G19-76A V`
,,,,,, Ordinance No. G19-76
AN ORDINANCE
REGULATING THE SUBDIVISION AND DEVELOPMENT OF LAND WITHIN THE
CITY OF ELGIN
WHEREAS, the present and future development of the City of Elgin is of vital
importance to residents of the City of Elgin; and
WHEREAS, it is necessary to establish standards of design for subdivisions
and for resubdivisions for development of unimproved land and areas subject to
resubdivision in order to provide adequate public improvements; and
WHEREAS, it is necessary to establish reasonable requirements governing the
width, course and location of public streets,and highways, curbs, gutters, sidewalks,
street lights, parks and playgrounds, school grounds, size of lots, storm water
drainage, water supply and disposal, sanitary sewers and sewage collection and treat-
ment,to promote the orderly growth of the City of Elgin; and
WHEREAS, the City of Elgin is a home rule unit within the meaning of the Con-
stitution of the State of Illinois of 1970; and
WHEREAS, regulation of the development of land is within the powers and func-
tions of the City of Elgin as a home rule unit.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS:
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Section 1. That Chapter 22 of the Municipal Code of Elgin, Illinois, as amended,
entitled, "Plats, Subdivision Regulations, Surveys and Additions", be and is hereby
repealed.
Section 2. That there is hereby added to the Municipal Code of Elgin, Illinois,
as amended, the following:
"22.1 GENERAL PROVJSIONS
These regulations shall hereafter be known, cited and referred to as the
Subdivision Regulations of the City of Elgin.
A. Policy.
1. It is hereby declared to be the policy of the municipality to
consider the subdivision of land and the subsequent development
of the subdivided plat as subject to the control of the
municipality pursuant to the official master plan of the muni-
cipality for the orderly, planned, efficient, and economical
development of the municipality.
2. Land to be subdivided shall be of such character that it can
be used safety for building purposes without danger to health
or peril from fire, flood, or other menace, and land shall
r not be subdivided until available public facilities and improve-
ments such as schools, parks, recreation facilities, transporta-
tion facilities, and improvements.
3. The existing and proposed public improvements shall conform
to and be properly related to the proposals shown in the
Master Plan, Official Map, and the capital budget and program
of the municipality, and it is intended that these regulations
shall supplement and facilitate the enforcement of the provi-
sions and standards contained in building and housing codes,
zoning ordinances, Master Plan, Official Map and land use
plan, and capital budget and program of the municipality.
B. Purposes.
1. To protect and provide for the public health, safety and
general welfare of the municipality.
2. To guide the future growth and development of the municipality,
in accordance with the Master Plan.
3. To provide for adequate light, air, and privacy, to secure
safety from fire, flood, and other danger, and to prevent
overcrowding of the land and undue congestion of population.
4. To protect the character and the social and economic stability
of all parts of the municipality and to encourage the orderly
and beneficial development of all parts of the municipality.
5. To protect and conserve the value of land throughout the muni-
cipality and the value of buildings and improvements upon the
land, and to minimize the conflicts among the uses of land and
buildings.
6. To guide public and private policy and action in order to pro-
vide adequate and efficient transportation, water, sewerage,
schools, parks, playgrounds, recreation, and other public
requirements and facilities.
7. To provide the most beneficial relationship between the uses
of land and buildings and the circulation of traffic throughout
the municipality, having particular regard to the voidance of
congestion in the streets and highways, and the pedestrian
traffic movements appropriate to the various uses of land and
buildings, and to provide for the proper location and width
of streets and building lines.
8. To establish reasonable standards of design and procedures for
subdivisions and resubdivisions, in order to further the
orderly layout and use of land; and to insure proper legal
descriptions and monunenting of subdivided land.
9. To insure that public facilities are available and will have
a sufficient capacity to serve the proposed subdivision.
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10. To prevent the pollution of air, streams, and ponds; to
assure the adequacy of drainage facilities; to safeguard
the water table; and to encourage the wise use and manage-
ment of natural resources throughout the municipality in
order to preserve the integrity, stability, and beauty
of the community and the value of the land.
11. To preserve the natural beauty and topography of the
municipality and to insure appropriate development with
regard to these natural features.
12. To provide for open spaces through the most efficient design
and layout of the land, including the use of average density in
providing for minimum width and area of lots, while preserving
the density of land as established in the zoning ordinance
of the municipality.
22.2 RULES AND DEFINITIONS. For the purpose of these regulations the terms and
words used herein shall be used, interpreted and defined as follows:
BUILDING SETBACK LINE. The distance between a building and the street
line nearest to the building.
CavMDN OPEN SPACE. Land unoccupied by structures, buildings, streets,
rights-of-way or automobile parking lots and designed and intended for
use or enjoyment of residents of a planned unit development or other forms
of common ownership or property. Common open space may also be for the
use and enjoyment of the public if proper agreements have been instituted
by the developers and the City for dedication to the City. Common open
space may contain structures for recreational use. No area within twenty-
five (25) feet of any building or structure, except a structure used for
recreational use or a pathway designed in connection with an overall open
space network, shall be considered as common open space.
DENSITY, GROSS. The ratio between the total number of dwelling units of
a given tract of land and the total area in acres including all land use
areas and all public and private rights-of-way.
DENSITY, GROSS RESIDENTIAL. The ratio between the total number of dwell-
ing units by dwelling unit type on the land area designated for that type
of residential use and the total residential land area by dwelling unit
type in acres, exclusive of all public and private rights-of-way and
other non-residential uses.
DETENTION AREA. An area of land which provides for the temporary storage
of storm water runoff.
DEVELOPER. The owner of record of land proposed to be subdivided or his
representative. Consent shall be required from the owner of record of
the premises.
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EASEMENT. A grant of property rights by an owner for use by another for
a specified purpose of any designated part of the owners property.
FINAL PLAT. The map or plan or record of a subdivision and any
accompanying material as described in this ordinance.
FLOOD PLAIN. That land whose surface elevation at any given point is lower
than the high-water elevation at that point and is subject to periodic
inundation.
FLOOD PRONE AREAS. Those areas within a flood plan or a lowland that may
be subject to periodic inundation by storm water.
HIGH-WATER ELEVATION. The highest level of water which has been observed
during past floods or a level that may reasonably be expected.
IMPROVED LAND. Land planned for use and located within the development
in concern, after installation of all improvements such as sewers, water
supply, street improvements, pedestrian walks, public utilities, as may
be requried throughout the development under the applicable ordinances
of the City to serve any such subdivided or developed land.
LOT. A parcel of land (whether legally so described or subdivided as one
or more lots or parts of lots) located within a single block, occupied by,
or intended for occupanck by one principal building or principal use, and
fronting on a public street.
LOWLAND AREAS. Those areas where surface water accumulates, either tem-
porarily or permanently, because of inadequate or improper drainage to
streams and water channels and are therefore considered to be flood prone.
OFFICIAL PLAN. The comprehensive plan for future development of the City
of Elgin adopted by the City of Elgin.
OWNER. Any person, group pf persons, firm or firms, corporation or
corporations, or other legal entity holding legal title in the land proposes
to be subdivided under this ordinance.
PATHWAY. A right of way to be used primarily by pedestrians and non-
mot— o ed vehicles.
PLANNED UNIT DEVELOPMENT. A unified development of one or more tracts of
contiguous land in a single ownership or unified control and which includes
two or more principal buildings or uses, and where the specific require-
ments of a given district may be modified if the application is processed
under the plannettunit development procedure of this ordinance.
PRELIMINARY PLAT. The map, plan or record of a proposed development of
subdivision, containing items as required by this ordinance.
PROTECTIVE COVENANTS. Recorded conditions entered into between private
parties and constituting a restriction on the use of all private property
within a subdivision or development for the mutual benefit of successor
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property owners, and to provide protection against undesirable aspects
of developments which would tend to impair the stability of values.
RIGHT-OF-WAY. A strip of land occupied or intended to be occupied
by a street, crosswalk, railroad, road, electric transmission line,
oil or gas pipeline, water main, sanitary or storm sewer main, shade
trees, or for another special use. The usage of the term "right-of-
way" for landplatting purposes shall mean that every right-of-way
hereafter established and shown on a final plat is to be separate
and distinct from the lots or parcels adjoining such right-of-way
and not included within the dimensions or areas of such lots or
parcels. Rights-of-way intended for streets, crosswalks, water mains,
sanitary sewers, storm drains, shad trees, or any other use involv-
ing maintenance by a public agency gial be dedicated to public use
by the maker of the plat on which such right-of-way established.
SCHOOL DEMOGRAPHIC STUDY.'The study of the estimated population
growths of land depicted in a plat, with special emphasis upon the
estimated numbers of children to be generated from the families to
reside in the various dwelling units proposed for such land, and
with special estimates as to the estimated percentage of child
generation per various types of proposed dwelling units.
