[HISTORY: Adopted by the President and Board of Trustees
of the Village of Sidney 11-5-2007 by Ord. No. 2007-04. Amendments noted where applicable.]
As used in this chapter, the following terms shall have the
meanings indicated:
A person, firm, corporation, partnership, association, or
other entity having any legal, equitable, or beneficial interest in
the land sought to be subdivided or developed. For purposes of this
chapter, the terms "developer" and "subdivider" are interchangeable.
A street of considerable continuity which serves or is intended
to serve as a major traffic artery connecting various sections of
the Village of Sidney.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
A street of limited continuity used primarily for access
to abutting properties and local needs of a neighborhood.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
A physical structure which marks the location of a corner
or other survey point as required by provisions contained herein.
An area for which a unitary site plan has been prepared,
establishing at least, but not necessarily limited to, the following:
land uses, open space allocations, on-site circulation for both pedestrians,
bicycles, and automobiles, parking, setbacks, housing densities, building
spacings, land coverage, landscaping requirements, building heights,
accessory uses, and architectural treatments. A PUD must be designed
and developed in according to the Village's prevailing zoning ordinance.[2]
The dividing of a tract of land into two or more lots, parcels,
or tracts for the purpose of either immediate or future sale or building
development, including a resubdivision of any lots or blocks of more
than one acre in a recorded subdivision.
This 2007 Subdivision Ordinance, as hereafter amended, shall apply to all subdivisions of land as defined in § 210-1 hereof within the corporate limits of the Village of Sidney, Illinois, and subdivisions located outside of the Village's corporate limits but within 1 1/2 miles of the Village corporate limits after the effective date of this chapter, and all such subdivisions must comply with the requirements of this chapter.
The following shall be the minimum requirements for streets,
alleys, and walks in any new subdivision within the Village:
A.
Location of streets and walks.
(1)
Each lot or parcel of ground within a new subdivision shall be adjacent
to a public street.
(2)
The street system in each new subdivision shall continue and extend
existing connecting streets in adjoining subdivisions, except minor
streets across a major intervening street where such continuation
or extension is not necessary to protect the interests of the public.
(3)
The street system in each subdivision shall be extended and dedicated
to any adjacent unsubdivided property except in those instances in
which the adjacent property is not capable of being subdivided.
(4)
No street shall be located less than 310 feet nor more than 1,000
feet from any parallel street measured at the center line of the streets,
except in those instances in which the topography of the land being
subdivided or the physical situation of that land, in the opinion
of the Sidney Village Engineer, makes such a street arrangement impractical.
(5)
Whenever two parallel streets are located more than 750 feet apart,
a public walk having a right-of-way of not less than 10 feet in width
shall be provided for pedestrian travel to schools, playgrounds, shopping
centers, and other community facilities. Each such public walk shall
be located approximately equidistant between the two public streets.
(6)
No private streets are permitted.
(7)
Sidewalks.
(a)
Sidewalks shall be constructed on both sides of every street
and shall run to the back of curb at each corner lot.
(b)
All sidewalks along streets shall be installed in public rights-of-way.
The back of the sidewalk shall be approximately one foot inside the
right-of-way line unless, for good cause, a variance in location is
approved by the Village Board.
(c)
All sidewalks shall be not less than four feet in width, except
as follows: Sidewalks along major streets and commercial areas shall
be not less than five feet in width.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(d)
Sidewalks shall be constructed of not less than 5 1/2 inches
in thickness of Portland cement concrete. Said concrete shall have
a compressive strength of 4,000 psi at 28 days and shall contain air
entraining agent (4% to 6%) which shall be field-verified for content.
Said concrete shall include No. 4 (1/2-inch) rebar on four-inch centers.
(e)
Sidewalks shall receive curing compound in accordance with Illinois
Department of Transportation standard specifications after placement.
A minimum of two inches of compacted sand shall be provided subgrade
under all sidewalks.
(f)
All sidewalks abutting streets shall be ramped to meet Americans
with Disabilities Act (ADA) regulations. Sidewalks shall have a nonslip
surface with a light broom finish; 3/4-inch-thick bituminous fiberboard
expansion joints every 50 feet of length are required. All contraction
joints shall be hand tooled, not sawed, at five-foot intervals. All
edges shall be edged with an edging tool.
B.
Design of streets.
(1)
Proposed layout of streets within the development shall be consistent
with the Village's Street System Master Plan, as shown in Exhibit
A, incorporated herein by reference.[1] Where major or collector streets are shown in said map,
streets shall be located in accordance with this plan.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
[1]
Editor's Note: Exhibit A is on file in the Village offices.
(2)
The minimum width of right-of-way for streets shall be as follows:
(a)
Major streets, which are those streets used primarily for through
traffic, including those designated as such by the corporate authorities
of the Village of Sidney, shall conform to the specifications shown
in the current Highway Standards and/or Design Manual, both published
by the Illinois Department of Transportation, and as the same may
be hereafter amended, but under no condition will the right-of-way
be less than 80 feet. These current Highway Standards and Design Manual
and any revisions or amendments which may from time to time be made
are hereby adopted and made part of this section to the same extent
and with the same legal effect as if fully set forth herein.
