared by a licensed professional engineer, covering the improvements and utilities described in the subdivider's plat, and the City Engineer shall certify in writing to the City Council that such improvements and utilities meet the minimum requirements of the City, county, state and other authorities having jurisdiction, and comply with the following.
Design, dimensions, materials, and methods of construction of improvements shall conform to the following general requirements:
A. 
For storm drainage: Section 600 (or equivalent) of the Standard Specifications for Road and Bridge Construction adopted by the State of Illinois, Division of Highways, latest edition thereof.
B. 
For public water supply and sanitary sewer system and/or sewage treatment works: Standard Specifications for Water and Sewer Main Construction in Illinois, the latest edition thereof, as prepared by the Illinois Society of Professional Engineers, the Consulting Engineers Council of Illinois, the Illinois Chapter of the American Public Works Association, the Illinois Municipal League, and the Associated General Contractors of Illinois.
C. 
For subgrade preparation of streets: Section 300 (or equivalent) of the Standard Specifications for Road and Bridge Construction, latest edition thereof. Illinois bearing values (IBV) of in-situ subgrade soil materials will be required for the design of all pavement structures.
D. 
For base course of streets: Section 300 (or equivalent) of the aforementioned Standard Specifications for Road and Bridge Construction, latest edition thereof.
E. 
For surface course of streets: Section 400 (or equivalent) of the aforementioned Standard Specifications for Road and Bridge Construction, latest edition thereof.
F. 
For curbs and gutters: Section 600 (or equivalent) of the aforementioned Specifications for Road and Bridge Construction.
G. 
For sidewalks and crosswalks: Section 600 (or equivalent) of the aforementioned Specifications for Road and Bridge Construction.
H. 
For earthwork and erosion control: Section 200 (or equivalent) of the aforementioned Standard Specifications for Road and Bridge Construction, latest edition thereof.
I. 
A cul-de-sac street shall be prohibited except where essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, and where there are perceived to be no other viable alternatives available. In said cases, the following applies: A cul-de-sac in single-family residential districts shall be not more than 600 feet in length, measured along the center line from the street of origin to the end of the right-of-way, or if the topography is such that cross-connections are unrealistic. In multiple-family residential districts, such street shall not exceed 600 feet in length. Each cul-de-sac shall have a terminus of nearly circular shape with a minimum radius diameter of 90 feet, except a cul-de-sac street may have a terminus of the "T" type or other variation of the circular shape as approved by the Plan Commission.
A. 
Public or community sanitary sewerage systems, including sewer stub terminals to the lot line of each lot, shall be installed to serve each lot in a subdivision or lot divisions.
B. 
The minimum size diameter of sanitary sewers shall be eight inches, and sanitary sewers shall be installed to serve all individual properties within the subdivision. They shall be constructed of materials meeting the approval of the City of Mendota and in accordance with ASTM specifications. All sewers shall be designed and constructed in accordance with criteria established by the Standard Specifications for Water and Sewer Main Construction in Illinois, latest edition. The subdivider shall be responsible for obtaining all construction and operating permits as required by the State of Illinois. Completed sewers shall be inspected by television camera or similar monitoring device before final acceptance by the City. All sewer design, plans, and specifications shall be submitted to the Plan Commission and the City Engineer for approval and filing.
A. 
The subdivider shall be responsible to furnish and install water mains in and along the streets of each subdivision, properly connected to the water system of the City. The water main extensions shall be approved by the Illinois Environment Protection Agency. Acquisition of all operating and construction permits required shall be the responsibility of the subdivider.
B. 
Water transmission mains shall be a minimum of eight inches in diameter, unless approval is granted by the City Engineer to decrease the water main size, and shall include installation of shutoff valves and fire hydrants, and shall be free of dead-end mains wherever possible. When required by the City, the subdivider shall install, at his cost, larger-size-diameter mains.
C. 
Fire hydrants, of the size and type as specified by the City, shall be installed at intervals not to exceed 500 feet.
D. 
