G68-84 Ordinance No. G68-84
AN ORDINANCE
AMENDING TITLE 18 OF THE ELGIN MUNICIPAL CODE
ENTITLED SUBDIVISIONS
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS:
Section 1. That Chapter 18.12 of Title 18 of the Elgin Municipal Code, 1976, as
amended, be and is hereby amended to read as follows:
18.12 Plan and Plat Submission Procedure
18.12.010 Preliminary plan
Subject to the requirements of the Plat Act of the State of Illinois, prior to sub-
dividing any tract of land, any owner of land or other person lawfully authorized to
subdivide land shall:
A. File twelve copies of the preliminary plat and all data necessary to show
compliance with all applicable regulations with the planning department, (one copy of
each shall be submitted to the building official, the city clerk, and the city engineer) and
pay all required fees.
B. All preliminary plans and supporting data shall be forwarded to the land use
committee which approve or disapprove the application for preliminary approval within
sixty 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
consent of the subdivider in writing. If the plat is disapproved, then within said sixty
days the land use committee shall furnish to the applicant in writing a statement setting
-th the reason for disapproval and specifying with particularity the aspects in which
>roposed plat fails to conform to the applicable regulations including the official
such plat is approved, the corporate authorities shall accept or reject said plat
lirty days after its next regularly scheduled meeting following the action of the
�e committee. Preliminary approval shall not qualify a plat for recording.
C. Application for final approval of a plat shall be made not later than twelve
months after preliminary approval has been granted. This application shall be supported
by such drawings, specifications, and bonds or documents as may be necessary to demon-
strate compliance with all applicable ordinances.
D. The applicant may elect to have final approval of a geographic 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.
18.12.020 Final plat
Within twelve months after receiving the required approval of the preliminary plan
by the city council, or any extension of time beyond twelve months that may be granted
by the city council, there shall be submitted to the planning department the following:
A. The original and twelve copies of the final plat,as required in this title are to
be filed with the planning department. One copy shall be forwarded to the building
official, the city clerk, and the city engineer.
B. When a person submitting a plat of subdivision or resubdivision 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 materials meet all municipal
requirements, the city council shall approve the proposed plat within forty-five days
from the date of filing the last required document or other paper or within forty-five
days from the date of filing application for final approval of the plat, whichever date is
later. The time in which the city council may act may be extended upon consent of the
subdivider in writing filed with the city clerk.
C. If the preliminary or final plat is approved, the city clerk shall attached a
certified copy of the order or resolution of approval to the original plat. If the proposed
nlat is disapproved, the order or resolution shall state the reasons for the disapproval,
A : with particularity the aspects in which the proposed plat fails to conform to
al map. A copy of the order or resolution shall be filed in the office of the city
D. 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 planning
department for the purpose of making copies for distribution. All original plats shall be
returned to the city clerk to be kept on file.
E. No further municipal action including but not limited to approval of perform-
ance bonds issuance of building permit, or approval of engineering plans and specifica-
tions shall be taken until the required subdivision or development plat has been recorded.
18.12.030 Record of plats
Upon approval and recording, the original of all final plats shall be filed by the city
clerk.
Section 2. That Chapter 18.24 of Title 18 of the Elgin Municipal Code, 1976, as
amended, be and is hereby amended to read as follows:
18.24 Design Standards
18.24.010 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 adjoining
lands, to topographical conditions, to runoff of stormwater, to public convenience and
safety, and in their appropriate relation to the proposed uses of the area to be served.
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18.24.020 Street specifications
A. All right-of-way widths shall conform to the following dimensions:
I. Major arterial, one hundred to two hundred feet;
2. Minor arterial, eighty to one hundred feet;
3. Collector street, seventy feet;
4. Minor street, sixty feet;
5. Cul-de-sacs, fifty feet;
6. Frontage access street, forty feet.
Right-of-way widths for frontage access streets, when required, shall be in addition
to the required right-of-way for the adjacent trafficway.
B. Right-of-way widths of major arterials, minor arterials, and collector streets
shall be in accordance with those designated on the official plan.
C. Minor streets shall be so aligned that their use by through traffic will be
�:s::auraged.
D. Street centerline offsets of less than one hundred twenty-five feet shall be
avoided whenever possible.
E. It must be evidenced that all street intersections of more than two streets
shall be avoided unless specific conditions of design indicate otherwise.