(b)
All other streets, including those designated by the corporate
authorities of the Village of Sidney as secondary or non-major streets,
shall be platted to a width of not less than 60 feet.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(3)
Whenever a street in a new subdivision is a continuation of an existing street in an adjoining subdivision and the right-of-way of the existing street is less than the applicable width prescribed in Subsection B(2), then these new regulations shall apply.
(4)
Whenever a street in a new subdivision is a permanent street and
is not and cannot be continued to another street, the street shall
be considered and treated as a cul-de-sac.
(5)
In each instance in which the subdivider owns the land on both sides
of a proposed street, the entire right-of-way for the street shall
be dedicated by the subdivider.
(6)
When a new subdivision adjoins a dedicated half-street in an existing
subdivision, the subdivider shall dedicate the remainder of the street.
(7)
In those instances in which the owner or owners of a new subdivision own the land on only one side of an existing street, the right-of-way of which is narrower than that required by Subsection B(2), the subdivider shall dedicate additional right-of-way of sufficient width to make that portion of the right-of-way lying between the center line of the existing right-of-way and the outside edge of the additional right-of-way at least equal to one-half the required right-of-way width.
(8)
Major streets shall be designed with curves having a center-line
radius of not less than 500 feet, except where a lesser radius is
deemed safe and adequate to serve the public needs. All other streets
shall be designed with curves having a center-line radius of not less
than 150 feet, except where a lesser radius is deemed safe and adequate
to serve the public needs. No streets shall be laid out with jogs
having center-line offsets of less than 125 feet. Surface grading
at street intersections shall be such as to ensure that a sight distance
of not less than 100 feet will exist along intersecting streets.
(9)
Streets intersecting any street or highway shall do so at as near
a 90° angle as possible, but in no event at an angle of less than
60°. Intersections shall be designed with twenty-five-foot minimum
radius turnouts.
(10)
Where a subdivision abuts or contains an existing or proposed
major street, the Planning Commission may require marginal access
streets, reverse-frontage lots with screened plantings, rear service
alleys, or other such treatments as may be necessary to provide separation
of through and local traffic.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(11)
All streets intersecting a collector street or access highway
shall have a tangent section of at least 50 feet measured from the
right-of-way line of the collector street or access highway. No such
tangent will be required when the center line of the intersecting
street has a curve radius greater than 1,000 feet.
(12)
The intersection of subdivision streets with any existing highway
shall be designed as specified by the agency having maintenance authority
for said highway. The developer shall obtain all permits for such
construction from the applicable state, county, or township authority.
(13)
Culs-de-sac shall have a maximum length of 600 feet measured
from the center line of the intersecting street to the center of the
turnaround, unless, in the opinion of the Sidney Village Engineer,
the topography of the land being subdivided or the physical situation
of that land makes such a restriction impractical.
C.
Location and design of alleys.
(1)
Alleys may be provided for lots or parcels of ground intended for
business, commercial, industrial, and multiple-family residential
uses.
(2)
No alleys shall be provided for lots intended for one- and two-family
residential uses.
(4)
No dead-end alleys are permitted.
(5)
No private alleys are permitted.
D.
Names of streets and alleys.
(1)
Proposed streets which are obviously in alignment with or continuations
of existing streets already named shall bear the same name as existing
streets. In no case shall the name of a proposed new street duplicate
the name of an existing street in the Village of Sidney.
(2)
The Village of Sidney retains the right to reject street names proposed
by the developer, for any reason, and to propose alternative street
names in lieu of the developer's proposed names.
E.
Construction of streets, alleys, and walks.
(1)
The grades of major streets shall not be steeper than 5.0% and no
tangent street grade shall be less than 0.4%.
(2)
Street improvements shall be bounded by curbs, gutters, or combination
curbs and gutters as shown in Figure 1, attached to this chapter,
which is incorporated herein by reference.[2]
[2]
Editor's Note: Figure 1 is included as an attachment to this
chapter.
(3)
The minimum width of improved areas of streets shall be as follows:
(a)
Major streets: 24 feet edge to edge of surfacing, as shown in
Figure 1, or 38 feet back of curb to back of curb, as per Figure 1.
(b)
All other streets: 20 feet edge to edge of surfacing as shown
in Figure 1 or 28 feet back of curb to back of curb, as per Figure
1.
(c)
Permanent turnarounds at the end of the cul-de-sac. The outside
diameter of the surface area of the turnaround shall be not less than
100 feet.
(5)
Pavements for all developments which, upon final dedication will
be served by and/or discharge directly to or will be tributary to
a publicly owned wastewater treatment works, as defined by 35 Ill.
Adm. Code § 301.365, and/or a publicly owned sanitary sewer
as defined by 35 Ill. Adm. Code § 301.375 shall be constructed
with either Portland cement concrete or bituminous concrete (i.e.,
asphalt) in accordance with the existing Standard Specifications for
Road and Bridge Construction as issued by the Illinois Department
of Transportation. Portland cement concrete (PCC) pavements in residential
areas shall be unreinforced and not less than eight inches in thickness.
