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Title 11 – Subdivisions

SubjectChapter
Title; Purpose and Authority1
Definitions2
Official Map3
Review of Subdivisions4
General Design Requirements5
Improvements6
Administration; Legal Data7

Last updated September, 2021.

Chapter 1

Title; Purpose and Authority

SECTION:

11-1-1:Title
11-1-2:Purpose and Authority

11-1-1:             TITLE: This Title shall be known as and may be referred to and cited as “The City of Farmington, Illinois, Subdivision and Official Map Ordinance”. It embraces all the lands and properties lying within said City, and within the areas set forth and described as being contiguous or adjacent to said City within one and one-half (1 1/2) miles from the said City limits, but outside said City. The map or maps herein referred to and identified by the title thereon as “Official Map, City of Farmington” is adopted herein as a part thereof, together with all explanatory matters thereon. *1

11-1-2:             PURPOSE AND AUTHORITY: The subdivision regulations and Official Maps as herein set forth and made a part hereof have been made for these purposes and objectives: To provide for the harmonious development of the City and its environs as outlined, and for the coordination of streets and subdivision with other existing or planned streets, and for the preservation of adequate open spaced for traffic, light and air, and for the distribution of population and traffic to the extent that favorable conditions in regard to health, safety, and general welfare are protected or created; to assure that development will follow proposals of the overall Comprehensive Plan for the City, and the environs embraced herein; to assure that adjacent developments will properly relate to one another; to assure that a coordinated effort will be made between utilities, services and developers so that streets and other improvements will be properly installed; and to assure a minimum level of improvement for all subdivisions.

This Title is adopted under the authority of Division 12, Illinois Municipal Code. (Ord. 69-4; 2-3-69)

  1. S.H.A. Ch. 24, 11-15-1

Chapter 2

Definitions

SECTION:

11-2-1:Definitions

11-2-1:             DEFINITIONS: For the purpose of this Title certain terms or words used herein shall be interpreted as follows:

All words used in the present tense include the future tense. All words in the singular include the plural and all words in the plural include the singular.

CITY ENGINEER: The term “City Engineer” shall mean a person designated to act in the capacity of City Engineer in the review of engineering data as outlined herein where the services of a City Engineer are specifically mentioned.

HALF STREET: The term “half street” shall mean a street dedicated to less than its full planned width.

OFFICIAL MAP: The term “ Official Map” shall mean map or maps established herein and on which may be indicated proposed public improvements for the purpose of coordinating construction of public improvements with future community development.

PLANNING COMMISSION: The term “Planning Commission” shall mean the Planning Commission of the City.

PLAT OFFICER: The term “Plat Officer” shall mean the person appointed to occupy the office created herein, in which office is vested the chief administrative and enforcement duties as outlined herein.

RESERVE STRIP: The term “reserve strip” shall mean a narrow strip of land between a street adjacent to the property line and the adjacent property, the strip being retained in private ownership to prevent access of neighboring property to an improved and dedicated street.

RESERVE FRONTAGE: The term “reverse frontage” shall mean a condition whereby both fronts and rears of properties face on streets.

STREET, ROAD, OR ALLEY: The term “street, road, or alley” shall mean right of way dedicated to and for the public use and affording principal means of access to abutting property.

MAJOR STREET or MAJOR HIGHWAY: The terms “major street” or “major highway” shall mean traffic ways connecting communities or connecting to limited access traffic ways which in turn, connect to other communities, and designated on the Official Map herein as “Major”.

COLLECTOR STREET or COLLECTOR ROAD: The terms “collector street” or “collector road” shall mean traffic ways which carry traffic between sections of the community or which serve as a connector between rural areas and the community, and designated on the Official Map herein, as “Collector”.

LOCAL STREET or LOCAL ROAD: The terms “local street” or “local road” shall mean traffic ways which serve primarily for access to abutting property, and designated on the Official Map herein as “Local”.

ALLEY: The word “alley” shall mean minor way used primarily for vehicular access to the back or side of property otherwise abutting on a street.

