Code of Ordinances

of Union County, Illinois.

Ordinance Chapter: Article VI - Minimum Standards of Improvement

The com­plet­ed improve­ments will not be accept­ed by the Road Dis­trict nor the Coun­ty until the devel­op­er pro­vides an affi­davit which cer­ti­fies that all sums of mon­ey due for labor, mate­r­i­al, freight, machin­ery, dam­ages, etc. have been paid.  See Fig­ure 5 for a sam­ple affi­davit.  The devel­op­er shall be respon­si­ble for main­tain­ing the com­plet­ed road­way, includ­ing seed­ing and drainage appur­te­nances, for a peri­od of one (1) year after the improve­ments are accept­ed by the Road Com­mis­sion­er or Coun­ty Engineer.

he Bond or an Irrev­o­ca­ble Let­ter of Cred­it shall remain in effect until such time as the Coun­ty Clerk shall, by writ­ten autho­riza­tion to the Coun­ty Trea­sur­er, release the sure­ty from the oblig­a­tion of the bond, which release may be par­tial and may occur from time to time, as improve­ments are com­plet­ed and approved; pro­vid­ed, however:

(A) Autho­riza­tion to release up to nine­ty per­cent (90%) of the bond amount or the Irrev­o­ca­ble Let­ter of Cred­it may be autho­rized by the­Coun­ty­Clerk upon writ­ten noti­fi­ca­tion from the Coun­ty Engi­neer.  Such autho­riza­tion by the­Coun­tyEngi­neer shall only be giv­en as improve­ments are installed equal in val­ue to funds released.

(B) The remain­ing ten per­cent (10%) may only be released when the­Coun­tyEngi­neer noti­fies the Zon­ing Offi­cer, in writ­ing, that all improve­ments have been com­plet­ed in a sat­is­fac­to­ry man­ner.  The Admin­is­tra­tive Offi­cer shall then noti­fy the Coun­ty Clerk that autho­riza­tion may be giv­en to release all funds. When­ev­er improve­ments are to be ded­i­cat­ed to anoth­er author­i­ty, school dis­trict, road dis­trict, park or oth­er gov­ern­ment, such improve­ments shall be accept­ed or approved before the release of all funds.

A sure­ty bond by an insur­ance com­pa­ny autho­rized to do busi­ness in the State of Illi­nois or Irrev­o­ca­ble Let­ter of Cred­it shall be post­ed by the appli­cant with the Coun­ty Clerk as approved by the Coun­ty Board before con­struc­tion of the improve­ments or facil­i­ties is start­ed. Such sure­ty bond shall be one and one‑half (1 1/2) times the amount deter­mined by the Coun­ty Engi­neer as equal to the esti­mat­ed con­struc­tion cost of all improve­ments intend­ed to de ded­i­cat­ed to the Coun­ty, oth­er pub­lic body or approved pri­vate legal enti­ty. Per­for­mance of work nec­es­sary to com­plete con­struc­tion and instal­la­tion of the required improve­ments to be ded­i­cat­ed to the Coun­ty, oth­er pub­lic body, or approved pri­vate legal enti­ty shall be com­plet­ed with­in two (2) years of the date of approval of the final plat, unless such time is extend­ed by writ­ten agree­ment between the appli­cant and the Coun­ty Board. If such improve­ments are not sat­is­fac­to­ri­ly installed with­in the time peri­od spec­i­fied or required, then such sure­ty bond or pro­por­tion there­of shall be for­feit­ed by the appli­cant, and the pro­ceeds of the sure­ty bond shall be used to pay for the com­ple­tion of installing such improve­ments in accor­dance with the require­ments spec­i­fied here­in. 

The cap­i­tal improve­ment or facil­i­ties intend­ed to be ded­i­cat­ed to the Coun­ty, Road Dis­trict, oth­er pub­lic body or accept­able pri­vate enti­ty have been com­plet­ed, inspect­ed and accept­ed pri­or to such approval; or 

Final plat shall be nei­ther approved by the Coun­ty Board nor record­ed by the­Coun­ty­Clerk unless the applic­a­ble fol­low­ing con­di­tions are met. 