PCC pavements shall be placed on not less than three inches of compacted
CA-6 subbase. Bituminous concrete pavements shall be three inches
of bituminous concrete laid in two courses over a minimum of 10 inches
of compacted IDOT-approved crushed stone coarse aggregate base material,
Gradation CA-6 or CA-10. Crushed stone base material shall be within
3% of optimum moisture and shall be compacted in twelve-inch maximum
lift thicknesses, to not less than 95% density and in accordance with
ASTM D1557, Modified Proctor. Alley pavements to serve business, commercial
and industrial areas shall conform to these major street pavement
requirements.
(6)
Pavements for all developments which, upon final dedication, are
intended to be served by private sewage disposal systems as defined
by 77 Ill. Adm. Code § 905.30 shall be constructed using
a minimum of 10 inches of IDOT-approved compacted crushed stone coarse
aggregate base course material, Gradation CA-6 or CA-10, with an A-3
oil and chip surface treatment (as defined by IDOT Standard Specifications
for Road and Bridge Construction) and five-foot-wide shoulder as shown
in Figure 1.[3] Crushed stone base material shall be within 3% of optimum
moisture and shall be compacted in twelve-inch maximum lift thicknesses,
to not less than 95% density and in accordance with ASTM D1557, Modified
Proctor. The developer shall construct streets in accordance with
the cross section shown in Figure 2, attached hereto and incorporated
herein by reference.[4] After completion of pavement construction, the final,
top layer of stone shall be rolled with a mechanized asphalt roller.
(7)
All curbed corners shall have a radius of not less than 25 feet,
and at intersections involving major streets such radius shall be
not less than 30 feet.
(8)
The subdivider shall notify the Village Clerk in advance of the date
construction of the required improvements will begin.
(9)
No plat of any subdivision shall be finally approved by the Village
Board of Trustees until:
(a)
A copy of the plans and specifications for the required street,
alley, and public walk improvements, including street drainage, has
been filed with and approved by the Village Board of Trustees. The
plan and specifications shall meet the minimum design standards that
are acceptable to the Village Engineer.
(b)
The improvements (including the street drainage) have actually been constructed in accordance with such plans and specifications or a construction performance bond payable to the Village in a penal sum equal to 120% of the estimated cost of such public improvements, as approved by the Village Engineer, in a form acceptable to the Village and secured by a bank letter of credit or other security acceptable to the Village Attorney and the Village Trustees, and a maintenance bond, also secured by a bank letter of credit or other security acceptable to the Village Attorney and Village Trustees, in an amount equal to 25% of the public improvement cost estimate, conditioned upon the construction of the improvements in full conformity with the plans and specifications within two years from the date thereof, and as to the maintenance bond, conditioned upon the satisfactory performance and condition of said improvements for one year after the Village's conditional acceptance of such improvements. Any bond so given to guarantee the construction of any such improvement may be released by the President and Board of Trustees only after receiving a written statement from the Village Clerk that the improvement has been constructed and that the certificate of a State of Illinois registered professional engineer as required in Subsection E(9)(c) has been received.
(c)
A certificate of a State of Illinois registered professional engineer employed by the subdivider must be filed with the Village Clerk certifying that the required improvements were inspected during the actual construction by said registered professional engineer or a competent person acting under his or her direction and that such improvements have been constructed in accordance with the aforesaid plans and specifications; or, in the event the subdivider files a bond as provided in the preceding Subsection E(9)(b), such bond contains an additional provision guaranteeing such inspection during construction as required herein and the furnishing of the aforesaid certificate of the registered professional engineer upon completion of the construction of the required improvements.
(d)
In the event the engineer employed by the subdivider is discharged
before completion of the required improvements, an amendment to the
existing bond naming the new State of Illinois registered professional
engineer shall be filed with the Village and approved before proceeding
any further with the construction of the required improvements.
(e)
The construction performance bond form, the maintenance bond
form, both with corporate surety, or secured by a bank letter of credit
or other security approved by the Village Attorney, shall be substantially
in the form attached as Exhibit B, attached hereto and incorporated
herein by reference.[5]
[5]
Editor's Note: Exhibit B is included as an attachment to this
chapter.
F.
Street signs, traffic signs, and pavement markings.
(1)
A four-way metal street name sign shall be erected at each street
intersection. Such signs shall conform to the specifications established
by the Village.
(2)
The subdivider shall erect within the development the necessary traffic
signage, including stop signs, directional signs, speed limit signs,
etc., which shall be in conformance with the Federal Highway Administration's
Manual on Uniform Traffic Control Devices (MUTCD) and current IDOT
standards.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(3)
Where applicable, the subdivider shall apply within the development
the necessary pavement markings, including pavement edge lines, center
lines, and directional arrows. Pavement markings shall conform with
the Federal Highway Administration's Manual on Uniform Traffic Control
Devices (MUTCD) and current IDOT standards.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
G.
