1960-013i
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SUBDIVISION REGULATIONS
VILLAGE OF BUFFALO GROVE, ILLINOIS
Price - $2.00 Per Copy
EVERT KINCAID AND ASSOCIATES, INC.
22 West Madison Street
Chicago 2, Illinois
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TABLE OF CONTENTS
SECTION
PAGE
I.
PURPOSE . . . . . . . . . . . . . . . . . .
1
II.
JURISDICTION . . . . . . . . . . . . . . . . .
1
III.
APPROVALS, INTERPRETATIONS, AND EXCEPTIONS
2
IV.
DEFINITIONS . . . . . . . . . . . . . . . . . .
3
V.
DESIGN STANDARDS . . . . . . . . . . . . .
7
A. Street Plan
7
B. Minimum Street Widths and Design Standards
7
C. Easements
9
D. Residential Block Standards
9
E. Residential Lot Standards
10
F. Building Lines
12
VI.
PROCEDURE AND REQUIREMENTS . . . . . . . . . .
12
A. Procedure for Filing of Preliminary Plans
12
B. Approval of Final Plat
16
VII.
AGREEMENTS . . . . . . . . . . . . . . . . . .
19
VIII.
REQUIRED LAND IMPROVEMENTS . . . . . . . . . .
19
A. Preliminary Improvement Plans
20
B. Final Plans and Specifications
20
C. "As Built Plans"
22
D. Standards of Design
23
E. Material Specifications
27
F. Detailed Specifications
27
IX.
DEDICATION TO PUBLIC USE . . . . . . . . . . .
28
X.
VARIATIONS AND EXCEPTIONS. . . . . . . . . . .
28
XI.
CHARACTER OF DEVELOPMENT . . . . . . . . . . .
29
XII.
BUILDING PERMIT . . . . . . . . . . . . . . . .
29
XIII.
OCCUPANCY PERMIT . . . . . . . . . . . . . . .
29
XIV.
ENFORCEMENT . . . . . . . . . . . . . . . . . .
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TABLE OF CONTENTS— Continued
SECTION
PAGE
XV.
RECORD OF PLATS . . . . . . . . .
. . . . . . . 30
XVI.
VALIDITY . . . . . . . . . . . .
. . . . . . . 30
XVII.
EFFECT . . . . . . . . . . . . .
. . . . . . . 30
XVIII.
WHEN EFFECTIVE . . . . . . . . .
. . . . . . . 30
AN.ORDINANCE
for
THE SUBDIVISION.:AND PLATTING OF LAND
' and
PROVIDING FOR,INSTALLATION OF SUBDIVISION IMPROVEMENTS
' BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE
OF BUFFALO GROVE, COOK COUNTY, ILLINOIS:
SECTION I - PURPOSE
' This ordinance regulating the subdivision of.land is hereby made a
part of the Official Plan of Buffalo Grove.and.contiguous areas. It
is to.provide,for the harmonious development of the Village of.Buf-
falo Grove and its environs; for the coordination of..streets within
new subdivisions with other existing or planned..streets; for the
dedication and acceptance of.land for public.use; for the installa-
tion and construction.of utilities, roadways, and other improvements
essential to service the subdivided land; for the dedication and
acceptance .of land .required_ for schools, parks, playgrounds, ,and
other public uses; for the preparation of.subd.ivision plans and the
' procedure for the submittal, approval, and recording.of subdivision
.plats in and about the village of.Buffalo Grove, Illinois, in
accordance with the authority; vested in the municipality.under the
provisions of the " Revised Cities and Villages 'Act" of the State of
Illinois.
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SECTION II - JURISDICTION
_Wherever_ any subdivision of.land shall hereafter be laid out within
the incorporated limits of the village of Buffalo Grove or one and
.one -half miles beyond the incorporated, boundary of the village of
Buffalo Grove,.the subdivider thereof or his agent shall submit both
a preliminary,plan and a final subdivision plat to the village of
Buffalo Grove. Said plans_and. plats, proposed.improvements,,and all
procedure relating thereto, shall in all respects be in full com-
pliance with.the regulations hereafter contained in this ordinance.
All. lands offered to the Village of Buffalo Grove f or. use as streets,
highways, alleys, parks, and..other public use., shall be referred to
the Buffalo Grove Plan Commission..for review and recommendation be-
fore being,accepted by the Village Board.or by,any,other governing
authority.