When a sub­di­vi­sion con­tains sew­ers, sewage treat­ment plants, water sup­ply sys­tem, park area, streets or oth­er phys­i­cal facil­i­ties that have not been ded­i­cat­ed to and accept­ed by an exist­ing pub­lic agency, ade­quate pro­vi­sion shall be made for the con­tin­u­ous main­te­nance, super­vi­sion, oper­a­tion, and recon­struc­tion of such facil­i­ties by the lot own­ers in the sub­di­vi­sion, sub­ject to the reg­u­la­tions of the Depart­ment of Pub­lic Health and Com­merce Com­mis­sion of the State of Illi­nois and the Illi­nois Envi­ron­men­tal Pro­tec­tion Agency, where applic­a­ble. 

All traf­fic con­trol devices shall con­form to the lat­est edi­tion of the State of Illi­nois Man­u­al of Uni­form Traf­fic Con­trol Devices.  The Coun­ty Engi­neer will pro­vide writ­ten require­ments at the time of the improve­ment plan review. 

In addi­tions to the side­walk require­ments, devel­op­ers are encour­aged to include oth­er meth­ods of pedes­tri­an move­ment such as bike paths and nature trails in con­junc­tion with or par­tial­ly in sub­sti­tu­tion for side­walks, in accor­dance with the Depart­ment of Nat­ur­al Resources spec­i­fi­ca­tion. 

Side­walks, if pro­vid­ed, shall be of Port­land cement con­crete, with a min­i­mum thick­ness of four (4) inch­es and a min­i­mum width of four (4) feet.

(A) All walks shall be con­struct­ed at a grade no steep­er than ten per­cent (10%), unless steps of ade­quate design with handrails are pro­vid­ed and approved by the Coun­ty Engineer.

(B) Non‑residential side­walks with­in the non‑residential site shall be con­crete, four (4) inch­es thick and six (6) feet in width, except at dri­ve­ways where thick­ness shall be approved by the Coun­ty Engi­neer and shall be ade­quate for the intend­ed use.

(C) Side­walks shall be pro­vid­ed with num­ber six (6) rein­forc­ing mesh across the entire width and breadth of dri­ve­way aprons or the con­crete shall be at least six (6) inch­es in thick­ness. 

When a pub­lic or semi-pri­­­vate water dis­tri­b­u­tion sys­tem is pro­vid­ed, fire hydrants shall be installed by the sub­di­vider as part of the water dis­tri­b­u­tion sys­tem. Instal­la­tion of hydrants shall be accom­plished in such man­ner that each lot is with­in four hun­dred (400) feet of the fire hydrant when mea­sured along the cen­ter line of the right‑of‑way. No fire hydrant shall be placed on a main small­er than six (6) inch­es in diam­e­ter. Fire hydrants must be locat­ed no fur­ther than twen­ty (20) feet from the curb. Hydrants installed shall be of the type approved by the Fire Chief of the dis­trict hav­ing jurisdiction.

When pro­vid­ed, each lot in the sub­di­vi­sion shall be pro­vid­ed at the prop­er­ty line with a con­nec­tion to the semi-pri­­­vate or pub­lic water sys­tem. The con­struc­tion of the water sys­tem shall con­form to the approved plans and spec­i­fi­ca­tions and all work shall be prop­er­ly inspect­ed and approved by the Coun­ty Engi­neer. Water dis­tri­b­u­tion lines shall not be small­er than six (6) inch­es in diam­e­ter. 

When pro­vid­ed, each lot in the sub­di­vi­sion shall be pro­vid­ed at the prop­er­ty line with a con­nec­tion to the pri­vate or pub­lic san­i­tary sew­er sys­tem. The con­struc­tion of the sew­er sys­tem shall con­form to the approved plans and spec­i­fi­ca­tions and all work should be prop­er­ly inspect­ed and approved by the Coun­ty Engi­neer. 