SCHOOL DISTRICT. Any public school district situated wholly or
partially within a proposed subdivision or development.
SEWER, SANITARY. A conduit for transporting industrial and domestic
waste.
SEWER STORM. A conduit intended to carry only storm water, surface
runoff, street wash waters, and drainage water, grid water or sub-
surface water or any other unpolluted waters.
STREET, PRIVATE. A paved area located on private property for the
purpose of providing vehicular access to that property.
STREET, PUBLIC. A paved area located within a right-of-way for the
purpose of providing �itcular access to abutting properties.
STREET TYPES.
ARTERIAL. A street with the highest degree of continuity within
the overall street system and serving as a major trafficway for
high volumes of traffic through the Elgin environs with restricted
access to abutting properties. Designed for over 3,500 vehicles
daily.
COLLECTOR. A street of considerable continuity which provides for
moderate traffic volumes between arterial and local streets with
direct access to abutting properties permitted. Designed for 1,000
to 3,500 vehicles daily.
LOCAL. A street with limited continuity used primarily for the move-
ment of low volumes of traffic and with provision of access to abutting
properties and collector streets in the overall street system.
Designed for 400 to 1,000 vehicles daily.
MINOR. A street of extremely limited continuity used primarily
for the movement of low volumes of traffic and to serve a limited
area. Designed for 400 vehicles or less daily.
FRONTAGE ROAD. A street contiguous to and generally paralleling
an arterial street, designed so as to intercept, collect and
distribute traffic designed to cross, enter, or lease such a
street and to furnish access to property that otherwise would be
isolated as a result of the restricted access frontage.
LANE. A street which provides for the movement of low volumes of
traffic and access to properties within an estate residential
subdivision.
CUL-DE-SAC. A minor street with only one outlet with an appropriate
terming vehicular turn-around for the safe and convenient reversal
of traffic movement.
UNIFIED CONTROL. The combination of two or more tracts of land
wherein each owner has agreed that his tract of land shall be
developed as part of a planned unit development and shall be
subject to the control of this ordinance applicable to the planned
development and considered for subdivision or development purposes
as a single tract of land.
22.3 PLAN AND PLAT SUBMISSION PROCEDURE.
Except as otherwise provided by the State of Illinois "Plat Act" and the
"Condominium Property Act", prior to subdividing any tract of land, an
owner or subdivider shall:
A. Preliminary Plan Submission
1. File four copies of preliminary plan and all data necessary
to show compliance with all applicable regulations, with the
Department of Community Development, (one copy of each shall
be submitted to the Department of Public Works and Engineering,
the City Clerk and the Fire Department) and pay the required fee.
2. The Land Use Committee shall approve or disapprove the applica-
tion for preliminary approval within 90 days from the date of
the application or the filing by the applicant of the last item
of required supporting data, whichever date is later, unless
such time is extended by mutual consent. If such plat is dis-
approved, then within said 90 days the Land Use Committee shall
furnish to applicant in writing a statement setting forth the
reason for disapproval and specifying with particularity the
aspects in which the proposed plat fails to conform to the applicable
regulations including official plan. If such plat is approved
the corporate authorities shall accept or reject said plat
within 30 days after its next regular stated meeting following
the action of the Land Use Committee. Preliminary approval
shall not qualify a plat for recording.
3. Application for final approval of a plat shall be made
low not later than sixnxatimpafter preliminary approval has
been granted. This application must be supported by such
drawings, specifications and bonds as may be necessary to
demonstrate compliance with all applicable ordinances.
4. The applicant may elect to have final approval of a geo-
graphic part or parts of the plat that received preliminary
approval, and may delay application for approval of other
parts until a later date or dates beyond one year with the
approval of the City Council; provided, all facilities
required to serve the part or parts for which final approval
is sought have been provided. In such case only such part or
parts of the plat as have received final approval shall be
recorded.
B. Final Plat Submission: Within six (6) months after receiving the
required approval of the preliminary plan by the City Council, or
a period of time beyond six months that may be granted by the City
Council, there shall be submitted to the Department of Community
Development:
1. The original and four copies of the final plat as required
herein, are to be filed with the Department of Community
Development. (One copy each shall be given to the Depart-
ment of Public Works and Engineering, the City Clerk and
the Fire Department).
2. When a person submitting a plat of subdivision or resubdivi-
sion for final approval has supplied all drawings, maps and
other documents required by the municipal ordinances to be
furnished in support thereof, and if all such material meets
all municipal requirements, the City Council shall approve
the proposed plat within 60 days from the date of filing the
last required document or other paper or within 60 days
from the date of filing application for final approval of the
plat, whichever date is later. The applicant and the corporate
authorities may mutually agree to extend the 60 day period.
3. If the preliminary or final plat is approved, the City Clerk
shall attach a certified copy of the order or resolution
of approval to a copy of the plat. If the proposed plat is
disapproved, the order or resolution shall state the reasons
for the disapproval, specifying with particularity the aspects
in which the proposed plat fails to conform to the official map.
A copy of the order or resolution shall be filed in the office
of the City Clerk.
4. The City Clerk shall record the plat with the Recorder of Deeds
of the county in which the subdivision is located. The recorded
plat will then be returned to the Department of Community
Development for the purpose of making copies for distribution.
All original annexation plats will be returned to the City Clerk
to be kept on file; the original final plat will be returned to
the applicant and a copy shall be kept on file.
5. No further municipal action including but not limited to
approval of performance bonds, issuance of building permit
or approval of engineering plans and specifications shall
be taken until the required subdivision or development
plat has been recorded.
22.4 PRELIMINARY PLAT CONTENT
A. Identification and Description
1. Proposed name of development (not duplicating the name of
any plat heretofore recorded in Kane, Cook, or DuPage
County).
2. Location by section, township, and range, or by other legal
description.
3. Names and addresses of owner, subdivider, and developer
having control of the tract; name and seal of registered
engineer or surveyor who prepared topographic survey; and
the designer of the plan.
4. Graphic (engineering) scale not smaller than one inch to
100 feet.
5. North-point (designated as true north).
6. Date of preparation of original and any revisions.
7. Plat of survey prepared-by a Land Surveyor registered in
the State of Illinois.
B. Existing Conditions
1. Boundary lines of proposed subdivision or planned unit
development clearly indicated.
2. Total approximate acreage.
3. Existing zoning districts.
4. Location, widths, and names of all existing or previously
platted streets or other rights-of-way, showing type of
improvement, if any; railroad and utility rights-of-way;
parks and other public open spaces; permanent buildings
and structures; easements; and section and corporate lines
within the tract and to a distance of 100 feet beyond the
tract.
5. Location and size of existing sewers, water mains, culverts
or other underground facilities within the tract and to a
distance of 100 feet beyond the tract, and also indicating
such data as grades, invert elevations, and locations of
catch basins, manholes, and hydrants.
6. Location map, drawn at a scale of not less than one inch
equals 1,000 feet showing boundary lines and the ownership
of adjoining unsubdivided or subdivided land, within an
area bounded by nearest arterial streets or other natural
boundaries. Identify type of use of surrounding land and
shown alignments of existing streets.
7. Topographic data including existing contours at vertical
intervals of not mime than two feet. Topographic data
shall refer to City of Elgin datum. Water courses, flood
plains, marshes, rock outcrops, trees of twelve (12) inch
diameter or more, other significant features, and soil
bearing data at locations and depths as may be required
by the Department of Public Works and Engineering.
8. Locations of, or reference to, existing monuments or survey
markers used in preparation of survey and the grade elevation
of each monument and marker.
C. Subdivision or Planned Unit Development Design Features
1. Layout of streets and pedestrian ways showing right-of-way
and pavement widths, street names (not duplicating the name
of any street heretofore used in the City or its environs,
unless street is an extension of an already-named street,
in which event that name shall be used) and showing proposed
through streets extended to boundaries of the development,
2. Topographic data including proposed contours and areas to be
provided for any storm water detention requirements.
3. Layout, numbers, and typical dimensions of lots for subdivi-
sions (building locations for planned unit developments) to
the nearest foot; and the proposed land use for each lot, parcel,
or tract.
4. Proposed building setback lines, indicating dimensions.
5. Areas other than street rights-of-way, intended to be dedicated
or reserved for public use, and the approximate area in acres
of each.
6. Proposed water main, sanitary, and storm sewer layout.
7. Applications for planned unit developments shall also include the
submission of the following:
a. Architectural plans, preliminary sketches and renderings
for all primary buildings shall be submitted in sufficient
detail to permit an understanding of the Style of the
development.
b. A development schedule indicating dates and phases in which
the project will be built with emphasis on area, density,
use, and public facilities such as open space, shall be
submitted on forms provided by the City.
c. Landscaping and planting plan.
d. Site lighting plan.