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SECTION III - APPROVALS, INTERPRETATIONS, AND -EXCEPTIONS
A. Noland shall, after the adoption of these regulations, be.sub-
divided or filed for record,,nor any street laid out, nor any
improvements made to.the land,,until the plat or plans of the
subdivision or street improvements shall have been certified to
and approved.by action of the Board of `:Trustees of the Village
of Buffalo Grove. This approval must be in writing and placed
on the original tracing of-the final plats according to the
procedure outlined in Section VI herein.
B. No lot, tract, orparcel of land within any such subdivision
shall be offered for sale nor shall any sale, contract for sale,
or option be made or given until such subdivision plans have
been properly reviewed.by the Buffalo Grove Plan Commission and
officially approved.by the Board of Trustees of the village of
Buffalo Grove.
tC. No improvements, such as sidewalks, water supply, storm water
drainage, sewerage facilities, lighting, grading, paving, or
surfacing of streets, shall hereafter be made within any such
subdivision by any owner or owners or his or their agent at-
the-request of such owner or owners or his or.their agent until the
plats for the subdivision and.also the plans for improvements
thereto have been formally.recommended.by Buffalo Grove's Plan
Commission _.and approved by the Board of Trustees of the village
of Buffalo Grove.
D. Subdivisions of land lying outside of the village and within
one and one -half miles of the village limits shall also be re-
quired to conform with the requirements of this ordinance or
the regulations of.the county in which the property is located
whenever said county,requirements are more stringent, than the
provisions of this ordinance.
E. Where a tract of land is proposed for subdivision that is part
.of a larger, logical subdivision unit in relation to the vil-
lage -as a whole, the Village President and Board of Trustees
may cause to be.;prepared, a possible plan.of the entire area;
such plan to be used by the Plan Commission .and the Village
Board as an aid in judging the proposed plat.
F. All.interpretations of these rules and regulations are reserved.
to the administrative bodies referred to: herein.
G. The Village Board.may vary.and make exceptions as set .forth
herein in instances where there is sufficient evidence, in its
opinion,.of hardship.caused.by topographic conditions, or where
any.other reasonable deterrents prevail, provided the variations
or exceptions are in substantial conformance with the standards_
of design.of this ordinance.
' H. Whenever.the area is divided into lots containing one to three
acres, inclusive, and there are indications that such lots will
eventually,be resubdivided _into,smaller building lots, consider-
' ation shall be given to the street and lot arrangement of the
original subdivision so- that.additional minor streets can be
opened which will permit a logical arrangement of smaller lots.
SECTION IV - DEFINITIONS
' Alley. Alley shall mean a strip of land, not.less than 20 feet .in
VMTR and not more than 40 feet, along the side of or in the rear
of properties, intended to provide access to these properties.
Accepted.Public Street. Any street duly accepted.by the Board of
Trustees of e vi age.of Buffalo Grove for maintenance by said
village .
' Approved Street. Any street, whether public or_ private, meeting
standards and specifications of the village of Buffalo Grove.
Building Line. Building line shall mean aline- within a lot or
other parse of land, so designated on the plat of the proposed
.subdivision.
Collector Street or Secondary Street. Collector streets or second -
ary streets are those-existing streets designated as such on the
Official Plan of the village of. Buffalo , Grove and streets proposed
as collector streets in new subdivisions which are designed.with a
.right -of -way width of 80 feet, for access access of traffic from several
minor streets to a major street.
Commission_. Whenever the word "Commission" is used in this ordi-
nance i - :shall be deemed to refer.to the Plan_ Commission of the
village of Buffalo Grove,,Illinois.
Cross- Walkways. Cross - walkway shall mean a strip of land dedicated
t6,public use, which is reserved across a block to provide pedes-
trian.access to adjacent areas.
' Cul - -de= -sac. Cul -de -sac shall mean a street having one open end and
B Ing permanently terminated.by a vehicle turnaround.
Easement. Easement shall mean a grant by,a property owner for the
' use of a strip of land by the general public,.a corporation, or a
certain person or persons for a.spec.ific: purpose or purposes.
Final Plat. Final plat shall mean the drawings and documents des -
cri a n.Section VI, "B."