SUBDIVISION: The word “subdivision” shall mean a division or resubdivision of a parcel of land or a group of contiguous parcels under one ownership on the effective date of this Title, into two (2) more lots or parcels, any of which is less that five acres; provided, however, that a division of land for agricultural purposes or farm residential use into lots of three (3) acres or more shall not be deemed a subdivision; and further provided that the provisions of this Title 11 shall not apply in any of the following instances:

  1. The division or subdivision of land into parcels or tracts of 5 acres or more in size which does not involve any new streets or easements of access;
  2. The division of lots or blocks of less than an acre in any recorded subdivision, which does not involve any new streets or easements of access;
  3. The sale or exchange of parcels of land between owners or adjoining and contiguous land;
  4. The conveyance of parcels or land or interests therein for use as a right of way for railroads or other public facilities and other pipe lines which does not involve any new streets or easements of access;
  5. The conveyance of land owned by a railroad or other public utility, which does not involve any new streets or easements of access;
  6. The conveyance of land for highway or other public purposes or grants or conveyances relating to the dedication of land for public use of instruments relating to the vacation of land impressed with a public use;
  7. Conveyances made to correct descriptions in prior conveyances.
  8. The sale or exchange of parcels or tracts of land following the division into no more than 2 parts of a particular parcel or tract of land existing on July 17, 1959 and not involving any new streets or easement of access.
  9. The sale of a single lot of less than 5 acres from a larger tract when a survey is made by an Illinois Registered Land Surveyor; provided, that this exemption shall not apply to the sale of any subsequent lots from the same larger tract of land, as determined by the dimensions and configuration of the larger tract on October 1, 1973.

Chapter 3

Official Map

SECTION:

11-3-1:Establishment
11-3-2:Procedure
11-3-3:Amendments or Additions

11-3-1:             ESTABLISHMENT: There is hereby established for the City and contiguous areas an Official Map which is included herein and adopted as part of this Title.

11-3-2:             PROCEDURES:

(A) Planned Public Improvements May be Indicated on Official Map: The Official Map may show indication of sites for planned public facilities. Public facility sites which may be indicated on the Official Map may include but are not limited to sites for new traffic ways or widening of existing traffic ways, school and recreational sites, public building sites for future storm drainage, electrical or other public service or utility easement.

(B) Planned Public Facilities on Official Map to be Required on Subdivision Plat: Whenever the Official Map indicates the necessity for providing a site for a planned public safety facility, the Council may require that the site for the public use be designated on the subdivision plat before granting approval to such plat; and, furthermore, that such site be held for that specific public use for a period of one year from date of final plat approval.                  

(C) Responsible Agency to Begin Negotiations to Purchase Public Site Within One Year: Whenever a site for public use shown on the Official Map has been required to be indicated on a subdivision plat, the responsible agency having jurisdiction of such use shall acquire the land so designated or commence proceedings to acquire such land by condemnation within one year from date of approval of such plat; and if it does not so do so within such period of one year, the land so designated may then be used by the owners in any other manner consistent with this Title and the appropriate zoning regulations.

11-3-3:             AMENDMENTS ADDITIONS: Amendments to the Official Map, including the indication of additional public sites to be shown on the Map, shall be considered amendments to this Title and therefore shall be as specified in Section 11-7-2.

Any agency requesting the establishment on the Official Map of a future public site or easement, which is not including in the Comprehensive Plan shall indicate to the Planning Commission the need for the site in the particular locations specified. The Planning Commission, before making a favorable recommendation for the inclusion on the Official Map of such site by the Council, shall find that the public site location is consistent with the Comprehensive Plan of the Community and shall indicate in its minutes and recommendation to the Council. (Ord. 69-4; 4-3-69)

Chapter 4

Review of Subdivisions

SECTION:

11-4-1:Council Approval
11-4-2:Sketch Plan Discussion
11-4-3:Preliminary Plat; Preparation and Filing
11-4-4:Preliminary Plat; Review and Approval
11-4-5:Preliminary Plat Approval Not to Constitute Subdivision Approval
11-4-6:Time Limitation of Preliminary Approval
11-4-7:Final Plat; Preparation and Filing
11-4-8:Final Plat; Review and Approval
11-4-9:Time Limitation for Recording of Plat
11-4-10:Release, Expiration, or Extension of Bond