8. Impact assessments as may be required by the Department of
Community Development in order to adequately evaluate the
effect of the proposed development on the environment and
existing community facilities and surrounding land uses,
existing and proposed.
22.5 QUALIFICATIONS GOVERNING APPROVAL OF PRELIMINARY PLAN
A. The Land Use Committee may recommend, or the City Council may
require such changes or revisions and impose such conditions as
are deemed necessary in the best interest and needs of the community
and which are reasonably necessary to preserve and protect the public
interest and specifically and uniquely attributable to the proposed
plat of development including but not limited to bulk regulations,
dedication of land for public purposes, contributions to the cost
of necessary traffic control systems.
B. The approval of a preliminary plan by the Land Use Committee and
by the City Council is tentative only, involving the general
acceptability of the layout as submitted.
22.6 FINAL PLAT CONTENT
A. Identification and description: The final plat shall be accurately
drawn in ink on material capable of producing clear and legible
contact prints or photostatic copies.
1. Name of developer.
2. Street names.
3. Location by section, township, and range and by legal
description.
4. Graphic (engineering) scale shall be one inch to 100 feet.
5. North point (designated as true north) .
B. Information Required for the Subdivision Plat
1. Accurate angular and lineal dimensions for all lines, angles,
and curvatures with functions used to describe all boundaries
including perimeter survey of tract, rights-of-way, easements,
areas to be reserved for public use, and other important
features. Error of closure of boundary-line surveys shall not
exceed one in ten thousand (one foot for each 10,000 feet of
perimeter survey) . Lot lines to show dimensions in feet and
hundredths, and when an angle occurs in any lot line between
lot corners, the measurements of the angle shall be shown.
2. An identification system for all lots, blocks, or buildings.
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3. True angles and distances to the nearest established street
lines and official monuments (not less than three) , which
shall be accurately described in the plat by location, size,
and elevation.
4. Municipal, township, and county boundaries and section lines
accurately tied to the lines of the subdivision by distances
and angles.
5. Accurate location of all monuments which shall be of Portland
cement concrete four inches by six inches by twenty-four
inches or approved equal, with iron pipe cast in center.
Permanent stone or concrete monuments shall be st at each
corner or angle on the outside boundary. Pipe 3/4 inch dia-
meter or steel rod 1/2 inch diameter, by 18 inch length,
placed at the corners of each lot and block; at each inter-
section of street center-lines; at angle points and at the
ends; and at suitable intervals along curves. All U.S. ,
state, county, city, or other official benchmarks, monuments,
or triangulation stations in or adjacent to the property
shall be preserved in precise position and noted as such on
the plat.
6. Accurate outlines and legal descriptions of any areas to be
dedicated or reserved for public use, or for the exclusive
use of property owners within the subdivision, and with the
purposes indicated thereon.
7. Protective covenants shall be lettered on the final plat or
appropriately referenced thereon.
8. A separate list identifying and indicating the square footage
of each lot within the subdivision.
C. Information Required for the Planned Unit Development Plat
A final, detailed land use and zoning plat, suitable for recording
with the County Recorder of Deeds, shall be prepared. The purpose
of the planned unit development plat is to designate with particular-
ity the land subdivided into conventional lots, as well as the
division of other lands, not so treated, into common open areas and
building areas, and to designate and limit the specific internal
uses of each building or structure as well as of the land in general.
The final planned unit development plat and supporting data shall
include:
1. All information as required in Section 22.6.B.
2. Designation of the exact location of all buildings to be con-
structed, and a designation of the specific internal uses to
eb' which each building shall be put, including construction
details; center-line elevations; pavement type; curbs, gutters,
culverts, etc. ; and a street numbering designation shall be
furnished for each building.
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3. Co4ion open space documents shall be provided indicating, at
the election of the City, that common open space shall be:
a. Conveyed to a municipal or public corporation; or
conveyed to a not-for-profit corporation or entity
established for the purpose of benefiting the owners
and residents of the planned development or adjoining
property owners, or any one or more of then. All lands
conveyed hereunder shall be subject to the right of
the grantee or grantees to enforce maintenance and
improvement of the common open space; or
b. Guaranteed by a restrictive covenant describing the
open space and its maintenance and improvement, running
with the land for the benefit of residents of the
planned unit development or adjoining property owners
and/or both.
4. Any changes which alter the concept or intent of the planned
unit development including:
a. Increases in density;
b. Reductions to proposed open space;
c. Changes in roadway standards:
1) Roadway location;
2) Pavement widths;
3) Ownership and maintenance;
d. Changes in the sequence of development;
e. Increases in the height of buildings; or
f. Changes in the final governing agreements, provisions,
or covenants.
Such changes require the submission of a new preliminary plan
and supporting data and following the preliminary approval
steps and subsequent amendment of the final planned development
plat.
5. Changes that may be granted by the Land Use Administrator
include:
a. Moving buildings, roadways, and parking lots by 10
feet or less;
b. Decreases in density;
c. Increases in open space;
Given under my hand and Notarial Seal this day of
, 19 , at ,Tlino is.
Notary-Public
d. PLANNING AND LAND USE COM4ISSION
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN )
Approved this day of , 19
Planning and Land Use Commission
Secretary
e. SURVEYOR'S CERTIFICATE
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN-- )
This is to certify that I, , Illinois
Land Surveyor No. , have surveyed and subdivided the following
described property;as shown by the annexed plat which is a correct
representation of said survey and subdivision. All distances are
shown in feet and decimals thereof. I further certify that all
regulations enacted by the City Council relative to plats and sub-
divisions have been complied with in the preparation of this plat.
Given under my hand and seal at , Illinois, this
day of , 19
f. COUNTY CLERK AND CITY TREASURER CERTIFICATE
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN )
I, , County Clerk of
County, or City Treasurer of Elgin, Illinois, do hereby certify
that there are no delinquent general taxes, no unpaid current
general taxes, no unpaid forfeited taxes and no redeemable tax
sales against any of the land included in the annexed plat.
I further certify that I have received all statua.tory fees
in connection with the annexed plat.
Given under my hand and seal at , Illinois, this
day of , 19
County Clerk City Treasurer
•
d. Substitution of alternate plant material in the
landscape plan;
e. Building materials.
D. Appropriate Certificates Required
The final plat shall include the following certificates as required:
a. OWNERS CERTIFICATE
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN
This is to certify that the undersigned is the owner of
the land described in the annexed plat, and that he has
caused the same to be surveyed and subdivided as indicated
thereon, for the uses and purposes therein set forth, and
does hereby acknowledge and adopt the same under the style
and title thereon indicated.
Address
Dated this day of , 19
All
b. MORTGAGFFS CERTIFICATE
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN )
This is to certify that the undersigned is the owner of the
land described in the annexed plat, and consents to the subdivi-
sion of the said land as shown on this plat.
Address
Dated this day of , 19
C. NOTARY CERTIFICATE
I, , a Notary Public, in and for said City,
or County, in the state aforesaid, do hereby certify that
, personally known to me to be the same persons whose
names are subscribed to the foregoing instrument as such owners,
appeared before me this day in person and acknowledged that they Aqh
signed and delivered the annexed plat at their awn free and vol-
untary act for the uses and purposes therein set forth.
fir• g. CERTIFICATE AS TO SPECIAL ASSESSMENTS
STATE OF ILLINOIS r
COUNTY OF )' ss
CITY OF ELGIN )
I do hereby certify that there are no delinquent or unpaid
current or forfeited special assessments or any deferred install-
ments thereof that have not been apportioned against the tract
of land included in this plat.
County Clerk City Treasurer
Dated at , Illinois, this day of , 19
h.. CITY COUNCIL CERTIFICATE
STATE OF ILLINOIS )
COUNTY OF ) ss
CITY OF ELGIN )
Approved and accepted this day of
19
CITY COUNCIL OF ELGIN, ILLINOIS
By
May
Attest: by
Clerk Mayor
22.7 QUALIFICATIONS GOVERNING APPROVAL OF FINAL PLAT
The final plat to be placed on record shall be approved subject to the
following conditions:
A. Recorded as prescribed herein.
B. Submission of engineering plans and specifications when required; the
estimate of cost for the required improvements; and the approval of
said document by the Department of Public Works and Engineering. Such
plans and specifications shall be required with any plat which involves
the construction of any water main, sanitary sewer, storm sewer, street
improvements, and as otherwise may be directed by the City Engineer.
C. A completion bond in the amount of, or deposit with the City Clerk
such an amount, in cash, as the City Engineer, based upon his estimate
of the cost to be necessary to complete all the public improvements
required by these regulations to be installed by the developer. The
completion bond shall be guaranteed by good and sufficient sureties
authorized to do business in the State of Illinois. In lieu of a
cash deposit or a surety bond, the requirements of this section may
be met by the posting of a irrevocable letter of credit in favor
of the City of Elgin issued by a bank or savings and loan association
and providing that such letter of credit shall continue in full force
and effect until such time as it is released by the City of Elgin;
such letter of credit shall be in such form as may be approved by
the Corporation Counsel.