F. Alleys are not permitted.
G. Cul-de-sac streets shall not be more than one thousand 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 twenty lots abutting the cul-de-sac. Each cul-de-sac shall have a
terminus of nearly circular shape with a minimum diameter of one hundred five feet.
H. Partial streets are 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.
I. Private streets shall be permitted only in planned unit developments.
J. To provide adequate protection for residential properties and to afford separa-
tion 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 frontage access
streets, or backing lots to the arteial street with a screen planting contained in a non-
access reservation along the rear property line.
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K. Gradients of streets shall be at least 0.4 percent and shall not exceed the
following percentages:
I. Major arterial, five percent;
2. Minor arterial; five percent;
3. Collector street, seven percent;
4. Minor street, nine percent;
5. Private street, eight percent.
L. Street design and geometrics not covered in this section shall be in accordance
with the applicable standards of the state Department of Transportation and the
American Association of State Highway Officials "Urban Highways and Arterial Streets."
18.24.030 Pathways
Pathways shall have a right-of-way width of at least ten feet and a paved surface
of at least six feet with appropriate landscaping and screening along side boundary lines
as determined by the planning department.
18.24.040 Easements
A. Easements shall be provided for all utility services including cable television
lines and stormwater 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 align-
ment from block to block.
B. Where a subdivision is traversed by a watercourse, drainageway, channel, or
='am, there shall be provided a drainage maintenance and open space easement. The
Went shall be a minimum distance of twenty-five feet from each side of the normal
3f the watercourse as determined by the city engineer, and shall conform sub-
s;u,iticily with the lines of said watercourse.
18.24.050 Block standards
A. Blocks of any length may require pathways. The use of 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.
B. Blocks must fit readily into the overall plan of the subdivision and their design
must evidence consideration of topographical conditions, lot planning, traffic flow, and
open space areas.
18.24.060 Lot standards
A. Lots should be as nearly rectangular in shape as practicable.
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B. Lots shall conform with lot width and area requirements set forth in the zoning
^ri' ordinance of the city, codified in Title 19; and, in subdivisions located beyond the city
4 limits, lot width and area shall conform with requirements of applicable county zoning
ordinances.
C. All lots shall abut on a publicly dedicated right-of-way unless within an
approved planned unit development.
D. Side lot lines shall be substantially at right angles or radial to the street line.
E. Additional building setbacks may be required as in the case of corner lots to
assure the proper development of intersection design and traffic safety.
F. Double-frontage lots are not permitted except as follows:
I. Where lots back upon a major or minor arterial street, vehicular access
from the lots to the major or minor street is prohibited.
2. Where topographic or other conditions render subdividing otherwise
unreasonable, such double-frontage lots shall have an additional depth of at least twenty
feet to allow for a protective screen planting on one frontage.
G. Lots adjacent to a watercourse, drainageway, channel, or stream may be
-I to have an additional depth or width to provide an acceptable building site and
e an adequate future stormwater channel.
H. In the subdividing of any land within the city or within one and one-half miles
c the corporate limits, due regard shall be shown for all natural features, such as natural
vegetation, watercourses, historic designations, or similar conditions.
Section 3. That Chapter 18.28 of Title 18 of the Elgin Municipal Code, 1976, as
amended, be and is hereby amended to read as follows:
18.28 Required Improvements
18.28.010 Generally
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 provisions of this
chapter.
18.28.020 Sanitary and storm utilities
A. 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.
B. Interim septic systems may be allowed when sanitary sewer service is not
available and shall be subject to the following requirements:
I. The property shall be annexed to the sanitary district of the city or, if not
contiguous to the district, the annexation fees shall be placed in escrow with the sanitary
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district of the city with an agreement that the property shall be annexed when contiguity
is established.
2. All connection fees shall be paid to the sanitary district of the city and
credited for the eventual connection.
3. All lateral line extensions shall be installed for future connection when
feasible and as determined by the city engineer.
4. 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.
5. The owner shall disconnect from the temporary septic system and connect
to the sanitary sewer system within six months of the availability of the sewer system.
6. An approved bond shall be filed with the city to assure the eventual dis-
connection from the temporary septic system.
C. A stormwater drainage system shall be installed throughout the entire sub-
division to control water from all inlets and shall be provided with an adequate outfall.
stormwater drainage system shall be separate and independent of the sanitary sewer
m.