11-4-1:             COUNCIL APPROVAL: It is hereby required that no subdivision of any block, lot or sublot or any part thereof, or any piece or parcel of land within the City or in contiguous territory of subdivision review jurisdiction as indicated on the attached map shall be entitled to record in its respective County or have any validity until is has been approved by the Council. Each person seeking the Council’s approval of a map, plat or subdivision shall follow the procedure herein outlined.

11-4-2:             SKETCH PLAN DISCUSSION: Prior to the filing of a preliminary plat, the subdivider may submit to the Plat Officer material relating to the proposed subdivision in order to avail himself of the advice and assistance of the Commission. This may exclude information relative to the site and conditions of the site, existing community facilities and utilities on and adjacent to this site, number and size of lots proposed. It is suggested that for the maximum benefit the material should include as a minimum:

(A) Location Map: Location map should show relationships of the proposed subdivision to the streets and other community facilities serving it.

(B) Sketch Plan: The sketch plan should show in simple sketch form proposed layout of streets, lots, and other features in relation to existing conditions.

The sketch plan discussion does not require formal application, fee, or filing of the plat. The Plat Officer shall submit the sketch plan material to the Planning Commission, which shall, within one month, make known its comments regarding the proposed subdivision to the sub divider and the Plat Officer.

11-4-3:             PRELIMINARY PLAT; PREPARATION AND FILING: The sub divider shall cause to be prepared a preliminary plat and shall file five (5) copies and other required material with the Plat Officer in application for preliminary approval. The application for preliminary approval shall include the following:              

(A) Location Map: Sketch map showing relationship of the proposed subdivision to the streets and other community facilities serving it. Such map shall include:

  1. Subdivision name.
  2. Outline of area to be subdivided.
  3. Existing streets and City utilities on adjoining property.
  4. North point, scale, and date.

(B) Preliminary Plat: A preliminary plat of the subdivision drawn to the scale of not smaller than one inch (1”) to one hundred feet (100’) and including:

  1. Name of the proposed subdivision, boundary line bearings and distances, and acreage.
  2. Name and address of owner.
  3. Names of persons who prepared the plat; owner’s attorney, representative or agent.
  4. North point, graphic scale, and date.
  5. Contours at five-foot (5’) intervals or less.
  6. Location of existing lot lines, streets, public utilities, water mains, sewers, drainpipes, culverts, watercourses, bridges, railroads, and buildings in the proposed subdivision.
  7. Layout of proposed blocks (if used) and lots including the dimensions of each, and the lot and block number in numerical order.
  8. Location and widths, other dimensions and names of the proposed streets, alleys, roads, utility and other easements, parks and other open spaces or reserved areas.
  9. Grades of proposed streets and alleys.
  10. A cross section of the proposed streets showing roadway locations, type of curb and gutter, paving and sidewalks to be installed.
  11. The layout of proposed water mains and sanitary sewers.
  12. The drainage of the land including proposed storm sewers, ditches, culverts, bridges, and other structures.

(C) Preliminary Plat Subdivision Fee: A fee in the amount of one dollar ($1.00) for each lot in the proposed subdivision, with a minimum total charge of fifteen dollars ($15.00) will be required for submittal of the preliminary plat.

11-4-4:             PRELIMINARY PLAT; REVIEW AND APPROVAL:

(A) Review by City Engineer, Plat Officer, and Superintendent of Highways: Immediately upon the filing of five (5) copies of the Preliminary Plat, the Plat Officer shall retain one copy for his file (on which copy is to be indicated Planning Commission and/or Board action of the plat) and shall distribute the remaining copies of the plat as follows: One copy to the City Engineer, two (2) copies to the Planning Commission; and where proposed plat is outside the City limits, but within the area of subdivision jurisdiction, one copy to the Superintendent of Highways for the appropriate county involved.