All pro­posed water and san­i­tary sew­er facil­i­ties shall com­ply with the min­i­mum require­ments and rec­om­men­da­tions of the Envi­ron­men­tal Pro­tec­tion Agency of the State ofIll­i­nois. When a pro­posed sub­di­vi­sion is acces­si­ble to a pub­lic sew­er sys­tem and/or water dis­tri­b­u­tion sys­tem, the sub­di­vider shall pro­vide the sub­di­vi­sion with a com­plete san­i­tary sew­er sys­tem and/or water dis­tri­b­u­tion sys­tem to be con­nect­ed to the prop­er pub­lic system(s), when a per­mit can be secured from the pub­lic agency. Util­i­ties, when pos­si­ble, shall be placed in the back lot easements.

When­ev­er a pri­vate sys­tem of san­i­tary sew­ers and a treat­ment plant are pro­vid­ed, such sys­tem and plant shall con­form to all stan­dards, spec­i­fi­ca­tions and require­ments of the Illi­nois Envi­ron­men­tal Pro­tec­tion Agency and shall be approved by the agency and the Coun­ty Engineer.

When­ev­er a pri­vate sewage sys­tem is uti­lized, the sys­tem shall com­ply with applic­a­ble Coun­ty reg­u­la­tions or rec­om­men­da­tions of the Illi­nois Depart­ment of Pub­lic Health, whichev­er is greater. Any such pri­vate sewage sys­tem need not be con­struct­ed until the prin­ci­pal build­ing or res­i­dence is erect­ed on the lot. 

Elec­tri­cal, tele­phone, and CATV ser­vice lines shall be placed under­ground through­out the sub­di­vi­sion. The con­duit or cables shall be locat­ed with­in ease­ments or pub­lic rights‑of‑way in a man­ner which will not con­flict with oth­er under­ground ser­vices. All trans­form­ers and ter­mi­nal box­es shall be locat­ed so as not to be unsight­ly or haz­ardous to the pub­lic. The loca­tion of such ser­vices with­in any pub­lic right‑of‑way shall be approved by the Coun­ty Engi­neer. 

All across‑road cul­verts and entrance cul­vert shall com­ply with the spec­i­fi­ca­tions. No such pipe cul­verts, how­ev­er, shall be less than fif­teen (15) inch­es in diam­e­ter unless writ­ten approval is giv­en by the Coun­ty Engi­neer for a reduced size, a min­i­mum of twelve (12) inch­es in diam­e­ter. The sizes of all drainage struc­tures shall be com­put­ed by using “Talbot’s For­mu­la” for runoff. The design, instal­la­tion and con­struc­tion of all drainage struc­tures shall be com­put­ed by using con­struc­tion of all drainage struc­tures shall be sub­ject to the approval of the­Coun­tyEngi­neer and the Road Dis­trict High­way Com­mis­sion­er and/or Illi­nois Depart­ment of Transportation.

The flow line of any com­bi­na­tion curb and gut­ter sec­tion, as well as the flow line of any storm sew­er, shall have a fall of at least 0.5 of a foot per one hun­dred (100) lin­eal feet, except where ver­ti­cal curves in the grade line of the street make this pro­vi­sion inap­plic­a­ble with respect to the curb and gutter.

Storm sew­ers shall be required to pro­vide ade­quate drainage along any street and such storm sew­ers, man­holes, catch basins, inlets and out­lets shall be con­struct­ed in accor­dance with the applic­a­ble pro­vi­sions in the spec­i­fi­ca­tions.  Catch basins are to be con­struct­ed in accor­dance with Illi­nois Depart­ment of Trans­porta­tion stan­dards.  The storm water drainage sys­tem shall be sep­a­rate and inde­pen­dent of the san­i­tary sew­er sys­tem and shall be in accor­dance with the drainage laws of the State ofIll­i­nois.  The plans and spec­i­fi­ca­tions for the dis­pos­ing of storm water shall be approved by the Coun­ty Engi­neer. 

All streets shall be con­struct­ed as here­inafter provided:

(A) All new road­ways with­in a sub­di­vi­sion shall be designed and con­struct­ed accord­ing to the Illi­nois Depart­ment of Transportation’s “Stan­dard Spec­i­fi­ca­tions for Road and Bridge Con­struc­tion” (here­inafter referred to as the Stan­dard Spec­i­fi­ca­tions) and the accom­pa­ny­ing “High­way Stan­dards” man­u­al, which are in effect at the time the improve­ment plans are sub­mit­ted for approval.

