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.
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.