The City Engineer, Plat Officer, and where concerned, the Superintendent of Highways, shall have opportunity to review the plat and application materials to assure the proposed subdivision complies with applicable regulations and requirements, and report upon such to the Planning Commission. The Plat Officer shall confer with the appropriate Zoning Officer to determine that the proposed subdivision complies with the Zoning Title. The Plat Officer shall also report upon conditions of the site of adjacent properties, which while not evident in the application materials, may affect development upon the site.

(B) Review by Planning Commission: The Planning Commission shall review the preliminary plot and application materials to assure compliance with the City Plan and Official Map of the City. Particular note shall be made that any planned major streets or other planned public facilities of the community fall in the area of the subdivision being reviewed are accommodated in the proposed plat; the Planning Commission shall review the reports of the Plat Officer and City Engineer with regard to the proposed subdivision. Within forty five (45) days of the sub divider’s filing for preliminary approval, the Planning Commission shall make known to the Council and Clerk that the preliminary plat has been (1) approved, (2) approved subject to modification, or (3) disapproved; if disapproved, the Planning Commission shall submit to the sub divider, with a copy to the Clerk, a statement setting forth reasons for disapproval, indicating particularly the aspects in which the proposed plat fails to conform to Official Map and other requirements of this Title. Failure of the Planning Commission to act within forty five (45) days of filing the plat unless, however, an extension of time is mutually agreed upon by the sub divider and Planning Commission. The Planning Commission shall maintain one copy of the Preliminary Plat in its files with Planning Commission action noted upon it.

(C) Approval or Rejection by Board: If the Preliminary is approved by the Planning Commission, the Council shall approve or reject the plat within thirty (30) days after the first regular Council meeting following the action of the Planning Commission; providing however, that any action not concurring with the Planning Commission’s action shall require a two-thirds (2/3) vote of the entire Council membership.

(D) Action on Preliminary Plat to be Filed With Clerk: A certified copy of the order or resolution approving the Preliminary Plat or disapproving the Preliminary Plat and stating the reasons thereafter shall be attached to a copy of the Preliminary Plat by the Clerk and filed in the office of the Clerk.

11-4-5:             PRELIMINARY PLAT APPROVAL NOT TO CONSTITUTE SUBDIVISION APPROVAL: Approval of the preliminary plat by the Council does not constitute approval of the subdivision, but is merely an authorization to the sub divider to proceed with the preparation of the final plat.

11-4-6:             TIME LIMITATION OF PRELIMINARY APPROVAL: Approval of the Preliminary Plat shall be effective for twelve (12) months; except, however, the Planning Commission, upon written request of the sub divider and advise of the Plat Officer, may grant an extension of time. If the Final Plat is not filed with the Plat Officer within twelve (12) months or authorized extension thereof, of Council approval of the Preliminary Plat, all previous approvals of the Preliminary Plat shall become null and void.

11-4-7:             FINAL PLAT; PREPARATION AND FILING: Following approval of the preliminary plat, the sub divider shall cause to be prepared a final plat and other material required in filing for final approval. Application for final approval shall consist of filing with the Plat Officer the reproducible final plat and four (4) copies and such additional information outlined here:

(A) Final Plat: Final Plat drawn to the scale of not smaller than one inch equals one hundred feet (1”=100’). The final plat may include all of only part of the preliminary plat and should include or indicate the following:

  1. Accurate tract boundary lines with dimensions and angels, which provide a survey of the tract, closing with an error of not more than one foot (1’) in three thousand feet (3,000′).
  2. Property lines of residential lots and other sites with accurate dimensions of all straight lines and arcs, bearing of property lines or other means of accurately locating property lines.
  3. Accurate bearings and distances to known monuments.
  4. Accurate locations of existing and recorded streets intersecting the boundaries of the tract.
  5. Accurate legal description of the property.
  6. Street names.
  7. Curve notes, complete and accurate for all street curves included on the plan.
  8. Street right of way lines.
  9. Lot and block numbers.
  10. Property to be dedicated or reserved for public, semipublic, or community use, with accurate dimensions.
  11. Markers or monuments indicating location, type, material, and size.
  12. Subdivision name.
  13. Name and address of the owner and sub divider.
  14. North point, scale, and date.
  15. Certification by a registered Illinois land surveyor certifying to accuracy of survey and plat.
  16. Certification of dedication of streets and other public property with notary’s seal.
  17. Final approval by Council and Planning Commission with signature and date spaces for Mayor, Clerk and Planning Commission Chairman respectively.

