Chapter 7 - Water and Sewer
Division 31 - Storm Water Storage Facilities
SEC. 7.31-1 REQUIREMENTS. Any person, firm, corporation or agency that develops property within the Town of Normal shall provide storm water storage facilities on the developed property according to the standards set forth in this Division, or, upon Town direction, pay a fee in lieu of constructing such storm water storage facilities. (Amended 1/20/86)
SEC. 7.31-2 DEFINITION. The term "develop or development" as used in this Division shall mean one of the following acts on any lot or tract of ground for which a subdivision plat has been previously approved or where no subdivision plat is required: the erection or construction of any building, structure, or parking lot of more than four (4) spaces upon any lot or tract of ground which results in an increase in the amount of storm water runoff compared to the storm water runoff from said lot or tract of ground based on use at the time this Division is adopted. Development shall not include alteration or remodeling of buildings or structures in existence at the time this Division is adopted.
Development shall not include the erection or construction of any building or structure on any lot in an R-1AA, R-1A, or R-1B Single-Family Residential Zoning District, provided said lot is within a subdivision, the final plat for which was filed of record prior to April 1, 1985. (Added 12/2/85)
- No development shall take place within the Town of Normal
unless there is an adequate storm water outlet or the Town has
approved retention or detention facilities for the property.
The developer shall show by detailed calculations that the storm
water outlet is adequate for a 25-year rain. The calculations
are subject to Town review and approval. If the storm water
outlet is not adequate, the developer shall submit storm water
storage facility plans for Town review and approval. The storm
water storage facility shall be designed for a 50-year rain
with an assumed coefficient for the particular zoning district
where the development occurs as set forth in SEC. 7.31-4
of this Division and a release rate based on a runoff coefficient
of .25 for a 3-year rain.
- In connection with any required storage facilities, the
Developer shall submit plans, specifications, and drainage calculations
to the Town for review and approval. Plans shall be prepared
by a registered professional engineer. Plans and calculations
shall include existing and proposed elevation of site, including
buildings with streets adjacent to the site(s).
- Formulas for determining the size of detention and retention basins shall be based on the latest Illinois Division of Highways Standards for Storm Water Runoff and the latest Greater Chicago Sanitary District Standards for Storage. A copy of the latest Standards for Storm Water Runoff and Storage issued by the Illinois Division of Highways and the Greater Chicago Sanitary District are on file with the Town Clerk and incorporated herein by reference.
SEC. 7.31-4 FEE IN LIEU. Upon Town direction, the Developer shall pay a fee in lieu of constructing storm water facilities as required by this Division, or by the Town Subdivision Code (Chapter 16 of the Municipal Code, (Amended 1/20/86) of the Town of Normal, Illinois, 1969, as amended). The fee is based on the following criteria:
- The use permitted by the Town Zoning Code and the size of
the parcel of land to be developed bears directly on the amount
of storm water runoff generated by such parcel. The higher the
zoning classification, the more intense the land use, thereby
increasing storm water runoff.
- The estimated storm water runoff generated from development
in various zoning districts is expressed by a coefficient representing
the imperviousness of the land as determined in accordance with
the rational formula. The runoff coefficients for the various
zoning districts within the Town of Normal are as follows:
A - Agriculture District: 0.25
R-1AA - Single Family Residence District: 0.30
R-1A - Single Family Residence District: 0.35
R-1B - Single Family Residence District: 0.45
R-2 - Mixed Residence District: 0.55
R-3A - Medium Density Multiple-Family Residence District: 0.70
R-3B - High Density Multiple-Family Residence District: 0.80
R-4 - Mobile Home Residence District: 0.45
S-1 - University District: 0.75
S-2 - Public Lands and Institutions District: 0.30 - 0.80
S-4 - Historic and Cultural District: 0.30 - 0.80
C-1 - Office District: 0.60
C-2 - Neighborhood Shopping District: 0.90
C-3 - Community Shopping District: 0.90
C-4 - Regional Shopping District: 0.90
B-1 - General Business District: 0.80
B-2 - Central Business District: 0.90
M-1 - Restricted Manufacturing District: 0.75
M-2 - General Manufacturing District: 0.85
- For Parcels of Undeveloped Property. In the event
the Town directs a developer to pay a fee in lieu of constructing
storm water storage facilities, such fee shall be in amounts
not less than the following:
A - Agriculture District: $225 for each 1/3 acre or fraction thereof to be developed.
R-1AA - Single-Family Residence District: $275 for each 1/3 acre or fraction thereof to be developed.
R-1A - Single-Family Residence District: $320 for each 1/3 acre or fraction thereof to be developed.