D. Compliance with all applicable ordinances and regulations of the
City of Elgin.
22.8 SUBDIVISION DESI(N1 STANDARDS
A. Street Plan. The arrangement, character, extent, width, grade, and
location of all streets shall conform to the Official Plan and shall
be considered in their relation to existing and planned streets; to
reasonable circulation of traffic within the subdivision and adjoin-
ing lands; to topographical conditions; to runoff of storm water; to
public convenience and safety; and in their appropriate relation to
the proposed uses of the area to be served.
B. Streets.
1. All right-of-way widths shall conform to the following dimensions:
Major Arterial 100 to 200 feet
Minor Arterial 80 to 100 feet
Collector Street 80 feet
Minor Street 60 feet
Cul-de-sacs 50 feet
Frontage Access Street 40 feet
Right-of-way widths for frontage access streets, when required,
shall be in addition to the required right-of-way for the adja-
cent trafficway.
2. Right-of-way widths of major arterials, minor arterials and
collector streets shall be in accordance with those designated
on the Official Plan.
3. Minor streets shall be so aligned that their use by through
traffic will be discouraged.
4. Street centerline offsets of less than 125 feet shall be avoided
whenever possible.
5. It must be evidenced that all street intersections of more than
two streets shall be avoided unless specific conditions of design
indicate otherwise.
6. Alleys are not permitted.
7. Cul-de-sac streets shall be not more than 500 feet in length
measured along their centerlines from the street of origin to
the ends of their rights-of-way unless there are fewer than
fifteen (15) lots abutting the cul-de-sac. Each cul-de-sac
shall have a terminus of nearly circular shape with a minimum
diameter of 120 feet.
8. Partial streets shall be prohibited. Where the Official Plan
requires the dedication of a right-of-way not wholly located
upon a tract of land owned or controlled by the prospective
developer, the City may take such action as may be required to
obtain the dedication of such adjacent land as deemed necessary.
9. Private streets shall be permitted only in planned unit develop-
ments or in other instances as specifically approved by the City
Council.
10. To provide adequate protection of residential properties and
to afford separation of through and local traffic, provisions
shall be made for serving lots abutting major and minor
arterial streets and railroad rights-of-way by either the use
of (2) frontage access streets, or (b) backing lots to the
arterial street with a screen planting contained in a non-access
reservation along the rear property line.
11. Gradients of streets shall be at least 0.4 percent and shall not
exceed on:
Major Arterial 4 percent
Minor Arterial 4 percent
Collector Street , -& percent
Minor Street '7 percent
Private Street 8 percent
12. Street design and geometries not covered in this section shall
be in accordance with the applicable standards of the Illinois
Department of Transportation and the American Association of
State Highway Officials "Urban Highways and Arterial Streets".
C. Pathways. Pathways shall be at least twelve (12) feet wide with
appropriate landscaping and screening along side boundary lines as
approved by the Department of Community Development.
D. Easements. Easements shall be provided for any underground utility
service including storm water drainage, where necessary and as
required by the Department of Public Works and Engineering. They
shall be a minimum of ten feet wide, and established at the rear of
each lot and along such other lot lines as to provide continuity of
alignment from block to block.
Where a subdivision is traversed by a water course, drainage way,
channel, or stream, there shall be provided a drainage maintenance
and open space easement. The easement shall be a minimum distance
of twenty-five (25) feet from each side of the normal edge of the
water course as determined by the City Engineer, and shall conform
substantially with the lines of said water course.
E. Block Standards.
1. Blocks over 900 feet long may require pathways. The use of ''
additional pathways to provide pedestrian access to nearby
schools, parks, or other public facilities serving residents
of the subdivision may reasonably be required by the City
Council.
2. Blocks must fit readily into the overall plan of the subdivi-
sion and their design must evidence consideration of topographical
conditions, lot planning, traffic flow, and open space areas.
F. LO, StAndillds
1. Lots should be as neatly rectangular in shape as practicable.
2. Lots shall conform with lot width and area requirements set
forth in the Zoning Ordinance of the City of Elgin, and in
subdivisions located beyond the city limits, lot widths and
area shall conform with requirements of applicable county
coning ordinances.
3. All lots shall abut on a publicly dedicated right-of-way unless
within an approved planned unit development.
4. Side lot lines shall be substantially at right angles or radial
to the street line.
5. Additional building setbacks may be required in the case of
corner lots to assure the proper development of intersection
design and traffic safety.
6. Double-frontage lots are not permitted except:
a. where lots back upon a major or minor arterial street,
vehicular access' from the lots to the major or minor
street is prohibited; and
b. where topographic or other conditions render subdividing
otherwise unreasonable, such double frontage lots shall
have an additional depth of at least twenty (20) feet
to allow for a protective screen planting on one frontage.
7. Lots adjacent to a water course, drainage way, channel, or
stream may be required to have an additional depth or width
to provide an acceptable building site and to assure an adequate,
future storm water channel.
8. In the subdividing of any land within the city or within one and
one-half miles of the corporate limits, due regard shall be
shown for all natural features, such as natural vegetation,
water courses, historic designations, or similar conditions.
•
22.9 SCHOOL SITES, PARKS AND OTHER PUBLIC AREAS,
As a condition of approval of a final plat of subdivision, or of a final
plat of a planned unit development, each subdivider or developer shall be
required to dedicate land for school sites and park and recreational
purposes, to serve the immediate and future needs of the residents of the
development; or cash contributions in lieu of actual land dedication;
or a combination of both, at the option of the City in accordance with
the following criteria and formula:
A. Criteria for Requiring School Site Dedication:
1. Requirement and Population Ratio
The ultimate number of students to be generated by a subdivi-
sion or planned unit development shall bear directly upon the
amount of land required to be dedicated for school sites.
The land dedication requirement shall be determined by obtain-
ing the ratio of: (1) estimated children to be served in each
such school classification over the (2) maximum recommended
number of students to be served in each such school classifica-
tion as stated herein, and then applying such ratio to the (3)
said minimum recommended number of acres for a school site of
each school classification as stated herein. The product thereof
shall be the acres of land deemed needed to have sufficient land
for school sites to serve the estimated increased children in
elkeach such school classification.
2. School Classifications and Size of School Site.
School classifications and size of school sites within the
City shall be determined in accordance with the following
criteria:
Maximum Number of Minimum Number of Acres
Students for Each of Land for Each School
School Classification Such_School Classifi- Site of Such Classifica-
by Grades cation tion
•
Elementary Schools, 600 students 10 Acres
Grades - Kindergarten
thru 6th (K-6)
Junior High Schools
Grades 7th thru 9th (7-9) 1200 students 22 Acres
High Schools, Grades 10 2500 students 50 Acres
thru 12 (10-12)
3. Location.
The official plan and the standards adopted by the affected
School District shall be used as a guidelines in locating
sites.
B. Criteria for Requiring Park and Recreation Land Dedication:
1. Requirement and Population Ratio.
The ultimate density of a proposed development shall bear
directly upon the amount of land required for dedication.
The total requirement shall be 6.0 acres of land per 1,000
of ultimate population in accordance with the following
standards by types of recreation and park areas:
Types of Recreation Minimum Acres per
Area Size Range 1,000 Population
a) Play Lot Minimum 7,500 Sq. Ft. Not Applicable
b) Neighborhood Minimum 3 Acres 1.0 Acres
Park
c) School-Park Minimum 5 Acres 1.5 Acres
(Neighborhood
Play Ground)
d) District-Wide Minimum 10 Acres 1.5 Acres
Park or Play
Field
e) Community Wide Minimum 15 Acres 2.0 Acres
Recreation Park '"'
TOTAL 6.0 Acres of Land
per 1,000 Population
2. Location.
The Comprehensive Plan and/or the "Standards by Types of
Recreation and Park Areas" as adopted by the City shall be
used as a guidelines in locating sites. A central location
which will serve equally the entire development is most
desirable. In large developments these sites can be located
throughout the development according to established standards
for park area distances.
3. Credit for Private Open Spaces and Recreation Areas.
When subdividers or developers provide their own open space
for recreation areas and facilities, it has the effect of
reducing the demand for local public recreational services.
Depending on the size of the development, a portion of the
park and recreation area in subdivisions or planned unit
developments may, at the option of the City Council, be
provided in the form of "private" open space in lieu of
dedicated "public" open space. The extent of same shall be
determined by the City Council, based upon the needs of the
projected residents and in conformance to the total park
and recreation land for the general area.