(B) Other Required Documents:

  1. Certification of title showing that applicant is the landowner.
  2. Restrictive covenants, if any, on form for recording.
  3. Sub divider’s estimate of cost of minimum improvements required, and acknowledged statement of City Engineer concurring with the sub divider’s estimate.
  4. Cross-section and profiles of streets showing grades approved by the City Engineer.
  5. A surety bond, approved in form and type by the City Attorney, of an amount adequate to cover the estimate of required improvements to be installed by the owner or sub divider within two (2) years of acceptance of plat.

(C) Final Plat Subdivision Fee: A fee in the amount of twenty five dollars ($25.00) plus one additional dollar for each lot over twelve (12) lots will be required at the time of submittal of the final plat.

In addition to the preliminary and final plat subdivision fees specified herein, the sub divider shall reimburse the City for reproducing plats and for all engineering expenses of checking plats, water, sewer, and other plans, and for inspection of construction of the facilities required by this Title.

11-4-8:             FINAL PLAT; REVIEW AND APPROVAL: Immediately upon filing of the reproducible final plat and four (4) copies, the Plat Officer, maintaining one copy for his own files (on which is to be indicated Council action on the plat), shall distribute the balance of the final plats as follows: One copy each to the City Engineer and Clerk; the reproducible plat and one copy to the Planning Commission.

(A) Review by Planning Commission: The Planning Commission shall review the comments of the Plat Officer and City Engineer and make its own study to assure compliance with these regulations and substantial conformity to the approved preliminary plat or conditionally approved plat subject to modifications requested. The Planning Commission shall approve or disapprove the final plat within forty five (45) days after submission of final plat materials by the sub divider to the Clerk; failure of the Planning Commission to act within forty five (45) days shall be deemed to be approval; providing, however, that the sub divider and the Council may mutually agree to an extension of time. The Planning Commission shall make known immediately to the Clerk and Council its action upon the final plat.

(B) Approval or Rejection by Council: The Council shall, after being notified of the Planning Commission’s action on the plat, or after the time of any extension thereof for Planning Commission to take action, approve or reject the final plat; provided, however, that any action not in accord with the Planning Commission’s action shall only be by a two-thirds (2/3) vote of the entire Council.

(C) Action on Final Plat to be Filed in Office of Clerk: A certified copy of the order or resolution of the corporate authorities approving the final plat or disapproving the final plat and stating the reasons therefore shall be attached to a copy of the plat by the Clerk and filed in the office of the Clerk.

11-4-9:             TIME LIMITATION FOR RECORDING OF PLAT: The final plat shall be filed with the County Recorder of the appropriate County within sixty (60) days of date of approval by Council, and if not filed within such time shall have no validity and shall not be recorded without re-certification by the Clerk and re-approval by the Council.

11-4-10:           RELEASE, EXPIRATION, OR EXTENSION OF BOND: Prior to the release or expiration of bond the Council will request the Plat Officer to certify that he was notified by the sub divider to witness the installation of required improvements at key items so as to be able to certify that all required improvements were properly installed and that neither subdivision as built not improvements installed deviate from the final approved plat.

Should required improvements not be completed within the duration of the bond, the sub divider may request the Council for an extension of time for the installation of the balance of improvements. Should such a request be granted, the sub divider shall deposit with the City a surety bond for the length of extension granted. City Engineer shall approve Bond as to form and type by the City Attorney, and as to adequacy of amount. (Ord. 69-4; 2-3-69)

Chapter 5

General Design Requirements

SECTION:

11-5-1:General Street Layout, Blocks, Lotting
11-5-2:Street and Sidewalk Regulations

11-5-1:             GENERAL STREET LAYOUT, BLOCKS, LOTTING:

(A) Major and Collector Streets to be Continued: New subdivisions shall make provision for the continuation of existing major and collector streets, or provisions for later construction of proposed major and collector streets, as indicated in the Official Map herein and/or on the City Plan.