Where a storm sewer system with a greater capacity than is necessary to serve
opment is required by the city engineer, the developer shall pay for the installa-
;ne entire system. The developer shall be eligible for future reimbursement for
ones the amount of which shall be determined jointly by the developer and the city
engineer, and approved by the city council. The city council shall subsequently pass an
ordinance which will list the amount each property upstream of and contributing to, the
sewer system and not under the control of the developer shall pay for the oversizing.
18.28.030 Water supply
A. Water distribution facilities shall be installed to serve all properties within the
development.
B. The water distribution system shall be designed to be compatible with the
overall distribution network of the city. Dead-end mains shall be avoided wherever
possible as determined by the city engineer.
C. 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 shall pay the
cost of oversizing for the additional capacity.
D. Where it is necessary to extend a water distribution facility outside the bound-
aries of the proposed development, the required extension may be eligible for reimburse-
ment as determined by the city engineer and approved by the city council.
E. The minimum size of required water distribution mains shall be six inches
within single-family developments and eight inches within multifamily, commercial, and
industrial developments.
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F. Water taps shall be made, bring 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 completion of street surfacing.
G. One-inch water taps shall be provided for all one-family and two-family zoned
developments, and eight-inch water taps shall be provided for all lots or potential build-
ing locations within developments zoned for manufacturing.
H. The size of water taps within multifamily and commercial developments shall
be determined by the city engineer.
I. 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.
18.28.040 Public utilities
All utilities, including but not limited to telephone, electric, gas, and cable tele-
vision lines, shall be installed underground in all developments and subdivisions and shall
be located in recorded easements.
18.28.050 Streets
A. All streets shall be improved with pavements to an overall width in accordance
following minimum dimensions:
Pavement Width
Street Classification (Back to back of curbs or gutters)
Major arterial In conformity with city street standards
Minor arterial In conformity with city street standards
Collector 36 feet
Minor 30 feet
Cul-de-sac 26 feet
Frontage access 24 feet
B. Pavements in cul-de-sac turnarounds shall have a minimum diameter of eighty-
four feet measured from back to back of gutters.
C. Pavements shall be designed and constructed in accordance with city standard
specifications.
D. Barrier type P.C. Concrete curb and gutter shall be installed on all major
arterial, minor arterial,and collector streets. A roll-type P.C. Concrete curb and gutter
shall be installed on all minor streets and cul-de-sacs. Each shall be designed and con-
structed in accordance with city standard specifications.
E. Concrete sidewalks shall be required on both sides of streets and shall be
installed in accordance with city standard specifications.
F. Street lighting shall be installed according to city standard specifications.
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G. Street signs shall be installed in accordance with city standard specifications.
H. All curb corners shall have minimum radius of twenty feet.
I. All parkways within the dedicated right-of-way shall be graded and seeded in
an approved manner.
J. Trees having a trunk diameter, measured six inches above the ground, of not
less than two and one-half inches shall be planted not more than forty feet apart along
both sides of all streets where trees do not exist. This requirement will be satisfied if an
ec Jlent number of trees of the same size or larger are planted in a naturalistic
manner in the front yards of the lots abutting the street. It shall be the responsibility of
the developer to ensure compliance with this requirement. The trees shall be in accord-
ance with city standard specifications.
K. 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
the state Department of Transportation standards. The cost of the installation shall be
borne by the developer and the city, as may be appropriate. The amount of the cost to
each shall be determined by the developer and the city engineer, and approved by the
city council.
18.28.060 Estate residential developments
A. The requirements for municipal water supply and public sewerage system may
r be waived by the city council in subdivisions wherein the minimum lot area and utilities
provided are as follows:
I. The building lot without a municipal water supply and public sewerage
disposal system is not less than one hundred twenty-five feet in width at the building
setback line and the lot area is not less than forty thousand square feet; or
2. The building lot improved with either municipal water supply or a public
sewerage disposal system is not less than one hundred feet at the building setback line
and the lot area is not less than thirty thousand square feet; or
3. The building lot improved with a municipal water supply and public
sewerage disposal system is not less than one hundred feet in width at the building set-
back line and the lot area is not less than twenty thousand square feet.
B. When said requirements have been met, the following minimum standards for
improvements shall apply:
I . Sanitary and Storm Utilities.
a. Private sewerage disposal systems may be permitted where the
minimum lot area is forty thousand square feet and all regulatory requirements
are met.
b. A surface drainage system may be permitted provided that all regula-
tory requirements are met.