Anti-siphoning and/or check valves shall be installed between commercial or industrial and residential water supplies.
E. 
Water service to each individual lot shall be separate and apart from the sewer service by the minimum horizontal and vertical distance as required by the Illinois Environmental Protection Agency.
F. 
All water mains and accessories shall be designed and constructed in accordance with the Standard Specifications for Water and Sewer Main Construction in Illinois, latest edition.
G. 
All valves, fire hydrants, and appurtenances shall be the type and size as required by the City.
H. 
All water main pipe shall be made of ductile cast iron, Class 52 or PVC C-900 (DR 18 with tracer wire) materials. All joint types shall meet the approval of the City of Mendota.
I. 
All water service lines shall be brought to the individual lot lines, and a service valve and box per service lines shall be installed at the lot line. All residential water service lines shall be copper tubing, Type K. The size of service lines shall be a minimum of one inch, unless otherwise specified by the Illinois Plumbing Code.
J. 
The water main system shall be located either in the roadway proper or no more than eight feet behind the back of curb. If located in the roadway area, trench backfill as defined by the State of Illinois Standard Specifications for Road and Bridge Construction shall be used for backfilling.
K. 
The owner or developer shall be responsible for pressure testing the water main in accordance with the Standard Specifications for Water and Sewer Main Construction in Illinois, latest edition.
L. 
General water standards are the following:
(1) 
Fire hydrants. The following are acceptable:
(a) 
Waterous Hydrant: WB67-250 with six-inch shoe (or equivalent).
(b) 
Mueller Hydrant: Centurion A-423 with six-inch shoe (or equivalent).
(c) 
All hydrants: square nut, open right.
(d) 
All stainless steel bolts and hardware.
(e) 
From the main to the hydrant, all main materials are to be DCI Class 52.
(2) 
All parts shall be American-made. A note to that effect should be placed on the plans.
(3) 
Mega-lug restraints (or equal) shall be installed at all bends, tees, and valves on the main. A note to that effect should be placed on the plans.
(4) 
Valves. Mueller A-22360 resilient wedge gate valves or Waterous 2500 Series gate valves should be used. All hardware should be stainless steel.
(5) 
Valve boxes. Tyler 664-2 piece with rubber stabilizers should be used. "Water" shall be indicated on the lid.
(6) 
Services. Material shall be copper Type K. Use double strap for all brass tapping saddles. Use all Mueller brass compression fittings on all service fittings. Corporation cocks should employ Mueller compression fittings. Service boxes should be Tyler 95E or compatible. Minimum size, one inch.
M. 
The owner or developer shall be responsible for the sterilization and the disinfection of said water main in accordance with City specifications. The owner shall also be responsible for sampling and running laboratory water tests in accordance with City specifications.
N. 
These general water standards are subject to change. Prior to designing the water main system, the owner/developer and its engineer shall be required to consult with the City Engineer in order to be compliant with the current Water Department standards of the City of Mendota.
House services for water and sewer shall be constructed to connect each lot or building site with the utility service mains for each utility as follows:
A. 
House water service for each single-family residence shall be copper tubing, Type K, and shall be terminated at a shut-off valve and box of a type approved by the City of Mendota. The shutoff valve and box shall be located on the lot line. In no case shall the buffalo box be located in the sidewalk or driveway or buried underground. The size of service lines shall be a minimum of one inch, unless otherwise specified by the Illinois Plumbing Code.
B. 
Upon completion of the construction of all such house sewer and water service connections with the utility mains, three accurate maps showing the exact location of all such sewer and water mains, together with manholes, shutoff valves, and similar facilities being part thereof, by distances in feet from street lines, and of all such house service connections in distances in feet from side lot lines approved by the Engineer of the City of Mendota, shall be filed with the City Clerk.
C. 
The connection from the main to the sanitary house drain shall be not less than six inches in internal diameter. The sanitary sewer materials used shall be acceptable to the City of Mendota.
A. 