Monuments. All lot corners shall be monumented by at least a 1/2-inch-diameter
round or 1/2-inch-square iron rod or a 1/2-inch iron pipe at least
30 inches long, set on the lot corner. All lot corners that may have
been disturbed or lost during the construction of the streets and
sewers shall be replaced at the expense of the subdivider. All block
corners, beginning and ending of all curves on curved streets, or
angle points in streets shall be monumented with a permanent monument
set in a concrete post, the concrete post having a minimum length
of 36 inches and a minimum cross section of a four-inch circle. This
monument shall be set sufficiently below the surface of the ground
to make its disturbance unlikely.
H.
Streetlights.
(1)
Electrical work for all streetlighting shall comply with the National
Electrical Code. Cabling shall be direct burial type. However, cabling
at street crossings shall be in galvanized rigid steel conduit.
(2)
Streetlights shall be provided at all street intersections and at
intervals not greater than 300 feet apart.
(3)
Streetlighting shall consist of complete installation of pulse-start
metal halide decorative post top type luminaires. Lamps shall have
a 150-watt fixture. Support poles shall be architectural aluminum,
with black exterior coating. Lamp and post units shall be Holophane
Utility Series, Utility Arlington lamp on a Plymouth-style post or
Village-approved equivalents. Lamps shall be controlled by integral
photocells.
A.
No plat of any new subdivision shall be approved by the Village Board of Trustees unless the same provides for and assures the construction by the subdivider of a sanitary sewage collection system and treatment facilities which shall be adequate to serve the needs of the entire subdivision when the same is fully developed. The location and the design of the sewage collection system and treatment facilities shall be approved by the Village Board of Trustees and the Illinois Environmental Protection Agency (IEPA), except as stipulated in Subsection C below.
B.
If the Village of Sidney owns or operates a public sanitary sewer
system and/or a public wastewater treatment works at the time that
the development plans are submitted to the Village, the developer
shall design and construct public sanitary sewers, individual sewer
service lines within the public rights-of-way, and pump stations (if
necessary), to connect to the Village's sanitary sewer system. Pump
stations shall meet IEPA requirements and shall be provided with a
fixed standby generator system with automatic transfer switch. The
design and type of said sanitary sewers shall be consistent with any
facility planning and policies adopted by the Village prior to the
date of plan submission.
C.
If the Village of Sidney does not own or operate a public sanitary
sewer system and/or a public wastewater treatment works at the time
that the development plans are submitted to the Village, the developer
may request that individual on-site wastewater treatment units be
utilized for wastewater treatment. If the developer requests approval
of the use of individual on-site wastewater treatment units as a means
of treatment, the developer shall provide percolation test data at
a minimum frequency of one test hole for each lot in the approximate
area of each proposed absorption field. Such test hole locations and
percolation data shall be indicated on the face of both the preliminary
plat and the final plat and shall meet the requirements of the Illinois
Department of Public Health (IDPH) document entitled "Private Sewage
Disposal Code," which is also known as 77 Ill. Admin. Code § 905.
The Village retains the right to complete its own percolation tests
at the site, to confirm the findings of the developer's percolation
tests. The developer shall reimburse the Village for its cost in completing
the confirmatory percolation tests. If the Village's confirmatory
percolation tests contradict the findings of the developer's tests,
the developer shall complete a second set of tests, in the presence
of the Village's representative. The developer shall provide findings
of the second set of tests and shall not proceed with the development
until written approval of the on-site wastewater treatment plan is
received from the Champaign County Public Health Department.
A.
No plat of any new subdivision shall be approved by the Village Board
of Trustees unless the same provides for and assures the construction
by the subdivider of a water distribution system which shall be adequate
to serve the needs of the entire subdivision when the same is fully
developed. No water main shall be less than six inches in nominal
inside diameter unless so approved by the Village Engineer. The location
and design of the system shall be approved by the Village Board of
Trustees, the Village Engineer, and the IEPA.
B.
All potable water mains shall be polyvinyl chloride (PVC) SDR-PR
pressure pipe with single rubber gasketed joints. Pipe joints shall
be push-on joints meeting ASTM D3139. Pipe shall be SDR-21 pipe, or
equivalent, rated for a 200 psi working pressure rating. The PVC compounds
shall be certified by NSF International to ANSI/NSF Standard 61. Pipe
shall be manufactured to cast iron outside nominal diameters for use
as a pressure conduit.
C.
All water mains shall meet the Standard Specifications for Water
and Sewer Main Construction in Illinois, latest edition. All water
main crossings under, over or near sanitary sewers or storm sewers
shall meet IEPA regulations. The developer shall flush and disinfect
all new water mains in accordance with AWWA C651 and the Standard
Specifications for Water and Sewer Main Construction in Illinois.
The developer shall perform and/or bear the cost of all bacteriological
testing and sampling needed to receive IEPA approval to place the
mains into operation. The Village retains the right to take custody
of all samples taken from said mains.