In general, a substitution of private open space for dedi-
cated parks will imply a substantially higher degree of
improvement and the installation of recreational facilities,
including equipment by the developer as part of his obliga-
tion. Detailed plans of such areas, including specifications
of facilities to be installed, must be approved by the City,
and before any credit is given for private recreation areas,
the subdivider or developer must guarantee that these pri-
vate recreation areas will be permanently maintained for
such use by the execution of the appropriate legal documents.
Private "swimming clubs" are included in this provision.
When an adjustment for private recreation areas is warranted,
it will be necessary to compute the total park land dedica-
tion that would have been required from the subdivision or
planned unit developmentsaWthen subtract the credit to be
given.
C. Criteria for Requiring a Contribution in Lieu of Park and
School Sites:
Where the development is small and the resulting site is too
small to be practical or when the available land is inappropri-
ate for park and recreational purposes or a school site, the
City shall require the subdivider or developer to pay a cash
contribution in lieu of land dedication required. The cash
contribution in lieu of park and recreation land dedication
shall be held by the City solely for the acquisition of park
and recreation land as hereinbefore classified, which will be
available to serve the immediate or future needs of the residents
of that subdivision or development or for the improvement of
other existing local park and recreational land which already
serves such needs. The cash contributions in lieu of school
sites shall be collected by the City and forwarded from time to
time to the School District to be used solely for use in the
acquisition of land for a school site to serve the immediate
or future needs of children from that subdivision or development
or for the improvement to any existing school site which already
serves such needs, but not for the construction of any school
buildings or additions thereto,
1. Fair Market Value.
The cash contributions in lieu of land shall be based on
the "fair market value" of the acres of land in the area
improved as specified herein, that otherwise would have
been dedicated as park and recreation and school sites.
It has been determined that the present "fair market
value" of such improved land in and surrounding the City
is $12,000 per acre and such figure shall be used in making
any calculation herein unless the subdivider or developer
files a written objection thereto. In the event of any
such objection, the developer shall submit an appraisal
showing the "fair market value" of such improved land in
the area of his development or other evidence thereof and
final determination of said "fair market value" per acre of
such improved land shall be made by the City Council based
upon such information submitted by the subdivider or
developer and from other sources which may be submitted
to the City Council by the School District or others.
2. Criteria for Requiring Dedication and a Fee.
There will be situations in subdivisions or planned unit
developments when a combination of land dedication and a
contribution in lieu of land are both necessary. This
will arise when only a portion of the.land to be developed
is proposed as the location for a park or school site.
That portion of the land within the subdivision falling
within the park or school location shall be dedicated as
a site as aforesaid, and a cash contribution in lieu
thereof shall be required for any additional land that
would have been required to be dedicated.
D. Dwelling Unit Population Formula.
The following table (attached) of population density is generally
indicative of current and short range projected trends in family
size for new construction and shall be used in calculating the
required land or cash contributions.
In the event a subdivider or developer files a written objection
to the Table of Estimated Ultimate Population listed herein he
shall submit his own demographic study showing the estimated
additional population to be generated from the subdivision or
planned unit development and, in that event, final determination
of the density formula to be used in such calculations shall be
made by the City Council based upon such demographic information
submitted by the subdivider or developer and from other sources
which may be submitted to the City Council by the School District
or others. It is recognized that population density, age distri-
bution and local conditions change over the years, and the
specific formula for the dedication of land, or the payment of
fees in lieu thereof, as stated herein, is subject to periodic
review and amendment if necessary.
TABLE OF ESTIMATED ULTIMATE POPULATION PER DWELLING UNIT '
TYPE OF UNIT PRE-SCHOOL ELEMENTARY JUNIOR HIGH SENIOR HIGH TOTAL STUDENT YIELD ADULTS PER TOTAL PER
N.A. Grades K-6 Grades 7 - 9 Grades 10-12 Grades K-12 UNIT UNIT
Ages 0- 4 Years 5-10 Years 11-14 Years 15 - 17 Years 5 - 17 Years
SINGLE FAMILY:
3 Bedroom .51 .89 .38 .24 1.51 2.00 4.02
4 Bedroom .54 1.04 .46 .32 1.82 2.00 4.36
TOWNFDUSES/ROW HOUSES/QUADRONIINIUM, ETC. :
2 Bedroom .61 .37 .24 .19 .a0 2.00 3.51
3 Bedroom .66 .61 .39 .30 130 2.00 3.96
4 Bedroom .90 .88 .44 .36 1.68 2.00 4. 58
LOW DENSITY APARTMENTS: (to 15/acre)
Efficiency - - - - - 1.00 1.00
1 Bedroom .17 #06 .013; .01 .083 1.70 1.953
2 Bedroom .43 .23 .087 .05 .367 2.00 2.797
3 Bedroom .51 .50 - .18 :.173 .853 2.00 3.363
HIGH DENSITY APARTMENTS: (15+/acre)
Efficiency - - - - - 1.00 1.00
1 Bedroom .13 .03 .012 .005 .047 1.70 1.877
2 Bedroom .21 .075 .032 .022 .129 2.00 2.339
3 Bedroom .43 .172 .069 .081 .322 2.06 2.802
•
E. Reservation of Additional Land.
Where the comprehensive plan or the standards of the City call for
a larger amount of park and recreational land or school sites in a
particular subdivision or planned unit development than the developer
is required to dedicate, the land needed beyond the developer's contri-
bution shall be reserved for subsequent purchase by the City or other
public body designated by the City, provided that such acquisition
is made within one year from the date of approval of the final plat, or
if an agreement between the developer and the City is recorded out-
lining specific conditions for the conveyance of such property.
F. Combining with Adjoining Developments.
Where the subdivision or planned unit development is less than forty
(40) acres, public open space or a school site which is to be dedicated
should, where possible, be combined with dedications from adjoining
developments in order to produce useable recreation areas or school
sites without hardship on a particular developer.
G. Topography and Grading.
The slope, topography and geology of the dedicated site as well as
its surroundings must be suitable for its intended purposes. Grading
on sites dedicated for park and recreational uses shall not differ
greatly,.;6eom surrounding land unless approved by the City Council.
H. Improved Sites.
All sites shall be dedicated in a condition ready for full service of
electrical, water, sewer and streets (including enclosed drainage and
curb and gutter) as applicable to the location of the site, or accept-
able provision made therefor. The sidewalks and trees normally included
within the definition of "improved" sites may be deleted due to the
delay time between dedication of any such school site and construction
of school facilities thereon.
I. Dedication or Contribution as a Condition of Annexation.
The dedications of land or cash contributions as required by this
section shall also be required as a condition to the annexation of any
land to the City and provisions therefor shall be incorporated in any
pre-annexation agreement governing such land.
22.10 STORM WATER CONTROL
A. Applicability.
1. This section supplements Chapters 19 and 21 of the Municipal
Code and the requirements contained herein are in addition to
the requirements of such regulations.
2. The provisions of this section regulate and restrict:
•
a. The subdivision, layout, and improvement of land, including
drainage, underground utilities, and service facilities.
b. The excavating, filling, and grading of lots and other
parcels and areas of flood plans or areas subject to
flooding; the storing of certain materials thereon; stream
and other storm water runoff channels; and detention areas.
c. The location, construction, and elevation of buildings
and other structures and parts and appurtenances thereof,
and the drainage of parking and other paved lots or areas,
. d. The location and extent of areas along streams and water
channels which are subject to inundation and commonly
known as flood plains.
B. Topographical Maps.
The United States Geological Survey maps entitled "Flood in Elgin
Quadrangle and Floods in Streamwood Quadrangle" dated 1965; the
City of Elgin Topographic Maps dated April 1973; and the Department
of Housing and Urban Development Flood Hazard Boundary Maps
revised October 31, 1975, are designated as the "Official Floodwater
Drainage Maps". These maps are identified as a part of this section
and are incorporated herein for the purpose of establishing the
following:
1. Location of existing streams and water channels.
2. Location, boundary, or limits of existing detention areas.
3. Location and extent of areas along streams and water channels
which are subject to inundation and commonly known as flood
plains.
4. Location and extent of lowland areas where surface water
accumulates, either temporarily or permanently, because of
inadequate or improper drainage to streams and water channels
and are therefore considered to be flood prone.
For the purpose of interpretation and enforcement of this section,
the City of Elgin Topographical Maps are considered most accurate and,
therefore, shall govern the application of this ordinance to specific
parcels of property.
C. High-Water Elevations.
1. Stream Profiles. The United States Geological Survey Maps
entitled "Floods in Elgin Quadrangle and Floods in Streamwood
Quadrangle" and associated "Hydrologic Investigations" dated
1965, accompanying and identified as a part of this section are
incorporated herein for the purpose of establishing high-water
elevations on or along the streams and channels.
2. Datum. The high-water and other elevations shown on the profiles
ar Tine feet above mean sea level datum at,New York City of Elgin
datum when so designated (19.96 feet above U.S.G.S.).