The sewer connection from the main to the industrial or commercial building shall be not less than six inches in internal diameter. Materials used shall be acceptable to the City of Mendota.
B. 
The water services for each building site shall meet the approval of the City Engineer.
A. 
Street grading.
(1) 
All stumps, shrubs, trees that cannot be saved, boulders, and similar items in street rights-of-way shall be removed.
(2) 
Before any paving work is commenced, all street grading shall be properly completed as shown on the grading plan and approved by the City Engineer. The subgrade shall be compacted to not less than 95%, standard proctor. Prior to the placement of any aggregate base, the road subgrade shall be semi-truck proof-rolled under the direction of the City Engineer of Mendota. Any corrective action required as determined by the City Engineer shall be performed by the owner or developer.
(3) 
After grading of streets is completed and approved, and before any base course of the roadway pavement is laid, all of the underground work, such as water, sewer, house service connections therewith, shall be completely installed in place and approved. All backfill materials for all underground utilities in the roadway shall consist of state-approved trench backfill materials compacted and water-jetted in place. Backfill materials shall be accelerated by means of water introduced through holes jetted into backfilled trenches to a point approximately two feet above the top of the sewer pipe. The holes shall be jetted not greater than six feet apart unless otherwise directed by the City Engineer. The jetting process shall conform to the standards set forth in the State of Illinois Standard Specifications for Road and Bridge Construction, Section 600. Any depressions which develop within the street right-of-way due to settlement of backfilling material shall be refilled and repaved at the subdivider's expense in a manner acceptable to the City Engineer.
(4) 
All aggregate base course materials shall consist of aggregate base course as stated in said Standard Specifications for Road and Bridge Construction. Aggregate base course material shall be compacted to not less than 100% standard proctor (no density).
(5) 
The surface course shall not be laid until the base course is completed and until approval has been obtained from the City Engineer for surface course placement.
(6) 
Corings or nuclear density compaction tests, at least three per block, on request of the City Engineer, may be taken under City supervision after the paving has been completed and after the subdivider has requested acceptance of the street. The cost for such testing shall be borne by the owner or developer.
B. 
Street improvements.
(1) 
All streets within the corporate limits of the City, other than state and county highways, shall be improved with pavements bounded by integral concrete curbs and gutters, to an overall width in accordance with the following minimum dimensions:
Type of Street
Minimum Pavement Width
(between back of curbs) Residential Subdivision*
(feet)
Minimum Pavement Width
(between back of curbs)
Manufacturing or Business Subdivision*
(feet)
Collector*
33
36
Minor*
31
34
Cul-de-sac
90 diameter
90 diameter
*
If parking is desired, then these widths shall be increased by eight feet per side for parking. Roadway pavements in a cul-de-sac street terminus shall have a minimum diameter, measured from backs of the outside curb, of 90 feet for residential subdivisions and 90 feet for manufacturing and business subdivisions. Roadway pavements in "T" type or other type of terminus shall be as required by the City Engineer.
(2) 
Estimated ADT (average daily traffic) counts shall be required to be submitted along with Illinois soil bearing values (IBV) of the in-site subgrade soils to the City Engineer. If required by the City Engineer, pavement design structural numbers shall be provided by the owner/developer. However, as a general guide, streets in residential and industrial and business subdivisions shall have the following minimum structural thicknesses and be built in accordance with the following:
(a) 
Rigid pavement design (residential subdivisions).
[1] 
Minimum of seven-inch-thick Portland cement concrete with fiberglass fiber additives at a minimum strength of 4,000 psi in 28 days.
[2] 
Minimum eight-inch-thick aggregate base course (CA-6) compacted to a minimum 95% standard proctor dry density.
[3] 
Geofabric membrane (medium grade) placed on compacted subgrade.
[4] 
If earthen fill is required to be placed on the existing ground surface for grade purposes, the top six inches of organic topsoil shall be removed, the exposed dirt compacted, and the earthen soil fill be placed in layers not exceeding nine inches in thickness and be compacted in accordance with the Standard Specifications for Road and Bridge Construction in Illinois.