(B) All Lots to Have Access on Public Street: Subdividing of land for residential use shall be such as to provide that each lot shall front on an existing or proposed public way.

(C) Streets to Intersect at Right Angels: Intersections of streets shall be as nearly right angels as possible. No street shall intersect any other street at less than sixty degrees.

(D) Length and Widths of Blocks: In general, block lengths shall be not less than four hundred feet (400’) nor more than two thousand feet (2,000); blocks shall be sufficient width to accommodate two (2) tiers of lots. The sub divider may be required to construct and dedicate pedestrian crosswalks in blocks over one thousand feet (1,000’) long.

(E) Half-Streets Not Acceptable: “Half-streets” based on the expectation of the other one half (1/2) of the street being developed at the time the adjoining property is subdivided is not normally acceptable as good land platting practice, and will not normally be permitted.

(F) Reserve Strips Not Allowed: “Reserve strips” created by the platting of property line streets several feet inside the property line with the objective the receiving of remuneration for access to an improved street, will not be allowed.

(G) Reverse Frontage Not Normally Allowed: “Reverse frontage” or “double frontage” whereby both front and back of lot face a principal street will not be allowed except in situations where one of the streets is a major highway on which the fronting of local properties would not be desirable.

(H) “Buffer Treatment” May be Required Between Proposed Subdivision and Adjacent Uses: Where a proposed subdivision contains an existing or proposed major street or abuts such a street or land use which may have an adverse effect on the residential subdivision, the Planning Commission may require some buffer treatment such as frontage streets, reverse frontage with screen planting along rear lot lines, deep lots, or any such treatment which may protect the proposed residential subdivision from these outside influences.

(I) Lot Lines to be at Right Angels to Street Lines: Lot lines shall be substantially at right angels or radial to street lines.

(J) Corner Lots to be Extra-Width: Corner lots for residential use shall have extra width to permit appropriate building setback form both streets.

(K) Building Setback Lines to be Established: Building setback lines, appropriate for the locations of the subdivision and the type of development contemplated, shall be established on all lots; providing, however, that such setback lines are not less than the applicable standards of the appropriate zoning provisions.

11-5-2:             STREET AND SIDEWALK REGULATIONS:

(A) Right of way and Pavement Width: Right of way and pavement widths will be provided as follows:

Street TypeRight of WayPavement
Major Hwy. (IL or US)100′-200′24′
Major Hwy. (County Rte)67′-75′24′
Collector Road80′22′
Collector Street68′38′
Local Road66′20′
Local Street54′32′-36′
Cul-de-sac100′ Diam.80′ Diam.
Alley20′20′

(B) Sidewalk Widths: Sidewalks, when provided, shall be of the following widths:

Where adjacent to:Width
Major of Collector Hwys.
Streets and Roads		5′
Local Streets or Roads4′
Pedestrian Crosswalks
(through blocks)		5′ (10′ ROW)

(C) Maximum and Minimum Street Guides: Street grades as measured along the centerline shall be not less than one-quarter of one percent (.25%) and not greater than:

Major Street or HIghways8%
Collector Roads or Streets10%
Local Roads or Streets12%

(D) Intersection Corners to be Rounded: Property lines at street intersections shall be rounded with a radius of twenty feet (20’). The Planning Commission may permit, as suitable equivalent, the use of comparable cutoffs or chords in place of such round corners.

(E) Not More Than Two (2) Streets to Intersect: Intersection of more than two (2) streets at a point will be prohibited.

(F) Obstructions to Visibility at Intersections Prohibited: There shall be no obstruction of any type to visibility at street intersections within the sight triangle formed by the center of the intersection and two (2) points (1) seventy five feet (75’) distant, each point being on the centerline of a frontage road or street, each designated local, or (2) one hundred twenty five feet (125’) distant where one or both of the fronting streets is designated a collector or major street or highway.          