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Frontage. All the property on one side of a street between two in-
tersecting streets (crossing or terminating) measured along the
line of the street, or if the street is dead - ended, then all the
property abutting on one side between an intersecting street and
the dead -end of the street.
Frontage Road. A public or private marginal access roadway or
paved parking lot containing the necessary driveways or traffic -
ways which are located along the frontage of multiple - family, busi-
ness, or industrial zoning districts with regulations for purposes
of establishing minimum distances between points of access to the
accepted street, and eliminating parking of motor vehicles on the
accepted public street.
Improvement (Public Improvement). Any facility for which the vil-
lage o Buf alo Grove or other municipal body may ultimately assume
the responsibility for maintenance and operation or which is con-
structed for general public use or benefit.
Intersection, Street. The area embraced within the prolongation or
connection of the lateral curb lines, or, if none, then the lateral
boundary lines of the roadways of two highways which join one an-
other at, or approximately at, right angles, or the area within
which vehicles traveling upon different highways joining at any
other angle may come in conflict. Where a highway includes two
roadways 30 feet or more apart, then every crossing of each road-
way of such divided highway by an intersecting highway shall be re-
garded as a separate intersection. In the event such intersecting
highway also includes two roadways 30 feet or more apart, then
every crossing of two roadways of such highways shall be regarded
as a separate intersection.
Lot. A parcel of land in a subdivision separated from other par-
cels or portions by virtue of a plat of subdivision recorded with
the appropriate county office and identifiable by reference to said
plat of subdivision and not dependent for such identification by
metes and bounds.
Major Street (See "Primary Street. ")
Marginal Access Street. Marginal access street shall mean a minor
street which is parallel to and adjacent to primary streets and
highways, and which provides access to abutting properties and pro-
tection to local traffic from fast, through- moving traffic on the
primary streets.
Minor Street. Minor street shall mean a street intended primarily
as access to abutting properties.
Owner. The individuals, firms, associations, syndicates, co -part-
nerships, corporations, trusts, or any other legal entities having
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sufficient
proprietary
interest of record in the land sought to be
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subdivided
to commence
and maintain proceedings to subdivide the
same under
the statutes
of the State of Illinois or under the or-
dinances of
the village
of Buffalo Grove.
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Planned Development. A planned development is a tract of land
wHich is developed as a unit under single ownership or control,
which includes two or more principal buildings, and which is at
least four acres in area, except for planned developments operated
by a municipal corporation which shall be at least two acres in
area, and manufacturing planned developments which shall be at
least ten acres in area.
Plat. A map, drawing, or chart on which the subdivider's plans of
fRe subdivision are presented and which he submits for approval and
intends to record in final form.
Ponding. Ponding shall be defined as the creation of pockets or de-
press ons which have no surface drainage provided and which, in the
event of a failure on the part of inlets or storm sewers, will con-
tain standing water. That portion of surface waters which are
flowing will not be considered as ponding.
Preliminary Plan. Preliminary plan shall mean the drawings and doc-
uments des-c-r-i-b-eff in Section VI.
Primary Street. Primary or major street shall mean a street of con-
siderable continuity which serves or is intended to serve as a major
traffic artery between the various sections of the Buffalo Grove
area, as shown on the General Development Plan, made a part of the
Official Plan.
Public Agency. Public Agency shall mean any public board created
by aut ority of the Illinois Revised Statutes.
Public Street. Public street shall mean all primary, secondary, and
minor streets which are shown on the subdivision plan and are to be
dedicated for public use.
Roadway or Road. Wherever the words "road" or "roadway" are used
in this ordinance it shall be deemed the paved area existing on the
street right -of -way and not the street right -of -way width.
Street. Wherever the word "street" is used in this ordinance it
' s Ta33-refer to the width of the street right -of -way or easement,
whether public or private, and shall not be considered as the width,
of paving or other improvement on the street right -of -way.
' Subdivider. Any individuals, firms, associations, syndicates, cor -`
porations, co- partnerships, trusts, or other legal entities commen-
cing proceedings under this ordinance to effect a subdivision of
land.