3. Applicable Elevation. For purposes of these regulations, the
high-water elevation applicable-to a building, building site,
or part of a lot or parcel in a flood prone area shall be:
a. the adjoining or nearest stream or other storm water
runoff channel measured at right angles to the general
direction of flow in the stream or channel; or
b. the adjoining storm water detention area; or
c. the information received as a result of previous high
water observations, records and determinations for any
given lowland.
4. Future Floods. The establishment by this section of high-water
elevations for the purpose of regulating future development in
order to lessen or avoid hazards to persons and damage to
property from floodwaters is not intended nor shall it be con-
strued to imply or to assure owners, occupants, or prospective
purchasers of property that no flood of higher elevation will
ever occur in the future. The flood limits shown on the
U.S.G.S. Map are not necessarily those for the highest floods
that can be expected.
5. Official Bench Marks. The identifying designation, description,
location, and elevation of the poll poihlwor marks constituting a
system of Official Bench Marks are on file in the office of the
City Engineer. (Refer to Chapter 4 entitled "City Datum and
Bench Marks.")
D. Development and Improvement Regulations.
The preliminary plans of each proposed development shall provide per-
tinent information on those areas abutting or adjacent to the project
which may affect or be affected by the development of the site. The
following information and data on existing conditions shall be fur-
nished:
1. Contour Nap. A two (2) foot interval contour map of the land
to be developed or subdivided and such adjoining land whose
topography may affect the layout or drainage of the development
or subdivision. On such map shall be shown the following:
a. the flowlines of streams and other storm water runoff
channels and the established high-water elevation lines;
b. normal boundary lime of lakes, ponds, swamps, and other
detention areas and the high-water elevation boundary
line;
c. field drain tiles including inlets and outfalls;
d. storm, sanitary, and combined sewers including all
pertinent engineering data;
e. septic tank systems including outlets;
f. springs and wells;
g. soil and water table conditions.
2. Where a limited number of high-water observations or determina-
tions have been established on a stream, channel, or lowland,
the subdivider's engineer shall extend or prgpect the established
high-water elev' ,tion based on existing contours for the area.
If high-water elevations have not been determined and recorded,
as in a lowland, an elevation will be determined using past
experience and sound engineering judgment.
3. C. mrehensive Drainage Plan. A comprehensive drainage plan shall
be 'esigned and submitted and shall provide the following:
a. 46 location of watersheds, including their extent and
area, wholly or partially contained on the proposed de-
velopment;
b. the existing and proposed storm sewer system, including
eft design calculations;
c. the locations within the development where storm sewer
backup, overflowing, or temporary street storage may occur;
d. existing streams and storm water runoff channels to be
maintained, enlarged, altered or eliminated; and new
channels to be constructed, their locations, cross sections
and profiles;
e. existing culverts and bridges, and the adequacy of those
waterway openings; and new culverts and bridges to be
built, their materials, elevations, waterway openings and
basis of design;
f. existing detention areas to be maintained, enlarged, or
altered; and proposed detention areas;
g. the soil conditions within the proposed development;
h. a copy of the data and Engineer's and Owner's Certificate
as required by State Law according to Chapter 109 of
the Illinois State Statute;
i. all appropriate design calculations and design criteria as
e may be required by the City Engineer.
E. Drainage Design Criteria.
The following design criteria shall govern the design of develop-
ments and subdivisions with respect to the drainage of storm water
runoff.
1. General. Streets, blocks, depths of lots, parks, and other
public grounds shall be located and laid out in such a manner
as to preserve and utilize natural streams, channels, and
detention areas.
2. Channel Straightening. Sharply meandering streams or channels
may be partly straightened and minor changes made in other
channels, subject to approval of the City Council, provided:
a. the dimensions of the stream or channel are maintained;
b. the volume of storm water storage outside the channel
-..__,is not reduced;
c. the changes and channels comply with the provisions
stated herein; and
d. approval is obtained from all other regulating governmental
agencies.
3. Lesser Channel Locations. Generally acceptable locations of the
lesser storm water runoff channels in the design of a subdivision
include the following:
a. in a depressed median of a boulevard or parkway, provided
the median is wide enough to permit flat side slopes;
b. centered on the rear lot lines in a block, or entirely
within the rear yards of a single raw of lots or parcels,
provided in either case the lots are deep enough to permit
flat side slopes along the lesser channel and a building
site above the established high-water elevation plus two
(2) feet on the front part of the lot.
In each of the foregoing cases, a drainage easement a minimum
distance of twenty-five (25) feet from each side of the normal
edge of the water course as determined by the City Engineer,
shall be provided and shall conform substantially with the lines
of said water course and shall be shown on the plat. The easement
shall permit necessary public channel maintenance and improvement
work and access of equipment, however, said easement shall pro-
hibit buildings and other obstructing structures thereon by the
owner.
4. Uppermost Reaches of Drainage Channels. The smaller uppermost
reaches of drainage channels and swales forming the natural
drainage system near the watershed divide may be relocated or
eliminated and:incorporated into the planned system of storm
sewers and/or open channels upon demonstration that the system
is adequate and can safely handle the storm water runoff follow-
ing the heavier rainstorms to teh satisfaction of the City
Engineer.
•
5. Within-Block Drainage. A continuous easement shall be provided
along all rear lot lines and drawn on the subdivision plat with-
which utility lines and drainage may be located and maintained,
but on which no accessory buildings may be located or built. The
utility-drainage easement shall be at least ten (10) feet wide,
five (5) feet on each lot.
6. Flood Plain Lots. Land lying wholly or partly in a flood plain
may be laid out and planned as building lots or parcels, provided
a building site, not lower than the applicable high-water elevation
plus two (2) feet:
a. exists on the front part of the lot or parcel, or
b. will be built up during execution of the subdivision
improvement plan through general excavation and filling, or
c. can be provided with excavation taken from within the area
of the lot or parcel when it is built upon.
Such filling as may be required or permitted in this ordinance
for a building site or as may otherwise be done on flood plain
land (which eliminates space previously available for storing
and moving floodwater) shall be compensated for or balanced by
at least an equal volume of excavation below high-water elevation.
In the case of streams and channels, such 4111ration shall be made
opposite or just upstream from the filled-in area.
7. Street Pavements Near Streams. The crown of street pavements
hereafter built adjoining or near streams, storm water runoff
channels, or detention areas shall not be lower than the esta-
blished high-water elevation plus two (2) feet.
8. Detention Area Dams. Dams constructed to form floodwater deten-
tion ate, basins, or lakes shall be designed to maintain a
temporary storm water storage pool following periods of runoff
according to the capacity of the downstream channel to carry the
flow adequately.
9. Storm wers and Open Channels. The design of storm sewer systems
and ope channels shall be based upon the "Rational Method" using
the equation Q=CiA, and the "Manning Formula" using the equation
V- 1.486R 2/3x$ 1/2 n.
The rainfall intensity "i" shall be taken from the appropriate
curve for the Elgin area as published by the U.S. Weather Bureau
or the Illinois State Water Survey. /;
The time of concentration "t" to the first pickup point in a
system in residential areas shall be t-15 minutes as a minimum.
In all other areas, the initial time of concentration shall be
determined by an appropriate overland flow chart.
eft
The following runoff coefficient "c" shall be used in single
family residential areas:
Average Lot Size "c"
7,500 square feet or less 0.40
7,501 square feet to 10,000 square feet 0.35
Over 10,000 square feet 0.30
For multi-family residential, commercial, and industrial areas,
the runoff coefficient shall be as determined by acceptable
design practices.
Storm sewers shall be designed to flow just full for the 5-year
intensity-duration-frequency curve. The maximum allowable width
of the street gutter flow from the face of the curb shall be
limited to eight (8) feet.
An overall drainage area layout plan showing the limits of the
contributing runoff area, broken down into areas contributing
to each drainage pick-up point, shall be submitted with the
paving and drainage plans. Drainage design within the develop-
ment shall be adequate to handle the entire contributing watershed
area, and its existing, proposed and probable future development,
and not the area under submission only.
Whenever a storm drainage system for a proposed subdivision or
commercial development is designed to outlet into an existing
storm sewer system, the existing storm sewer system must be
shown by calculations to be adequate to carry the proposed
additional flow.
Storm Drainage culverts shall be designed to conform to the
requirements of the State of Illinois Department of Transportation.
Open Channels shall be designed with a minimum freeboard of two
(2) feet and a maximum velocity of fifteen (15) feet per second. .
The maximum allowable outlet velocity for storm sewers without an
outfall energy dissipator shall be twelve (12) feet per second.
Minimum pipe size for culverts and storm sewers shall be twelve
(12) inches inside diameter irbOl a minimum cleanout velocity of
two (2) feet per second.