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l 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-two feet within a
minimum sixty-foot right-of-way. The pavement shall be designed in accord-
ance with city standard specifications.
b. Curbs and gutters shall not be required unless determined otherwise
by the city council.
c. Sidewalks shall not be required unless determined otherwise by the
city council.
d. Street lighting shall be installed at street intersections only. The
street lighting shall be in accordance with city standard specifications.
e. Street signs shall be installed in accordance with city standard
specifications.
f. trees having a trunk diameter, measured six inches above the ground,
of not less than two and one-half inches shall be planted not more than forty
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 the lots abutting the street. It shall
be the responsibility of the developer to ensure compliance with this require-
ments. The trees shall be in accordance with city standard specifications.
4. Public Utilities. All utilities, including but not limited to telephone,
electric, gas, and cable TV service lines, shall be installed underground in all develop-
ments and subdivisions and shall be located in recorded easements.
18.28.070 Acceptance of street and land improvements
A. 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 develop-
ment have been fully completed and the construction or installation thereof has been
approved. However, acceptance of partial improvements may be made in accordance
with the city standard specifications for pavement design and construction.
B. 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. However, snow and
ice control services only may be provided in those developments where the improvements
have not yet been accepted. This service shall be provided when a hard surface or binder
course has been placed on the street and an asphalt wedging has been installed around all
manholes projecting above the pavement so as to avoid damaging equipment.
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Section 4. That Chapter 18.32 of Title 18 of the Elgin Municipal Code, 1976, as
amended be and is hereby amended to read as follows:
1 8.32 Public Use Areas and Public Schools
18.32.010 Compliance with chapter required
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 combaination of both, at the option of the city in accordance with the
criteria and formulas set forth in this chapter.
18.32.020 Criteria for requiring school site dedication
The following criteria shall govern dedication of a school site:
A. Requirement and Population Ratio. The ultimate number of students to be
generated by a subdivision or planned unit development shall be directly related to the
amount of land required to be dedicated for school sites. The land dedication require-
-tent shall be determined by obtaining the ratio of the following: (I) estimated children
e served in each such school classification over the (2) maximum recommended
pr of students to be served in each such school classification as stated in this
and then applying such ratio to the (3) said minimum recommended number of
)r a school site of each school classification as stated in this section. The product
if shall be the acres of land deemed needed to have sufficient land for school sites
to serve the estimated increased children in each such school classification.
B. School Classification and Size of School Site. School classifications and size of
school sites within the city shall be determined in accordance with the following criteria:
Minimum Number
Maximum Number of Acres of Land
of Students for Each School
School Classification Each Such School Site of Such
by Grades Classification Classification
Elementary schools, grades
kindergarten through six 600 10
Junior high schools, grades
seven through nine 1,200 22
High schools, grades ten
through twelve 2,500 50
C. Location. The official plan and the standards adopted by the affected school.
district shall be used as guidelines in locating sites.
18.32.030 Criteria for requiring park and recreation land dedication
The following criteria shall govern dedication of park and recreation land.
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A. Require and Population Ratio. The ultimate density of a proposed develop-
ment shall bear directly upon the amount of land required for dedication. The total
requirement shall be six acres of land per one thousand of ultimate population in accord-
ance with the following standards by types of recreation and park areas:
Minimum Acres per
Types of Recreation Area Size Range (Minimum) I ,000 Population
Play Lot 7,500 sq. ft. I.0
Neighborhood park 3 acres 1.0
Saha,' park (Neighborhood
:round) 5 acres I.5
D a.t-wide park or playfield 10 acres 1.5
Community-wide recreation
park 15 acres 2.0
Total:6.0 acres of land
per 1,000 population
B. Location. The comprehensive plan and/or the "Standards by Types of
Recreation and Park Areas" as adopted by the city shall be used as guidelines in locating
sites. A central location which will serve equally the entire development is most desir-
able. In large developments these sites can be located throughout the development
according to established standards for park area distances.
C. Credit for Private Open Spaces and Recreation Areas. When subdividers or
re topers 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 dedicated parks will imply a
substantially higher degree of improvement and the installation of recreational facilities,
including equipment by the developer as part of his obligation. 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 private 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 war-
ranted, it shall be necessary to compute the total park land dedication that would have
been required from the subdivision or planned unit development and then subtract the
credit to be given.