[5] 
The subgrade shall be compacted to not less than 93% standard proctor (dry density). Prior to the placement of the aggregate base course on the compacted subgrade, the City Engineer shall instruct the owner's or developer's contractor to proof-roll the compacted subgrade with a weighted semi-truck in accordance with his or her instructions. If after such proof-rolling the subgrade meets the approval of the City Engineer, then the contractor may proceed with the placement of the aggregate base course. If, in the opinion of the City Engineer, the proof-rolling indicates failures in the subgrade, then the owner's or developer's contractor shall take the required corrective action to remedy such failures in accordance with the directions and instructions of the City Engineer.
[6] 
All work shall be done in accordance with the appropriate sections of the current edition of the Standard Specifications for Road and Bridge Construction in the State of Illinois.
(b) 
Flexible pavement design (residential subdivisions).
[1] 
Minimum of 1 1/2-inch-thick hot mix asphalt bituminous surface course at a mix design approved by the City Engineer.
[2] 
Minimum of two-inch-thick hot mix asphalt bituminous binder course at a mix design approved by the City Engineer.
[3] 
Bituminous materials prime coat.
[4] 
Minimum fifteen-inch-thick aggregate base course (CA-6) compacted to a minimum of 95% standard proctor (dry density).
[5] 
Geofabric membrane (medium grade) placed on compacted subgrade.
[6] 
If earthen fill is required to be placed on the existing ground surface for grade purposes, the top six inches of organic topsoil shall be removed, the exposed dirt compacted, and the earthen soil fill be placed in layers not exceeding nine inches in thickness and be compacted in accordance with the Standard Specifications for Road and Bridge Construction in Illinois.
[7] 
Compacted subgrade to not less than 93% Standard proctor (dry density). Prior to the placement of the geofabric membrane on the compacted subgrade, the City Engineer shall instruct the owner's or developer's contractor to proof-roll the compacted subgrade with a weighted semi-truck in accordance with his or her instructions. If after such proof-rolling the subgrade meets the approval of the City Engineer, then the contractor may proceed with the placement of the geofabric membrane. If, in the opinion of the City Engineer, the proof-rolling indicates failures in the subgrade, then the owner's or developer's contractor shall take the required corrective action to remedy such failures in accordance with the directions and instructions of the City Engineer.
[8] 
All work shall be done in accordance with the appropriate section of the current edition of the Standard Specifications for Road and Bridge Construction in the State of Illinois.
(c) 
Rigid pavement design (industrial and business subdivisions).
[1] 
Minimum of eight-inch-thick Portland cement concrete with fiberglass fiber additives at a minimum strength of 4,000 psi in 28 days.
[2] 
Minimum nine-inch-thick aggregate base course (CA-6) compacted to a minimum 95% standard proctor dry density.
[3] 
Geofabric membrane (medium grade) placed on compacted subgrade.
[4] 
If earthen fill is required to be placed on the existing ground surface for grade purposes, the top six inches of organic topsoil shall be removed, the exposed dirt compacted, and the earthen soil fill be placed in layers not exceeding nine inches in thickness and be compacted in accordance with the Standard Specifications for Road and Bridge Construction in Illinois.
[5] 
The subgrade shall be compacted to not less than 93% standard proctor (dry density). Prior to the placement of the aggregate base course on the compacted subgrade, the City Engineer shall instruct the owner's or developer's contractor to proof-roll the compacted subgrade with a weighted semi-truck in accordance with his or her instructions. If after such proof-rolling the subgrade meets the approval of the City Engineer, then the contractor may proceed with the placement of the aggregate base course. If, in the opinion of the City Engineer, the proof-rolling indicates failures in the subgrade, then the owner's or developer's contractor shall take the required corrective action to remedy such failures in accordance with the directions and instructions of the City Engineer.
[6] 
All work shall be done in accordance with the appropriate sections of the current edition of the Standard Specifications for Road and Bridge Construction in the State of Illinois.