(G) Connecting Street Lines to be Joined by Curves: Connecting street lines deflecting from each other at any one point by more than ten degrees shall be joined by curves, the inner radius of which shall be not less than three hundred fifty feet (350’) of a collector street, and one hundred feet (100’) for a local street.

(H) Reverse Curves to be Connected by Tangent: A tangent or portion of street in straight alignment and of one hundred feet (100’) in length shall be introduced between reverse curves on major and collector highways, streets, and roads.

(I) Cul-de-sac or “Dead-end Streets”: Cul-de-sac or dead-end streets, designated to be so permanently, shall not be longer than five hundred feet (500’) and shall be provided at the closed end with a right of way and pavement diameter meeting the minimum requirements of these standards, as stated in Section 11-5-2 (A).

(J) Necessary Utility Easements to be Provided: Utility easements across lots or centered on rear or side lot lines shall be provided not less than ten feet (10’) in width.

(K) Maintenance Easement to be Provided for Natural Water Courses: Where a subdivision is traversed by a water course, there shall be provided a storm water easement conforming substantially with the lines of such water course and approved as to alignment and width by the City Engineer. (Ord 69-4; 2-3-69)

Chapter 6

Improvements

SECTION:

11-6-1:Monuments to be Installed
11-6-2:Utility and Street Improvements

11-6-1:             MONUMENTS TO BE INSTALLED: Monuments shall be placed at all block corners, angle points, points of curves in streets, and at intermediate points as shall be required by the Plat Officer. Permanent monuments erected in such subdivisions of galvanized iron pipe shall be not less than one inch (1”) in diameter and twenty-four inches (24”) in length; and if stone or concrete, shall be not less than four inches (4”) in diameter and twenty-four inches (24”) in length.

11-6-2:             UTILITY AND STREET IMPROVEMENTS: Utilities and street improvements shall be provided in each new subdivision in accordance with the following schedules.

(A) Industrial, Commercial, and Institutional Subdivisions: Utility and street improvements on industrial, commercial, and institutional subdivisions as required by the Council with advice of Planning Commission; providing, however, that in no case will the requirements be less than required for a residential subdivision.

(B) Residential Subdivisions: Utility and street improvements for residential subdivisions in accordance with the following:

  1. Water Supply: Public water supply is required within the corporate limits; public or private water supply as approved by the Planning Commission outside the City limits but within the area of subdivision jurisdiction.

    Where public water supply is constructed, stub-up lines shall be located at each lot shall extend at least one foot (1’) inside the property line. The curb above such stub-up line shall be marked with the letter “W” or other suitable marker.
  2. Sewage Disposal: Connection to the public sanitary sewer system is required within the corporate limits; public or private sewage disposal as approved by the Planning Commission outside the City limits but within the area of subdivision jurisdiction.

    Where public sewers are constructed, stub-up lines shall be located at each lot and shall extend at least one foot (1’) inside the property line. The curb above such stub-up line shall be marked with the letter “S” or other suitable marker.

    Pumping stations required by virtue of the subdivision shall be installed by the developer, as approved by the Council. Pumping station, force man, equipment, site and easements will be dedicated to the City prior to the issuance of building permits. If a greater capacity system is required by the City, the sub divider shall be required to pay only that portion of the cost attributable to his subdivision. Future subdivisions desiring to utilize such pumping stations shall reimburse the City on a prorated basis for the City’s investment involved.
  3. Storm Damage: Surface drainage shall be provided for in approved gutters, grass swales, or piped underground channels, construction, capacity and flow of which are approved by the City Engineer.