18.32.040 Criteria for requiring a contribution in lieu of park and school sites
The following criteria shall govern contributions in lieu of park and school sites:
A. Cash Contributions. Where the development is small and the resulting site is
too small to be practical or when the available land is inappropriate for park and recrea-
tional purposes or a school site, the city shall require the subdivider or developer to pay a
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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 classified in this chapter, 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.
B. 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 in this title 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 fifteen thousand dollars per acre. The fair market value shall be adjusted
upward at an annual rate of six percent effective January I, 1985 and annually there-
after. The fair market value shall be used in making any calculation in this section
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
armination of said fair market value per acre of such improved land shall be made by
ouncil based upon such information submitted by the subdivider or developer
other sources which may be submitted to the city council by the school district
emik ,s.
C. Criteria for Requiring Dedication and a Fee. There may be situations in sub-
divisions 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.
18.32.050 Dwelling unit population formula
Calculations for required land or cash contributions shall be made in accordance
with the population densities contained in the most recently revised Table of Estimated
Ultimate Population Per Dwelling Unit, published by Associated Municipal Consultants,
Inc. and provided by the school district.
In the event a subdivider or developer files a written objection to the Table of
Estimated Ultimate Population, 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.
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_ 18.32.060 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 that the developer is required to dedicate, the land needed beyond the
developer's contribution 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 outlining specific conditions for the conveyance of such property.
18 .J70 Combining with adjoining developments
Where the subdivision or planned unit development is less than forty 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 usable recreation areas
or school sites without hardship on a particular developer.
18.32.080 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 from surrounding land unless approved by the
city council.
1 8.31.090 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 acceptable 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.
18.32.100 Dedication or contribution as a condition of annexation
The dedications of land or cash contributions as required by this chapter shall also
be required as a condition to the annexation of any land to the city and provisions
therefor shall be incorporated in any preannexation agreement governing such land.
Section 5. That Chapter 18.36 of Title 18 of the Elgin Municipal Code, 1 976, as
amended, be and is hereby amended to read as follows:
18.36 Stormwater Control
18.36.010 Applicability of provisions
A. This chapter supplements Titles 16 and 19 of this code and the requirements
contained in this chapter are in addition to the requirements of such regulations.
B. The provisions of this chapter regulate and restrict the following:
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I. The subdivision, layout, and improvement of land, including drainage,
underground utilities, and service facilities;
2. The excavating, filling, and grading of lots and other parcels and areas
subject to flooding; the storing of certain materials thereon; stream and other storm-
water runoff channels; and detention areas;
3. The location, construction, and elevation of buildings and other structures
and parts and appurtenances thereof, and the drainagea of parking and other paved lots
or areas;
4. The location and extent of areas along streams and water channels which
are subject to inundation and commonly known as special flood hazard areas.
18.36.020 Purpose
It is recognized that uncontrolled development increases flooding hazards and
damage. The purposes of this chapter are, in addition to those listed in Section
18.04.030, as follows:
A. To prevent unwise developments from increasing the flood or drainage
hazards to others;
B. To protect new buildings and major improvements to buildings from flood
C. To protect human life and health from the hazards of flooding;
D. To lessen the burden on the taxpayer for flood control projects, repairs to
flood-damaged public facilities and utilities, and flood rescue and relief operations;
E. To maintain property values and a stable tax base by minimizing the
potential for creating flood blight areas;
F. To make federally subsidized flood insurance available for property in the
city; and
G. To provide for the orderly growth and development pursuant to the city's
comprehensive plan of an environment that is especially sensitive to changes from human
activity.
1 8.36.030 Base flood elevation
This chapter's protection standard is the base flood according to the best data
available to the Illinois State Water Survey's Floodplain Information Repository. When-
ever a party disagrees with the best available data, he may finance the detailed
engineering study needed to replace existing data with better data and submit it to the
State Water Survey.
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A. The base flood elevation for the SFHAs of The Fox River and Poplar, Willow
r and Tyler Creeks and Tyler Creek Tributary shall be as delineated on the one-hundred
year flood profiles in the Flood Insurance Study of the city prepared by the Federal
Insurance Administration and dated 9/1/81.
B. The base flood elevation for each of the remaining SFHAs delineated as an "a
zone" on the Flood Insurance Rate Map shall be the one-hundred-year flood depth calcu-
lated by the city engineer or the State Water Survey according to the formulas presented
in Depth & Frequency of Floods in Illinois published by the U.S. Geological Survey, 1976.