Manhole and/or Catch Basin spacing between straight runs of pipe
shall be limited to a maximum spacing of 300 feet for sewers
36" or less in diameter; and a maximum of 500 feet for sewers
over 36" in diameter.
F. Use of Flood Plains.
The use of property located within a flood plain shall be restricted by All
provisions of this section in addition to all other applicable state
statutes and city ordinances.
1. Preservation of Floodways and Detention Areas.
All buildings, other structures, inoperable motor vehicles and
salar machinery, and fills of any kind of materials hereafter
made, placed or erected on the flood plain shall be accomplished
as regulated herein and set back at least the distances required
to preserve and maintain open and unobstructed:
a. the widths of channels established for streams and other
storm water runoff outlets; and
b. the boundaries or limits of storm water detention areas
as established in Section 22.10.B or as otherwise regulated
in this section.
2. Open Storage of Floatable Material.
Lumber products and other floatable material may be displayed
or stored in the open on flood plain land, where permitted by
the zoning district regulations applicable to such land, and
by State Statute.
3. Open Storage of Other Materials.
The open storage or display on flood plain land, of inoperable
motor vehicles and similar machinery and other non-floatable
materials and products, where permitted by the regulations of
fthe zoning district applicable to such land, and by State Statute,
shall be considered the same as the placement of fill within the
flood plain and shall be subject to the regulations of this
section.
G. Building Regulations.
1. Building Site. Each building shall have or be provided with a
building site that is not lower than the established high-water
elevation plus two (2) feet and extends outside the building
walls at least five (5) feet. The finished grade of this site
shall be sloped to drain away from the walls for a distance of
at least five (5) feet.
2. Filling. Such filling as may be Opne within the flood plain or
lowland to provide a building site or for other purposes (which
eliminates space previously available for storing and moving of
flood water) shall be compensated for or balanced by at least
an equal volume of excavation in the flood plain or lowland below
the high-water elevation. In the case of streams and channels,
such excavation shall be made opposite or just upstream from the
filled in area.
3. Building Wall Openings. A door sill, window sill, or the base of
any other opening in the outer walls of a building shall be con-
eft strummed at an elevation not lower than the established high-water
elevation plus three and one-half (3.5) feet, unless surrounded
by a water-tight enclosure with a top elevation not lower than the
aforesaid minimum elevation.
4. Outer Walls and Basement Floors. The outer walls and basement
floor of a building that are below the established high-water
elevation plus three and one-half (3.5) feet, shall be constructed
of masonry materials up to the minimum elevation, be water-right,
and be designed to withstand the hydrostatic pressure caused by
storm water standing at high-water elevation adjoining the build-
ing site.
5. Drains. (Other than wastewater)
a. A sump pit with liner shall be installed with the top of
the liner at the same elevation as the top grade of the
floor. Footing tile and floor drains shall drain to the
sump and then be forcibly pumped through tile or pipe to
a storm sewer system. Full basement or crawl space drains
from a washer shall be connected to a sanitary sewer line.
b. Residential roof drains shall empty on the ground surface
not less than two (2) feet from the building walls. If a
storm sewer system is available, the downspouts shall be
connected and drained into said storm sewer.
c. Commercial and industrial roof drains shall be piped to an
existing storm sewer system or to drywells constructed on
the building site. Industrial air-conditioning systems
shall also be drained by the same method.
H. Storm Water Detention Areas.
47
1. General. It is recognized that many of the receiving streams
eland areas within the City do not have the capacity to
receive and convey the increased storm water runoff resulting
from urbanization occurring in many areas. These receiving
streams or lowlands are subject to periodic inundation which
results in a growing rate of property damage.
It is the intent of this section to require developers to parti-
cipate in providing detention area storage to eliminate excessive
runoff during heavy storm periods. Other control methods which
would be acceptable to regulate the rate of storm water discharge
include detention on flat roofs, parking lots, streets, lawn
underground storage, and oversized storm sewers with restricted
outlets.
It is recognized that in order to better serve the long-range
interests of the City, comprehensive basin-wide planning for
storm water control shall be followed as determined by the
City Engineer. This comprehensive drainage plan may require
that a single, large detention area serve several parcels as
determined by the City Engineer. Comprehensive basin-wide
drainage planning is far more beneficial than individual on-site
detention, although on-site detention does provide protection
and is acceptable for compliance with this section.
2. Requirements. Pursuant to the provisions of this ection, no
final plat shall be approved unless detention of storm water
runoff is provided as set forth in the following criteria:
a. A combination of storage and controlled release of
storm water runoff is required for all commercial
developments exceeding two (2) acres in area; and
for all residential developments exceeding five (5)
acres in area. However, a residential development
of five (5) acres or less must have an adequate outlet
as determined by the City Engineer. If the outlet is
not adequate, then detention, as determined by the City
Engineer, will be required to store that portion of the
runoff.exceeding the outlet capacity.
b. The release rate of storm water from all developments
requiring detention shall not exceed the storm water
runoff rate fram the area in its natural undeveloped
state. The City will accept a release rate of not
greater than that calculated from a storm of five (5)
year frequency with a runoff coefficient of 0.15.
c. Drainage systems shall have adequate capacity to by-
pass through the development the flow from all upstream
areas for a storm of five (5) year frequency assuming
that the land is in a fully developed state under present
elk zoning or zoning proposed under a Comprehensive Plan. The
by-pass flaw rate shall be computed utilizing a runoff
coefficient of not less than 0.45. An allowance will be
made for upstream detention when such upstream detention and
release rate has previously been approved by the City and
that evidence of its construction can be shown.
d. The detention storage volume to be provided will be
calculated on the basis of the 100 year storm, for any
and all durations, from the fully developed drainage area
tributary to the reservoir, less that volume discharged
during that same duration at the approved release rate.
Sample calculations retracting the provisions hereof will
be furnished by the City Engineer upon request.
22.11 EROSION AND SEDIMENTATION CONTROL
A. General. It is recognized that excessive quantities of soil may
erode from areas that are undergoing development. This soil erosion
causes the following problems: 1) decreases safety on roadways by
redacing traction of vehicles; 2) necessitates costly repairs of
gulleys and embankments; 3) obstructs storm and sanitary sewers;
4) pollutes and silts waterways; 5) destroys fish and other aquatic
life; 6) creates additional costs for removal fram roads, sewers and
waterways; 7) reduces the capacity of storm sewers and waterways which
increases the possibility and severity of flooding.
It is the intent of this section to provide minimum standards and
procedures to protect persons, property and the environment from
damage resulting from excessive erosion. ''
B. Procedures. The following general procedures shall apply to any
earth excavation related to the development of a site:
1. Temporary vegetation or, where appropriate, mulching or
other cover shall be used to protect areas exposed during
development.
2. Sediment basins, debris basins, desilting basins, or silt
traps shall be installed and maintained to remove sediment
from run-off waters from land undergoing development.
3. Provisions shall be made to effectively accommodate the
increased run-off caused by soil and surface alterations
during and after development.
4. Permanent, final plant covering or structures shall be
installed as soon as practicable as determined by the City
Engineer.
22.12 REQUIRED LAND IMPROVEMENTS
Final plats shall be approved by the City Council subject to the approval
of the 'City Engineer certifying that the proposed improvements comply with
the following:
A. Sanitary and Storm Utilities.
1. Sanitary sewer lines, including sewer stub terminals at
the property line of each lot or each potential building
location, shall be installed to serve all properties
except where private septic systems are permitted.
2. Interim septic systems may be allowed when sanitary sewer
service is not available and shall be subject to the following
requirements:
a. the property be annexed to the Sanitary District of
Elgin or, if not contiguous to the District, the
annexation fees shall be placed in escrow with the
Sanitary District of Elgin with an agreement that the
property shall be annexed when contiguity is established;
b. all connection fees be paid to the Sanitary District of
Elgin and credited for the eventual connection;
c. all lateral line extensions shall be installed for
future connection, when feasible and as determined by
the City Engineer;
d. the developer shall submit required percolation tests and
septic system design prepared and sealed by a registered
professional engineer, prior to the issuance of any building
permit;
e. the owner shall disconnect from the temporary septic '
system and connect to the sanitary sewer system within
six (6) months of the availability of the sewer system;
f. an approved bond shall be filed with the City to assure the
eventual disconnection from the temporary septic system.
3. A storm water drainage system shall be installed throughout the
entire subdivision to control water from all inlets and shall
be provided with an adequate outfall; The storm water drainage
system shall be separate and independent of the sanitary sewer
system.
4. Where a storm sewer system with a greater capacity than is
necessary to serve the development is required by the City
Engineer, the developer shall pay for the installation of
the entire system. Eligibility for future reimbursement shall
be determined by the City Engineer and approved by the City
Council.
B. Water Supply.
1. Water distribution facilities shall be installed to serve all
properties within the development.