D.
All water mains shall be installed with not less than four inches
of Type II or III granular bedding (as defined by ASTM D-2321), haunching
and backfill. Said granular backfill shall be free of rocks, stones,
debris, frozen and/or foreign materials and shall extend 12 inches
above the top of the water main.
E.
All water main fittings shall be compact ductile fittings meeting
AWWA C153. Fittings shall have mechanical joints with retainer glands,
EBAA Iron Mega-Lugs or equivalent.
F.
When a new water main crosses under an existing, or platted, or planned
street, said main shall be encased in a steel casing extending the
full width of said street surface, with rubber seals on each end of
such casing.
G.
Fire hydrants.
(1)
Fire hydrants shall be provided not less than 600 feet apart in residential
areas. The final location of fire hydrants shall be approved by the
Village Engineer. Fire hydrants shall be dry barrel type with breakaway.
Fire hydrants shall conform with AWWA C503.
(2)
All fire hydrant leads shall be six-inch-diameter SDR-21 pipe and
six-inch auxiliary gate valve with restrained joints and valve box,
all complying with this chapter.
(3)
Fire hydrants connected to water mains that are four-inch-diameter
and less shall be provided with 2 1/2-inch hose nozzles. Fire
hydrants connected to water mains that are six-inch diameter and larger
shall be provided with one four-inch-diameter pumper nozzle. Outlets
shall have National Standard thread fire hose couplings.
(4)
Main valve openings on all fire hydrants shall be 5 1/4-inch
diameter. The operating nut shall be National Standard 1 1/2-inch
pentagon shape, measured from point to opposite flat. Hydrant shoes
shall be restrained mechanical joint.
(5)
Fire hydrants shall be set plumb and to a level such that the lowest
hose connection is between 14 inches and 26 inches above the intended
finish grade. Hose connections shall be oriented to face toward to
the street.
(6)
Fire hydrants shall be Mueller Super Centurion, or Waterous Pacer,
or equivalent approved by the Village Engineer or Village Water Superintendent,
and shall be factory-painted red.
H.
Gate valves and tapping valves.
(1)
Two gate valves, each with valve box, shall be provided at each tee
in the new water mains and three gate valves each with valve box at
each cross. The location and placement of said valves shall be determined
by the Village Engineer.
(2)
Gate valves shall be full-opening resilient-seated valves with iron
body and nonrising stem and four-mil epoxy coating on exterior surfaces.
Gate valves shall meet AWWA C-509. All gate valves shall open counterclockwise
(left) and shall have mechanical joint ends.
(3)
Where new water mains are to connect to existing water mains, said
connections shall be made via "live" taps using tapping sleeves and
tapping valves with valve box, so as to not require a loss of pressure
in or shutdown of the existing water main system. The size of said
tapping sleeves and valves shall be determined by the Village Engineer.
(4)
Tapping sleeves shall have stainless steel or ductile iron bodies,
and said sleeves shall be one of the following or equivalent: Clow
Model F-5205, Ford FAST style unit, Mueller Model H615 or equivalent.
Tapping valves shall conform to AWWA C-500 and shall be Clow Model
F-5093, Mueller Model H687, or equivalent.
I.
A valve box shall be provided for each valve installed. Valve boxes
shall be cast iron, being approximately five inches in diameter with
a minimum wall thickness of 3/16-inch diameter. Valve boxes shall
be of the slip type design to permit vertical adjustment of the top
section. Tops of valve boxes shall be adjusted so that the top shall
be flush with paving. Valve boxes shall have the term "WATER" cast
into the top surface. Valve boxes shall be Clow Model F-2490 or equivalent.
J.
All water mains shall be buried with not less than 48 inches of soil
cover. All water main trenches under or within two horizontal feet
of a paved surface or sidewalk shall be backfilled and compacted with
Type II or III backfill, as defined in ASTM D-2321.
K.
All water mains shall be provided with a continuous length of coated
#10 copper tracer wire placed not more than three inches above the
main. Tracer wire shall be terminated inside each valve box. Upon
completion of water main installation work but before pavement replacements
are initiated, developer's construction contractor shall furnish and
utilize his/her own locating equipment and shall test the tracer wire
to demonstrate the traceability of the main. If the contractor is
not able to trace the water main using the tracer wire, the contractor
shall replace the tracer wire and restore the site, until the main
can be traced.
L.
Water service lines.
(1)
For each lot in the development, the developer shall furnish and
install that portion of the water service line that is to exist in
the development's rights-of-way. Each lot or building shall be provided
with a separate water service line, with no shared services being
permitted.
(2)
All said service lines that are to extend under pavements shall be
either installed prior to pavement and sidewalk placement or installed
via horizontal directional drilling methods if installed after pavements
and sidewalks are installed.
(3)
All water service lines shall be constructed of Type K copper and
shall have not less than 48 inches of soil cover.