(B) Grad­ing Road­way and Side Slope.  The width of all street sur­faces and road­way right-of-ways shall be as detailed in Sec­tion 34–5‑5.  The typ­i­cal road­way cross-sec­­­tion shall be as detailed in Fig­ures 3 and 4 of this Code.

  1. All dis­turbed areas shall be seed­ed in accor­dance with the Stan­dard Specifications.
  2. Alleys shall be designed and con­struct­ed the same as Land Access Streets except that the min­i­mum sur­face width shall be eigh­teen (18) feet, and curb and gut­ter will not be required.
  3. Cul‑de‑sacs shall have a min­i­mum diam­e­ter of eighty (80) feet.

(C) Street Con­struc­tion Stan­dards.  All streets with­in the juris­dic­tion­al author­i­ty of the Coun­ty oth­er than state high­ways shall be improved with pave­ments bound­ed by inte­gral con­crete curbs and gut­ters, in accor­dance with the fol­low­ing min­i­mum criteria:

  1. The Coun­ty Engi­neer shall be con­sult­ed for design and con­struc­tion stan­dards per­tain­ing to Area Ser­vice High­ways and Col­lec­tor Streets.
  2. The design and con­struc­tion of Land Access Streets shall be accord­ing to the Stan­dard Spec­i­fi­ca­tions and as detailed in Fig­ures 3 and 4 depend­ing on the lot sizes and aver­age lot density.
  3. Land access streets for large lot sub­di­vi­sions can be con­struct­ed, if approved by the Plan­ning Com­mis­sion, in accor­dance with the road­way cross sec­tion shown by attached Fig­ure 4.  A large lot sub­di­vi­sion shall be defined as hav­ing a min­i­mum lot den­si­ty of one (1) lot per acre based on the total sub­di­vid­ed area with no lot less than three-fourths (3/4) acre in size.

(D) Util­i­ty Lines.  Under­ground util­i­ty lines in util­i­ty ease­ments or rights‑of‑way shall be installed pri­or to the con­struc­tion of such streets and alleys.

(E) Guard Rails.  The admin­is­tra­tive offi­cer may require the place­ment of met­al guard rails at loca­tions where, in his opin­ion, the pub­lic safe­ty is involved. 

The sur­vey­or must at the time of mak­ing the sur­vey, set in such man­ner that they will not be moved by frost, good and suf­fi­cient mon­u­ments mark­ing the exter­nal bound­aries of the tract to be divid­ed and must des­ig­nate upon the plat the points where they may be found. These mon­u­ments must be placed at all cor­ners, at each end of all curves, at the point where a curve changes its radius, at all angle points in any line and at all angle points along a mean­der line, the points to be not less than twen­ty (20) feet back from the nor­mal water ele­va­tion of a lake or from the bank of a stream, except that when such cor­ners or points fall with­in a street, or pro­posed future street, the mon­u­ments must be placed in the right of way line of the street. These mon­u­ments, two of which must be of rein­forced con­crete and set at oppo­site extrem­i­ties of the prop­er­ty plat­ted. All lot cor­ners shall be mon­u­ment­ed in a like man­ner with iron pins or pipe.

Con­crete mon­u­ments shall be in accor­dance with State Plat Act. 

Util­i­ty and street improve­ments shall be pro­vid­ed by the sub­di­vider in each new sub­di­vi­sion in accor­dance with the stan­dards and require­ments described in the fol­low­ing Sec­tion. The require­ments set forth below shall be con­sid­ered as min­i­mum require­ments and noth­ing con­tained here­in shall be con­strued to mean that the sub­di­vider can­not con­struct or pro­vide improve­ments of a high­er type.

No final plat shall be approved unless:

  1. the improve­ments required in this Arti­cle have been com­plet­ed and approved pri­or to such approval, or
  2. the sub­di­vider shall file a per­for­mance guar­an­tee or bond as pro­vid­ed in Sec­tion 34‑6–16.2.