C. The degree of flood protection required by this chapter is considered reason-
able for regulatory purposes and is based on available information derived from engineer-
ing and scientific methods of study. Larger floods may occur or flood heights may be
increased by manmade or natural causes. This chapter does not imply that development
either inside or outside of the SFHA will be free from flooding or damage. This chapter
does not create liability on the part of the city or any officer or employee thereof for
any flood damage that results from reliance on this chapter or any administrative deci-
sion made lawfully thereunder.
18.36.040 Development and improvement
The preliminary plans for each proposed development shall provide pertinent
information on those areas abutting or adjacent to the project which may affect or be
-ted by the development of the site. The following information and data on existing
is shall be furnished:
Contour Map. A two-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:
I. The flowlines of streams and other stormwater runoff channels and the
established high water elevation lines;
2. Normal boundary lines of lakes, ponds, swamps, and other detention areas
and the high water elevation boundary lines;
3. Field drain tiles incouding inlets and outfalls;
4. Storm, sanitary,and combined sewers including all pertinent engineering
data;
5. Septic tank systems including outlets;
6. Springs and wells;
7. Soil and water table conditions.
fir"
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B. Undetermined Elevations. Where a limited number of high water observations
or determinations have been established on a stream, channel, or lowland, the sub-
divider's engineer shall extend or project the established high water elevation 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.
C. Comprehensive Drainage Plan. A comprehensive drainage plan shall be
designed and submitted and shall provide the following:
I. The location of watersheds, including their extent and area, wholly or
partially contained on the proposed development;
2. The existing and proposed storm sewer system, including design calcula-
tions;
3. The locations within the development where storm sewer backup, over-
flowing, or temporary street storage may occur;
4. Existing streams and stormwater runoff channels to be
maintained,enlarged, altered or eliminated; and new channels to be constructed, their
itions, cross sections and profiles;
5. Existing culverts and bridges, and the adequacy of those waterway
,,s; and new culverts and bridges to be built, their materials, elevations, waterway
openings and basis of design;
6. Existing detention areas to be maintained, enlarged, or altered; and pro-
posed detention areas;
7. The soil conditions within the proposed development;
8. A copy of the data and engineer's and owner's certificate as required by
state law according to Chapter 109 of the Illinois Revised Statutes;
9. All appropriate design calculations and design criteria as may be required
by the city engineer.
18.36.050 Drainage design criteria
The following design criteria shall govern the design of developments and sub-
divisions with respect to the drainage of stormwater runoff.
A. Generally. Streets, blocks, depth 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.
B. 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, with the following provisions:
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,., I. The dimentions of the stream or channel are maintained;
2. The volume of stormwater storage outside the channel is not reduced;
3. The changes and channels comply with the provisions stated in this
chapter; and
4. Approval is obtained from all other regulating governmental agencies.
C. Lesser Channel Locations. Generally acceptable locations of the lesser storm-
water runoff channels in the design of a subdivision include the following:
I. In a depressed median of a boulevard or parkway, provided the median is
wide enough to permit flat side slopes;
2. Centered on the rear lot lines in a block, or entirely within the rear yards
of a single row of lots or parcels, provided in neither case the lots are deep enough to
permit flat side slopes along the lesser channel and a building site above the BFE plus one
foot exists on the front part of the lot.
In each of the foregoing cases, a drainage easement a minimum distance of twenty-
feet from each side of the normal edge of the watercourse, as determined by the
'ngineer, shall be provided and shall conform substantially with the lines of the
-se and shall be shown on the plat. The easement shall permit necessary public
,aintenance and improvement work and access of equipment; however, the
.nt shall prohibit buildings and other obstructing structures thereon by the owner.
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D. 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 stormwater runoff following the heavier rainstorms to the satisfacction
of the city engineer.
E. Within-block Drainage. A continuous easement shall be provided along all rear
lot lines and drawn on the subdivision plat within 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 feet wide, five feet on each lot.
F. Special Flood Hazard Area Lots. Land lying partially or totally in the base
flood area may be laid out and planned as building lots or parcels, provided a building site
not lower than the base flood elevation, plus one foot:
I. Exists on the high part of the lot or parcel; or
2. Will be built up during execution of the subdivision improvement plan
through general excavation or filling; or
3. Can be provided with excavation taken from within the area of the lot or
parcel.