    Street grades shall meet the foregoing design requirements and shall be approved in profile and cross section by the city Engineer.
  4. Street Right of Way, Pavement, Curb, and Gutter: The sub divider shall be responsible for the provision of right of way, street improvements, and specifications of construction as indicated on the following schedules.
Road TypeBase CourseSurface Course
6″ ConcreteSingle course of 6” minimum 3,000
P.S.I. (5% to 7% air entraining Portland cement monolithic concrete, per Sec.
48, State Specs.)
Gravel Base Bit. Surface8″ compacted gravel, Grade 7, or 7″ compacted crushed stone, Grade * (per Sec. 29, State Specs.)21/2 Bit. Surface Bit. Class -5, Sec. 44 State Specs. Or minimum surface of Class A Subclass A-3, Sec. 39 State Specs
Concrete Base5″ course of 3500 P.S.I. (air entraining Portland Cement) monolithic concrete, per Sec. 48, State Specs.2″ Bit. Surface Class B-5, Sec. 44, State Specs., or 2 to 3″ Bit. Concrete, Class I-11, Sec. 46 State Specs.
Soil Cement base, Bit. surface6 ½” compacted soil cement (per Sec. 31, Sec. 31, State Specs.)” ” ” “
“State Specs.” refers to Standard Specifications for Road and Bridge Construction, State of Illinois, Department of Public Works and Buildings, Division of Highways.

Shoulders: 6” compacted gravel, (per Sec. 29, State Specs.)

Curb and Gutter:      State of Illinois Type 5, of 3,500 P.S.I., 5% to 7% air entraining Portland cement concrete, (per Sec. 80, State Specs.)

Sidewalk:  Sidewalks, where required, shall be of monolithic concrete, 4” in thickness with pitch and surface to assure adequate drainage.

  1. Building setbacks from proposed edge of right of way of major streets or highways planned for future construction shall be not less than the appropriate front, rear, or side yard of that particular zoning district.
  2. Buildings setbacks on existing streets or roads on which the right of way width is indicated to be below the minimum standard width as herein indicated for such type road, shall be measured from the edge of the proposed width. (In effect, the setback will be increased by one-half (1/2 the distance the right of way is below standard.)
  3. Planting Strips in roadways shall be approved as to gradient, drainage, and surface treatment.
  4. Street name signs conforming to the standard for the City shall be provided at all intersections.
  5. Street numbering system will be provided subject to approval of the Council.

Chapter 7

Administrative; Legal Data

SECTION:

11-7-1:Establishment; Appointment of Plat Officer
11-7-2:Variance and Amendments
11-7-3:Conflict With Private Deeds and Covenants

11-7-1:             ESTABLISHMENT; APPOINTMENT OF PLAT OFFICER: The office of Plat Officer is hereby established in which is vested the duty of administration of these regulations as specified herein and such other related regulations as are assigned to that office by the Council.

The Plat Officer is to be appointed by the Mayor with the advise and consent of the Council and shall be a person who is qualified by professional or practical training and experience to conduct the affairs of that office.

11-7-2:             VARIANCE AND AMENDMENTS:

(A) Variances, General: The Council of the City hereby reserves authority to vary the strict application of any of the provisions herein contained, but such variances shall be exercised only upon written recommendation of the Planning Commission which in turn shall make such recommendation upon recommendation of the Plat Officer or upon its own motion.

(B) Variances, Large Scale Developments: The standards and requirements of these regulations, may be modified by the Council in case of a plan or program, for a complete community or neighborhood unit. Such modification shall not be made until after written recommendation of the Planning Commission, which recommendation may be given when in the judgment of the Planning Commission, the specific plan or program presented provides adequate public space and improvements for the circulation, recreation, light, air and service needs of the tract when fully developed and populated, and which also provides such covenants or other legal provisions as will assure conformity to and achievement of the plan. 

(C) Amendments: Amendments to this Subdivision Title shall be made by the Council as provided by Statute; providing, however, that no amendment shall be adopted without first referring the proposed amendment to the Planning Commission and receiving a report therefrom except, however, if no report is received within ninety (90) days, it shall be deemed to be approved by the Planning Commission.

11-7-3:             CONFLICT WITH PRIVATE DEEDS AND COVENANTS: In case any conflict between this Title or part thereof and the whole or part of any existing or future private covenants or deeds, the most restrictive shall apply. (Ord. 69-4; 2-3-69)

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