R-1B - Single-Family Residence District: $410 for each 1/3 acre or fraction thereof to be developed.
R-2 - Mixed Family Residence District: $500 for each 1/3 acre or fraction thereof to be developed.
R-3A - Medium Density Multiple-Family Residence District: $642 for each 1/3 acre or fraction thereof to be developed.
R-3B - High Density Multiple-Family Residence District: $734 for each 1/3 acre or fraction thereof to be developed.
R-4 - Mobile Home Residence District: $408 for each 1/3 acre or fraction thereof to be developed.
S-1 - University District: $683 for each 1/3 acre or fraction thereof to be developed.
S-2 - Public Lands and Institution District: Fee to be based upon actual development plans accurately showing the increase in storm water run-off generated by the proposed development.
S-4 - Historic and Cultural District: Fee to be based upon actual development plans accurately showing the increase in storm water run-off generated by the proposed development.
C-1 - Office District: $500 for each 1/3 acre or fraction thereof to be developed.
C-2 - Neighborhood Shopping District: $825 for each 1/3 acre or fraction thereof to be developed.
C-3 - Community Shopping District: $825 for each 1/3 acre or fraction thereof to be developed.
C-4 - Regional Shopping District: $825 for each 1/3 acre or fraction thereof to be developed.
B-1 - General Business District: $734 for each 1/3 acre or fraction thereof to be developed.
B-2 - Central Business District: $825 for each 1/3 acre or fraction thereof to be developed.
M-1 - Restricted Manufacturing District: $683 for each 1/3 acre or fraction thereof to be developed.
M-2 - General Manufacturing District: $775 for each 1/3 acre or fraction thereof to be developed.
(Amended 3/17/86)(Amended 11/3/86)
- For additions to Developed Parcels: Where the proposed
development consists solely of an addition to an existing structure,
building or parking lot and the Town directs payment of a fee
in lieu of constructing storm water storage facilities, such
fee shall be calculated based on the actual amount of additional
runoff caused by said addition. The developer shall submit to
the Town calculations showing the size of the addition to the
existing structure, building or parking lot. The developer shall
pay a fee based on the size of the proposed addition. Such fee
shall be Twenty-eight dollars ($28.00) per 1/100th of an acre
or fraction thereof occupied by the proposed addition. Such
fee is based on a runoff coefficient of .90 representing the
imperviousness of the land as determined in accordance with
the rational formula.
(Added 11/3/86)
SEC. 7.31-6 USE OF FEE. The cash contribution paid in lieu of construction of storm water storage facilities shall be held by the Town or other public body designated by the Town solely for the improvement, acquisition, construction, or development of storm water storage facilities or other storm water management projects designed to serve the immediate or future needs of the Town of Normal and to reduce storm water flooding.
SEC. 7.31-7 REFUND OF FEE. Upon Town approval, all or a portion of the cash contribution paid pursuant to this Division for a particular parcel of property may be refunded to the then current owner of the property in the event such owner constructs storm water storage facilities on site in conformance with the standards imposed by this Division. The fee refunded shall be determined by multiplying the original fee amount by a fraction, the numerator of which is the area of the original development served by the storm water storage facility, and the denominator of which is the total area of development for which a fee was originally paid.
SEC. 7.31-8 PAYMENT OF FEES. Payment of the storm water storage fee shall be made upon the earlier of the following events:
- Prior to the issuance of any building permit for development;
- Prior to recording of a final subdivision plat.
SEC. 7.31-9 BUILDING PERMIT. No building permit shall be issued for development within the Town of Normal as provided herein, until all requirements of this Division are met.
SEC. 7.31-10 SPECIFIC STANDARDS FOR OFF-STREET PARKING AREAS:
- Notwithstanding payment of any fee as provided in this Division,
all off-street parking areas of more than four (4) spaces shall
provide on-site catch basins and inlets so designed as to collect
all storm water from the parking lot through a minimum twelve
(12) inch inside diameter enclosed storm water conduit to an
adequate storm sewer outlet. (Amended 1/20/86)
- Owners of parking areas of more than four (4) spaces may
apply for a waiver of the above requirement from the Director
of Public Works, provided storm water falling on the parking
lot can be accommodated in accordance with the accepted engineering
standards including, but not limited to, detention, retention,
or swales, and either of the following exists:
- The closest storm sewer is more than 100 feet from the
property line that the parking lot is upon; or
- The closest storm sewer does not have adequate capacity to accommodate additional storm flow.
(ENTIRE DIVISION 31 OF CHAPTER 7 AMENDED BY ORDINANCE NO. 3388, 4/1/85)