2. The water distribution system shall be designed to be compatible
with the overall distribution network of the City. Deadend mains
shall be avoided wherever possible as determined by the City
Engineer.
3. Where a water system is required by the City Engineer with a
capacity which is greater than that necessary to serve the
proposed development, the City of Elgin shall pay the cost of
oversizing for the additional capacity.
4. Where it is necessary to extend a water distribution facility
outside the boundaries of the proposed development, the required
extension may be eligible for reimbursement as determined by the
City Engineer and approved by the City Council.
5. The minimum size of required water distribution mains shall be
six (6) inches within single family developments and eight (8)
inches within multi-family, commercial and industrial developments.
6. Water taps shall be made, bringing the water service to the
property line of each lot or each potential building location,
to serve all properties within the development prior to the com-
pletion of street surfacing.
One inch water taps shall be provided for all one and two family
zoned developments, and eight inch water taps shall be provided
for all lots or potential building locations within developments
eft zoned for manufacturing.
The size of water taps within multi-family and commercial
developments shall be determined by the City Engineer.
Except in planned unit developments, the water taps will
be made by the Department of Public Works and Engineering
and the developer shall reimburse the City according to the
fees established by the City Council.
C. Public Utilities.
All utilities, including but not limited to telephone, electric,
gas, and cable T.V. service lines, shall be installed underground
in all developments and subdivisions and shall be located in
recorded easements.
D. Street Improvements.
1. All streets shall be improved with pavements to an overall
width in accordance with the following minimum dimensions:
Street Classification Pavement Width
(between face of curbs)
Major Arterial in conformity with Elgin
city street standards
Minor Arterial in conformity with Elgin
city street standards
Collector 40-44 feet
Minor 34 feet
Cul-de-sac 28 feet
Frontage access 24 feet
2. Pavements in cul-de-sacs turn-arounds shall have a minimum
diameter of eighty (80) feet measured between face of ourbs.
3. Pavements shall be designed and constructed in accordance with
City of Elgin standard specifications.
4. Curb and gutters shall be designed and constructed in accordance
with City of Elgin standard specifications.
5. Concrete sidewalks shall be required on both sides of streets
and shall be installed in accordance with City of Elgin standard
specifications.
6. Street lighting shall be installed according to City of Elgin
standard specifications.
7. Street signs shall be installed in accordance with City of Elgin
standard specifications.
8. All curb corners shall have minimum radius of twenty (20) feet.
9. All parkways within the dedicated right-of-way shall be graded
and seeded in an approved manner.
10. Trees having a trunk diameter (measured six (6) inches above
the ground) of not less than two and one-half inches shall
be planted not more than forty (40) feet apart along both
sides of all street where trees do not exist. This require-
ment will be satisfied if an equivalent number of trees of the
same size or larger are planted in a naturalistic manner in
the front yards of adjoining lots. The trees shall be in
accordance with City of Elgin standard specifications.
11. Installation of traffic control signals may be required as
determined by the City Engineer based on the impact of the
proposed development on the street network and State of
Illinois Department of Transportation standards.
E. Estate Residential Developments.
The land improvements required in Section 22.12 may be waived
by the City Council in subdivisions wherein the minimum lot
area and utilities provided are as follows:
1. The building lot without a municipal water supply and
public sewerage disposal system is not less than 125
feet in width at the building setback line and the lot
area is not less than 40,000 square feet; or
2. The building lot improved with either municipal water
supply or a public sewerage disposal system is not less
than 100 feet at the building setback line and the lot
area is not less than 30,000 square feet; or
3. The building lot improved with a municipal water supply
and public sewerage disposal system is not less than
100 feet in width at the building setback line and the
lot area is not less than 24800 square feet.
When said requirements have been met, the following minimum
standards for improvements shall apply:
1. Sanitary and Storm Utilities.
a. Private sewerage disposal systems may be permitted
where the minimum lot area is 40,000 square feet
and all regulatory requirements are met.
b. A surface drainage system may be permitted provided
that all regulatory requirements are met.
2. Water Supply.
Individual water supplies may be permitted provided that
all regulatory requirements are met.
3. Street Improvements.
a. Streets shall be constructed to a width of twenty-four
(24) feet within a minimum sixty (60) foot right-of-way.
The pavement shall be designed in accordance with City
of klgin standard specifications.
b. Curbs and gutters may not be required, as approved
by the City Council.
c. Sidewalks may not be required, as approved by the
City Council.
d. Residential street lights shall not be required on
internal streets unless determined otherwise by the
City Council. If street lighting facilities are
provided, such system shall be approved by the Depart-
ment of Public Works and Engineering.
e. Street signs shall be installed in accordance with
City of Elgin standard specifications.
f. Trees having a trunk diameter (measured six (6) inches
above the ground) of not less than two and one-half
inches shall be planted not more than forty (40) feet
apart along both sides of all streets where trees do
not exist. This requirement will be satisfied if an
equivalent number of trees of the same size or larger
are planted in the front yards of adjoining lots. The
trees shall be in accordance with City of Elgin standard
specifications.
4. Public Utilities.
All utilities, including but not limited to telephone,
electric, gas, and cable T.V. service lines, shall be in-
stalled underground in all developments and subdivisions
and shall be located in recorded easements.
22.13 ACCEPTANCE OF STREETS AND LAND IMPROVEMENTS
The acceptance of required land improvements shall be made only by the
adoption of a resolution by the City Council upon a recommendation by the
City Engineer certifying that all improvements required to be constructed
or installed in the development have been fully completed and the construc-
tion or installation thereof has been approved.
The City's obligation for the operation and maintenance of required land
improvements shall commence only upon adoption by the City Council of a
resolution accepting these improvements, irrespective of any act or acts
by an officer, agent, or employee of the City with respect to such streets
or improvements.
22.14 FEES AND PERMITS
A. Annexation.
A request for annexation shall be accompanied by a fee of $75.00.
B. Preliminary Plan Filing Fee.
The submission of the preliminary plan shall be accompanied by the
following fees based on the total acreage of the proposed development:
i ' •
One (1) acre or less No Charge
More than one (1) acre to ten (10) acres $ 150.00
Nbre than ten (10) acres to one hundred (100) acres $ 400.00
Over one hundred (100) acres $ 750.00
In addition to the above fees, each applicant shall pay for the
cost of providing for an accurate verbatim account of the testimony
before the Land Use Committee pertaining to his application. A
deposit of $100. 00 shall be made at the time of application. If
such costs are less than the deposit, the remainder will be refunded
after approval of the Final Plat by the Land Use Committee. If the
cost exceeds the deposit, the additional amount shall be paid in
full prior to consideration of the Final Plat by the City Council.
C. Utility Service Permits.
Permits shall be obtained from the Engineering Division of the
Department of Public Works and Engineering for the installation of
communication, electric power, gas and other utility services before
any installation is commenced.
D. Building Permits.
No building permit shall be.4issued for the construction of any
building or structure until all requirements this section have
been met.
E. Inspection of Land Improvements.
All required land improvements to be itlled under the provisions
of this section shall be inspected duri'tiS the course of construction
by inspectors appointed by the City Engineer. The cost of said
inspections shall be paid by the developer of the land in an amount
equal to 0.75 per cent of the total construction cost of the proposed
subdivision improvements. Said amount shall be deposited with the
Finance Director prior to the issuance of any permits.
F. Occupancy Permit.
No occupancy permit shall be issued for the use of any structure within
a subdivision aliklempappant approved for platting or replatting until
required utility facilities have been installed and made ready to
service the property; and that all other required improvements have
been constructed or are in the course of construction and are suitable
for use.
22.15 VARIATIONS AND EXCEPTIONS
The Land Use and Subdivision Hearing Examiner may approve variations from
these requirements in specific cases which do not affect the general plan
or the intent of this ordinance. Such decisions may be appealed in writing
to the Land Use Committee for review.
22.16 RECORD OF PLATS
Upon approval and recording, a copy of all final plats shall be filed by the
City Clerk.
• f s
22.17 VIOLATION, PENALTY, ENFORCEMENT
Any person who violates, disobeys, omits, neglects, or refuses to comply
with, or who resists the enforcement of any of the provisions of this
ordinance shall, upon conviction, be fined not less than $25.00 nor more
than $500.00 for each offense. Each day that a violation continues shall
constitute a separate offense."
Section 3. That all ordinances or parts of ordinances in conflict with the provi-
sions of this ordinance be and are hereby repealed.
Section 4. That this ordinance shall be in full force and effect ten days after
passage and publication in pamphlet form by authority of the City Council.
s / Richard L. Verbic
Richard L. Verbic, Mayor
Presented: April 14, 1976
Passed: April 28, 1976
Vote: Yeas 7 Nays 0
Recorded: April 28, 1976
Published: April 28, 1976
Attest:
s / Marie Yearman
Marie Yearman, City Clerk