(4)
The minimum size of residential water services shall be one-inch
nominal diameter. All other water services shall be sized in accordance
with AWWA Manual M22, latest edition. Service line sizings shall be
completed by the developer's engineer, and sizing calculations shall
be submitted to the Village Engineer and subject to Village Engineer
review and approval. The developer shall provide a corporation stop
at each service's connection to the main, as well as a curb stop,
to be located at the lot's front property line.
(5)
The Village will furnish and install water service meters (including a meter box if applicable) to each development's lot at the time that said lot owner files for water service, pursuant to Chapter 236, Water, of the Village Code.
(6)
All new water service meters shall be inside a structure on the premises as provided in Chapter 236, Water, of the Village Code.
(7)
The water service meters shall remain the property of the Village,
and the Village may require a reasonable deposit therefor from the
water customer.
A.
Erosion control and stormwater permitting.
(1)
Prior to initiating construction of the improvements, the developer
shall submit to the Village the erosion control plan for the project.
Erosion control measures shall comply with the Standard Specifications
for Soil Erosion and Sediment Control, dated 1987, as issued by the
Illinois Environmental Protection Agency (IEPA). Erosion control measures
shall adequately prevent soil loss from the site. The erosion control
plan shall indicate and quantify all soil erosion control measures,
including silt fencing, protective matting material, as well as temporary
and permanent vegetative control measures.
(2)
The developer shall apply for and obtain the Stormwater National
Pollutant Discharge Elimination System (NPDES) permit for the development,
as per IEPA regulations. The developer shall pay all permit fees charged
by IEPA.
B.
Storm drainage collection system.
(1)
Stormwater calculations shall utilize the Natural Resources Conservation
Service TR-55 Method to size the open channels, swales, storm sewers
and other minor components of the stormwater system.
(2)
The stormwater conveyance improvements for the subdivision shall
be designed to convey a fifty-year storm, after development, to a
designated stormwater storage area. Precipitation values for all return
period storms shall be determined by the Illinois State Water Survey
Bulletin 70.
(3)
Storm sewers shall be corrugated high-density polyethylene (HDPE)
pipe with smooth interior, Advanced Drainage Systems, Inc. N-12 pipe
or equivalent. The minimum size of storm sewers and roadside culverts
is twelve-inch diameter. End sections shall be provided on the ends
of all culverts.
(4)
Maximum distance of overland flow of stormwater runoff shall be 300
feet. Open ditch drainage systems shall be provided with perforated
HDPE tiling beneath the flow line of the ditch flow line, to help
expedite the evacuation of any standing water from the ditch.
(5)
Manholes shall be provided at intersections of all storm sewer segments
and where there is a change in sewer grade. The maximum distance between
storm manholes shall be 300 feet.
(6)
Detention basins.
(a)
A combination of storage and controlled release of stormwater
is required of all residential developments greater than five acres
in total area or less than five acres with greater than 50% impervious
area. Stormwater detention shall be provided within tracts of land
outside the limits of the areas to be publicly dedicated as streets.
Linear and/or roadside open channel detention is prohibited.
(b)
The volume of required storage shall be calculated on the basis
of the maximum runoff value from the development for the fifty-year
storm event minus the controlled release rate of water released from
the development.
(c)
Release rate. The controlled release rate of stormwater runoff
from the development shall not exceed the subject property's rate
of runoff from a five-year storm, prior to development.
(d)
Maximum side slopes of detention basins shall be four horizontal
to one vertical. Wet-bottom basins shall be provided with riprap stone
or revetment mat to prevent side slope erosion.
(e)
The developer shall include in the subdivision covenants, in
a form approved by the Village, provisions for continuing maintenance
and liability insurance coverage of every detention basin by the developer
and/or the subdivision homeowners' association, to the reasonable
satisfaction of the Village.
A.
The subdivider shall provide sump pump drain lines to drain the sump
pump discharge line from each lot or parcel in the development, where
a sump pump discharge line cannot be discharged directly into a drainage
ditch. Sump pump discharge lines are not required for lots one acre
or greater in size.
B.
Sump pipe drain lines shall drain into drainage ditches, storm sewer
inlets or storm manholes. Sump pump drain lines shall not discharge
across sidewalks or pavements.
C.
Sump pipe drain lines shall be SDR-35 PVC pipe. A tee or lateral
shall be provided in sump pump drain lines.
D.
Sump pump drain lines shall be backfilled with select granular trench
backfill.
A.
Easements shall be provided for utilities centered on rear and/or
side lots lines and along street rights-of-way. Easements shall be
not less than 20 feet in width.
B.
Where a subdivision is traversed by a watercourse, drainageway, channel
stream or detention pond, where the runoff from a base flood storm
exceeds one cubic foot per second, a watercourse easement shall be
provided conforming substantially with the lines of the watercourse
and/or detention facilities.
A.
Procedure.
(1)
At least 10 days before a regular Planning Commission meeting, seven
copies of a preliminary plat shall be filed with the Planning Commission
for examination and subsequent recommendations of approval or disapproval.