(d) 
Flexible pavement design (industrial and business subdivisions).
[1] 
Minimum of 1 3/4-inch-thick hot mix asphalt bituminous surface course at a mix design approved by the City Engineer.
[2] 
Minimum of four-inch-thick hot mix asphalt bituminous binder course at a mix design approved by the City Engineer.
[3] 
Bituminous materials (prime coat).
[4] 
Minimum eighteen-inch-thick aggregate base course (CA-6) compacted to a minimum of 95% standard proctor (dry density).
[5] 
Geofabric membrane (medium grade) placed on compacted subgrade.
[6] 
If earthen fill is required to be placed on the existing ground surface for grade purposes, the top six inches of organic topsoil shall be removed, the exposed dirt compacted, and the earthen soil fill be placed in layers not exceeding nine inches in thickness and be compacted in accordance with the Standard Specifications for Road and Bridge Construction in Illinois.
[7] 
Compacted subgrade to not less than 93% standard proctor (dry density). Prior to the placement of the geofabric membrane on the compacted subgrade, the City Engineer shall instruct the owner's or developer's contractor to proof-roll the compacted subgrade with a weighted semi-truck in accordance with his or her instructions. If after such proof-rolling the subgrade meets the approval of the City Engineer, then the contractor may proceed with the placement of the geofabric membrane. If, in the opinion of the City Engineer, the proof-rolling indicates failures in the subgrade, then the owner's or developer's contractor shall take the required corrective action to remedy such failures in accordance with the directions and instructions of the City Engineer.
[8] 
All work shall be done in accordance with the appropriate section of the current edition of the Standard Specifications for Road and Bridge Construction in the State of Illinois.
(3) 
Portland cement concrete curb and gutter shall be installed on all streets and shall be of the integral curb and gutter type. The curb and gutter shall have a minimum width of 18 inches with a six-inch-high curb, and with a gutter pan not less than nine inches thick.
(4) 
Stormwater inlets and catch basins shall be constructed of precast concrete and shall be located within the roadway improvement at points specified by the City Engineer. Stormwater frames and grates in the curb and gutter shall be the Type 3 frame and grate as specified by the Standard Specifications for Road and Bridge Construction.
(5) 
All curb corners shall have a radius of not less than 20 feet, or as determined by the City Engineer.
C. 
Streetlighting. A streetlighting system shall be installed by the developer in residential and business and manufacturing subdivisions and at street intersections and special problem locations. Such streetlighting system shall be installed within two years after the date of approval by the City Council of the final plat, or in the event 75% of the lots are not built upon within this two-year period, the City Council may extend the time to six months after 75% of the lots have been developed. Location, type, and method of installation of streetlights shall be in accordance with standards and specifications recommended by the Plan Commission and approved by the City Council.
D. 
Street trees. Trees are not permitted in road rights-of-way.
E. 
Street signs. An appropriate street sign shall be erected at each street intersection within the subdivision. The type of sign and the location thereof shall be subject to the design standards and policies established by the City Council; and street signs, including installation, shall be paid for by the City.
A. 
All utility distribution lines for telephone, electric, TV cable, and gas service in the subdivision and planned unit development shall be placed underground in dedicated right-of-way areas and in easements along rear lot lines or side lot lines at locations of extensions of utility installations between blocks. Installation of such facilities shall be made in compliance with the applicable orders, rules and regulations of the Illinois Commerce Commission now or hereafter effective and filed with said Commission pursuant to the Illinois Public Utilities Act, of any public utility whose service will be required for the subdivision with respect to the provisions of such facilities.
B. 
Underground telephone, electric and gas service shall be placed within easements or dedicated public ways in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public.
A. 
Upon completion of the installation of improvements in a subdivision or planned unit development, an electronic CAD file drawing and two sets of tracings on bond paper, or equal, suitable for use in reproduction, which shows all improvements as actually installed in the field, shall be filed with the City Clerk. The City Clerk shall provide the City Engineer with one complete set of the above.