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G. Compensatory Storage. Such filling as may be required or permitted in this
title for a five acre or more building site, or as may otherwise be done in the base flood
area, which eliminates space previously available for storing and moving floodwater,
shall be compensated for or balanced by at least an equal volume of excavation in the
base channels, such excavation shall be made opposite, immediately adjacent or just
upstream to the area so filled. The compensatory storage area, when excavated and
constructed, shall drain freely and openly to the watercourse. Compensatory storage
shall not be required for developments under five acres in total size.
H. Street Pavements Near Streams. The crown of street pavements hereafter
built adjoining or near streams, stormwater runoff channels, or detention areas shall not
be lower than the base flood elevation, plus one foot.
I. Detention Area Dams. Dams constructed to form floodwater detention areas,
basins, or lakes shall be designed to maintain a temporary stormwater storage pool
following periods of runoff according to the capacity of the downstream channel to carry
the flow adequately.
J. Storm Sewers and Open Channels. The design of storm sewer systems and open
channels shall be based upon the"Rational Method" using the Equation Q=CiA, and the
"Manning Formula" using the equation V=l.486R2/3xSI/2n.
The rainfall intensity, "i," shall be taken from the appropriate curve for the Elgin
is published by the National Weather Service or the State Water Survey.
The time of concentration, "t," to the first pickup point in a system in residential
areas shall be t-I5 minutes as a minimum. In all other areas, the initial time of concen-
tration shall be determined by an appropriate overland flow chart.
The following runoff coefficient, "c," shall be used in single-family residential
areas:
Average Lot Size
(In square feet)
7,500 or less 0.40
7,501 - 10,000 0.35
Over 10,000 0.30
For multifamily residential, commercial, and industrial areas, the runoff co-
efficient shall be as determined by acceptable design practices.
I. Storm sewers shall be designed to flow just full for the five-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 feet.
2. An overall drainage area layout plan showing the limits of the contributing
runoff area, broken down into areas contributing to each drainage pickup point, shall be
submitted with the paving and drainage plans. Drainage design within the development
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.
r
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3. Whenever a storm drainage system for a proposed subdivision or com-
"'` mercial 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.
4. Storm drainage culverts shall be designed to conform to the requirements
of the State Department of Transportation.
5. Open channels shall be designed with a minimum freeboard of two feet
and a maximum velocity of fifteen feet per second.
6. The maximum allowable outlet velocity for storm sewers without an
outfall energy dissipator shall be twelve feet per second.
7. The minimum pipe size for culverts and storm sewers shall be twelve
inches inside diameter, except the minimum pipe size connecting one catch with another
catch basin or manhole may be ten inches inside diameter. The minimum cleanout veloc-
ity for all pipes shall be two feet per second.
8. Manhole and/or catchbasin spacing between straight runs of pipe shall be
limited to a maximum spacing of three hundred feet for sewers thirty-six inches or less
in diameter; a maximum of five hundred feet for sewers over thirty-six inches in diam-
eter.
Section 6. That Chapter 18.40 of Title 18 of the Elgin Municipal Code, 1976, as
be and is hereby amended to read as follows:
l +0 Erosion and Sedimentation Control
8.40.010 Purpose or provisions
It is recognized that excessive quantities of soil may erode from areas that are
undergoing development. Soil erosion causes the following problems:
A. Decreases safety on roadways by reducing traction of vehicles;
B. Necessitates costly repairs of gulleys and embankments;
C. Obstructs storm and sanitary sewers;
D. Pollutes and silts waterways;
E. Destroys fish and other aquatic life;
F. Creates additional costs for removal from roads, sewers, and waterways;
G. Reduces the capacity of storm sewers and waterways which increases the
possibility and severity of flooding.
It is the intent of this chapter to provide minimum standards and procedures to
protect persons, property and the environment from damage resulting from excessive
erosion. The development of all properties shall be subject to the provisions contained in
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• . .
the Procedures and Standards for Urban Soil Erosion and Sedimentation Control in
Illinois, published by the Northeastern Illinois Soil Erosion and Sedimentation Control
Steering Committee, dated October 1981 and as amended from time to time.
Section 7. That all ordinances or parts of ordinances in conflictwith the provisions
of this ordinance be and are hereby repealed.
Section 8. That this ordinance shall be in full force and effect ten days after its
passage and publication in the manner provided by law.
s/ Richard L. Verbic
Richard L. Verbic, Mayor
Presented: December 17, 1984
Passed: December 17, 1984
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
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