The Planning Commission shall, after receiving the preliminary plat,
consider the plan of subdivision as represented by such plan and shall
thereupon approve or disapprove the same. If the approved plan of
subdivision is not satisfactory as presented, the Planning Commission
may permit the subdivider to make the changes and additions required
by the Planning Commission to meet the requirements of this section.
If the plat of subdivision as shown by said preliminary plat is finally
disapproved, the original plat shall be returned by the Planning Commission
to the subdivider, with a written statement of reasons for disapproval.
If the proposed plat of subdivision as shown by said preliminary plat
shall be finally approved, the original plan and two copies thereof
shall be endorsed by the Planning Commission as follows:
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"The proposed plat of subdivision as shown on this plan and
accompanying documents has received tentative approval by the Planning
Commission of the Village of Sidney and said Planning Commission is
now ready to receive the final plat for consideration."
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DATED: __________
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PLANNING COMMISSION OF THE VILLAGE OF SIDNEY
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BY: __________
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Secretary
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(a)
The original and two copies of the preliminary plat so endorsed
shall be transmitted to the Village Board of Trustees for its tentative
approval. If so approved by the President and Board of Trustees, the
original and two copies of said plat shall be endorsed as follows:
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"Tentatively approved by the President and Board of Trustees
of the Village of Sidney this _____ day of __________, 20_____"
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__________
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Village President
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(b)
The original copy of the plat so endorsed shall be filed with
the Village Clerk. One copy thereof shall be returned to the Planning
Commission for its files and the other copy shall be returned to the
subdivider.
(2)
Within 12 months after receiving tentative approval of the preliminary
plat by the Planning Commission and the President and Board of Trustees,
the original and seven copies of the final plat shall be submitted
to the Planning Commission for recommended final approval by the President
and Board of Trustees. Tentative approval of the preliminary plat
shall become null and void unless the final plat is submitted within
12 months as hereinabove required.
(3)
After receiving recommended final approval by the Planning Commission,
the original and one copy of the final plat shall be presented to
the President and Board of Trustees for its final approval.
(4)
Following final approval by the President and Board of Trustees,
the final plat as approved may be legally recorded in compliance with
the laws of the state. Approval of the final plat by the President
and Board of Trustees shall be null and void if the plat is not recorded
within 90 days after the date of approval, unless application for
an extension of time is made to the President and Board of Trustees,
in writing, during the ninety-day period and granted.
B.
Preliminary plat. The preliminary plat submitted to the Planning
Commission shall be drawn to a scale of 100 feet or less to the inch
and shall show the following information:
(1)
The location of the property with respect to adjacent property and
streets. There shall also be included a location map at a suitable
scale to show all streets and public ways within the general area
of the subdivider's property.
(2)
All pertinent features such as existing structures to remain, streets,
railroads, water bodies, streams, and wooded areas that may influence
the design of the subdivision.
(3)
Existing and proposed contours based on the United States Geological
Survey (USGS) datum at intervals of two feet or less, unless waived
by the Planning Commission.
(4)
The name, location, and width of all proposed streets.
(5)
The proposed location and width of all alleys, lots, setback lines,
utility easements, and areas to be reserved for public use.
(6)
Existing sanitary sewers, water mains, storm drains, and culverts
within the tract and immediately adjacent thereto.
(7)
Proposed sites, if any, for multifamily dwellings, shopping centers,
churches, industry, or other non-public uses, exclusive of single-family
dwellings.
(8)
Proposed provisions for disposal of sanitary waste, water distribution
system and stormwater drainage.
(9)
The name and address of the owner or owners of land to be subdivided,
the name and address of the subdivider, if other than the owner, and
the name of the State of Illinois professional land surveyor and/or
State of Illinois registered professional engineer.
(10)
The North point, scale and date.
(11)
The proposed name of the subdivision.
C.
Final plat.
(1)
Name of the subdivision.
(2)
Approximate true North point, date and scale.
(3)
Name and signature of owner, subdivider, and State of Illinois professional
land surveyor. Signature and seal of State of Illinois registered
professional engineer on all engineering drawings.
(4)
The legal description of the property subdivided with the surveyor's
certificate and seal to the effect that the plat represents a survey
made by him or her and that all monuments are set as shown.
(5)
The accurate location and description of all monuments.
(6)
All angular and linear data along the exterior boundaries of the
subdivision. Boundary bearings for subdivisions over 100,000 square
feet in area shall be measured with reference to the true meridian.
(7)
Locations and widths of all streets and sidewalks, together with
names of streets.
(8)
Location, dimensions, and status of all easements.
(9)
Lot lines with accurate dimensions.
(10)
Radii of all curves and lengths of arcs.
(11)
Sufficient data to readily determine the location and length
of all lines.
(12)
All lot and block numbers.
(13)
A copy of the plans and specifications for the required streets,
alleys, public walk improvements, sanitary sewers, water mains and
storm sewers.
(14)
A certificate from a State of Illinois registered professional engineer employed by the subdivider that all required streets, alleys and public walk improvements have been constructed in accordance with the plans and specifications as submitted or a surety bond as required by § 210-3E(9)(e) hereof.