B. 
As-built plans improvements shall consist of, but not be limited to:
(1) 
All final plan location and profile grades of all utilities, including water main, sanitary sewer, storm sewer, stormwater detention areas, infrastructure systems (and gas, electric, telephone cable if available). The exact top of any buried water main and sanitary sewer force main shall be shown on the as-built plans at intervals not exceeding 250 feet.
(2) 
All roadway plan locations and profile grades.
(3) 
All final grading plans of the subject site.
(4) 
Any other items specific to the site and as required by the City Engineer.
C. 
All as-built improvements shall be submitted to the City Engineer in electronic format in ACAD.dwg format.
If any plat of subdivision or planned unit development contains public streets or thoroughfares which are herein dedicated as such, whether located within the corporate limits of the City or in part outside thereof, the approval of the plat by the City Council for the subsequent annexation of the property to the City shall not constitute an acceptance thereon or therein, for maintenance purposes, irrespective of any act or acts by an officer, agent, or employee of the City with respect to such streets or improvements. The acceptance of such streets or thoroughfares for maintenance shall be made only by the adoption of a resolution by the City Council after there has been filed with the City Clerk a certificate by the City Engineer certifying that all improvements required to be constructed or installed in or upon such streets or thoroughfares, in connection with the approval of the final plat of subdivision by the City Engineer certifying that all improvements required to be constructed or installed in or upon such streets and thoroughfares, in connection with the approval of the final plat of subdivision by the City Council, have been fully completed and the construction or installation thereof has been approved by him/her. However, the owner and/or developer shall be responsible for any and all maintenance repairs to the roadway and infrastructure systems and all other improvements within the subdivision for a one-year period after formal acceptance of the subdivision improvements by the City. The City Engineer shall be the sole judge as to whether or not any such repairs need to be made by the owner or developer within this one-year period. The owner's/developer's construction bond for all such improvements shall also be required to remain in force during this same one-year period.
A. 
An adequate system of storm drainage shall be constructed and installed, consisting of natural watercourses, storm sewers and other necessary facilities which will drain upstream watershed areas, the subdivision, and protect roadway pavements. The minimum-size diameter of roadway storm sewers shall be 12 inches.
B. 
Storm drain inlets shall be placed in street gutters at intersections and elsewhere as required by the terrain, but shall not be spaced more than 350 feet along the gutter, unless approved by the City Engineer.
C. 
Any outfall storm sewer that drains into an existing open ditch or natural watercourse shall have an approved headway and a concrete apron or a rock riprap system at least 10 feet in radius from the center point of the outfall, or as determined by the size of sewer, velocity of flow, and topography.
D. 
Stormwater shall not be directed into the sanitary sewer system, and no connection between the storm and sanitary systems will be permitted at any time before, during or after construction.
E. 
Where installation of storm sewer lines or larger capacity than required to serve only the subdivision as delineated in the preliminary plat is required by the City Engineer to properly handle stormwater coming into the proposed subdivision area, the subdivider shall pay for the entire improvement. All storm sewers shall be designed to properly handle and accommodate a minimum ten-year storm frequency event unless otherwise approved by the City Engineer.
F. 
Storm sewers shall be made of materials as approved by the City Engineer. All inlets, catch basins, or manholes used for storm sewer purposes shall be made of precast reinforced concrete, unless permission is granted by the City Engineer to use alternate materials. All storm sewer inlet grates and frames in the curb and gutter shall be the Type 3 frame and grate standard as described in the Standard Specifications for Road and Bridge Construction, unless otherwise approved by the City Engineer.
G. 
The subdivider shall comply with the City's stormwater management program. The stormwater system shall be designed to be in compliance with the City's stormwater management program.
H. 
The completed storm sewer shall be tested by means of forcing a low-pressure air into the system before final acceptance by the City; such cost shall be the responsibility of the owner or developer.
All subdivisions and planned unit developments shall comply with the requirements of Chapter 257, Stormwater Management, of the City Code.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).