(15)
Provisions shall be made on the face of the plat for approval
of the Planning Commission and President and Board of Trustees to
be noted.
D.
As-built or record drawings. The developer's engineer shall field
locate, as they are constructed, all improvements, including new water
mains, valve boxes, fire hydrants, streets, sewers, streetlights,
etc. After completion of the project, but prior to consideration of
final acceptance by the Village Board, the developer's engineer shall
furnish the Village Engineer with three paper copies of the "as-built"
plans, with each sheet clearly marked "Record Drawings" in the lower
right-hand corner. In addition, the developer's engineer shall provide
the Village Engineer with one electronic copy of the computer-assisted
drafting (CAD) drawings utilized to construct the project. Said drawings
shall be provided on compact disk or other prevailing electronic media,
and said files shall be assembled in AutoCAD or Microstation format,
latest release. Three copies of the final plat shall also be provided
to Village Engineer.
A.
Recording deed prohibited without compliance. In accordance with
state law, no deed or other instrument of transfer of real property
in the Village limits or within the area of subdivision control thereof,
currently 1 1/2 miles, shall be accepted by the County Recorder
for record unless said deed or other instrument of transfer is to
a lot or parcel platted and on file or accompanied by a plat approved
by the Village Board.
B.
Sale or transfer prohibited without compliance. No person owning
land comprising a subdivision, nor his agent, shall transfer or sell
or agree to sell any lot or parcel of land located within such subdivision
by reference to, or exhibition of, or by any other use of a plat of
such subdivision before such plat has been approved, filed and recorded
as provided in this chapter. The description of such lot or parcel
by metes and bounds in any contract or instrument of transfer or other
document used in the process of selling or transferring same shall
not exempt such owner or agent from the penalties provided herein.
Further, any subdivision of land must comply with this chapter. Any
conveyance or contract that effects a subdivision without compliance
shall be illegal and null and void.
C.
No building or occupancy permit without compliance. No building or
occupancy permit shall be issued for any lot hereafter platted unless
the plat including such lot has been approved, filed and recorded
in accordance with the requirements of this chapter.
Whenever the tract to be subdivided is of such unusual size
or shape or is surrounded by such development or unusual conditions
that the strict enforcement of the regulations would entail practical
difficulties or unnecessary hardships, the Village Board, by resolution,
after report by the Planning Commission, may vary or modify them in
such a way that the subdivider is allowed to develop his property
in a reasonable manner, but at the same time, the public welfare and
interests of the Village and county are protected and the general
intent and spirit of the regulations are preserved.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
The fees payable to the Village in conjunction with the submission of an initial preliminary plat and other required documents, the submission of a request for a waiver of the applicability of the requirements of this chapter for a proposed subdivision within 1 1/2 miles of the corporate limits of the Village of Sidney or submission of a proposed annexation agreement under this chapter are set forth in Chapter 130, Fees, of the Village Code.
B.
The applicant must also pay a fee for the Village's out-of-pocket
costs for public hearings, public meetings, engineering fees, attorney
fees and other out-of-pocket costs incident to the Village's processing
of such subdivision plat, subdivision waiver or annexation agreement.
This fee shall be estimated by the Village Clerk in consultation with
the Village President, Village Engineer, and Village Attorney, and
paid with the initial application or request. If such costs exceed
the fee paid, the applicant shall pay such excess. If the fee paid
exceeds such costs, the Village shall refund such excess.
The President and Board of Trustees may, in their discretion,
waive, defer or vary requirements of this chapter in a particular
case for a particular subdivision, after consideration thereof by
the Village Planning Commission, if it determines that such waiver,
variance or deferral is consistent with the objectives of this chapter
and is not contrary to the public interest, provided that a subdivider
shall submit any requests for such waivers, variances or deferrals
from the requirements of this chapter with his other required subdivision
proposal submittals.
A.
Whoever shall violate any of the provisions of this chapter shall
be guilty of an ordinance violation and shall be fined not less than
$50 and not more than $750 for each violation. Each day the violation
continues shall be deemed a separate offense.
B.
In addition, any violation shall be subject to injunction enjoining
further violations and mandatorily enjoining compliance by removal
of existing violations.
C.
The Village may seek injunctive relief together with or separately
from any monetary fine.
D.
Any person, firm or corporation violating any of the provisions of
this chapter shall also be liable to the Village of Sidney for any
reasonable expense, loss or damage occasioned to the Village by reason
of such violation.
A.
This chapter shall be effective on January 1, 2008, or 10 days after
the passage, approval and publication of this chapter, which may be
in pamphlet form, pursuant to law. All prior ordinances, including
Ordinance No. 106, or provisions in ordinances in conflict with this
chapter are hereby repealed as of the effective date of this chapter,
as to new subdivisions.
B.
However, said prior Ordinance No. 106, as heretofore amended, shall,
to the extent required by law, apply to existing subdivisions whose
preliminary plat or final plat has been approved by the Village of
Sidney prior to the effective date of this chapter.