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Subdivision. A subdivision is:
1. The division of land into two or more parts, any of which
is less than five acres, whether immediate or future, for
the purpose of transfer of ownership or building develop-
ment, including all public streets, alleys, ways for pub-
lic service facilities, parks, playgrounds, school grounds
or other public grounds, and all the tracts, parcels, lots,
or blocks, and numbering all such lots, blocks, or parcels
by progressive numbers, giving their precise dimensions.
However, the following shall not be considered a subdivi-
sion and shall be exempt from the requirements of this or-
dinance:
a. The division or subdivision of land into parcels or
tracts of five acres or more in size which does not in-
volve any new streets or easements of access;
b. The sale or exchange of parcels of land between owners
of adjoining and contiguous land;
C. The conveyance of parcels of land or interests therein
for use as right-of—way for railroads or other public
utility facilities which does not involve any new
streets or easements of access;
d. The conveyance of land owned by a railroad or other
public utility which does not involve any new streets
or easements of access;
e. The conveyance of land for highway or other public pur-
poses or grants or conveyances relating to the dedica-
tion of land for public use or instruments relating to
the vacation of land, impressed with a public use;
f. The sale or exchange of parcels or tracts of land ex-
isting on July 17, 1959 into no more than two parts and
not involving any new streets or easements of access;
g. Conveyances made to correct descriptions in prior con-
veyances.
2. Any planned development or multiple - family, commercial or
industrial district established by a zoning district amend-
ment of the zoning ordinance of the village of Buffalo
Grove after the effective date of this ordinance shall be
deemed a subdivision for the purpose of these regulations
regardless of whether the land is divided into parcels for
separate sale or is developed on a lease basis and said
subdivision shall be subject to the amproveiient and design
requirements of this ordinance and other requirements spec-
ified by the Commission.
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SECTION V - DESIGN STANDARDS
' A. Street Plan. The subdivision of land, including the arrange-
ment, character, extent, width, grade,' and location of all
' streets, alleys, or other land to be dedicated for public use
shall conform to the General Development Plan of the village of
Buffalo Grove as approved and adopted by the Village Board and
' other responsible governmental bodies, if any; and shall be con-
sidered in their relation to existing and planned streets, to
topographic conditions, to public convenience and safety, and
in their appropriate relation to the proposed uses of the land
' to be served by such streets, and shall be curvilineal except
primary streets.
B. Minimum Street Widths and Design Standards. The minimum widths
of rights-of-way or streets to be dedicated or established af-
ter the effective date of this ordinance within the village of
' Buffalo Grove or the environs under jurisdiction of this ordi-
nance, shall conform to the following schedule:
1. Primary Streets, Major 80' to 100' (located in ac-
Streets, and Parkways cordance with Master Street
Plan) .
' 2. Secondary or Collector 801
Street
3. Marginal Access Street 40'
' (without intersecting
streets)
' 4 Minor Street 60'
5. Culs -de -sac 50' radius
' 6. Cross - walkways 10'
7. Utility Easements 101
' 8. The minimum widths of rights -of -way for two-family or
apartment developments shall be 60 feet.
' 9. The minimum widths of rights -of -way for minor streets in
single - family developments shall be 60 feet.
' 10. When minor streets adjoin unsubdivided property, a half -
street not less, however, than 44 feet in width, may be
dedicated and whenever a later subdivision of property ad-
' joins said half street the remainder of the street shall be'
dedicated at the time of platting.
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11.
Minor streets shall be so laid out that their use by
through traffic be discouraged.
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12.
Street jogs with center line offsets of less than one hun-
tdred
and twenty -five feet shall be avoided.
13.
Clear visibility, measured along the center line of the
street shall be provided for at least 300 feet on all pri-
mary streets, 200 feet on secondary streets, and at least
100 feet on all other streets.
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14.
It must be evidenced that all street intersections and con-
fluences encourage safe traffic flow.
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15.
Alleys
a. Alleys may be required in commercial and industrial dis-
tricts. The Plan Commission shall refer any variations
to the Board of Trustees for waiving this requirement
if provisions are made for service access such as off-
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street loading, unloading, and parking, consistent with
and adequate for the
uses proposed.
b. Alleys shall be prohibited in residential areas except
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where topographic or other conditions may necessitate
their use.
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C. The width of an alley shall not be less than twenty
(20) feet.
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16.
The maximum length cul -de -sac shall be five hundred (500)
feet measured along the line
center from the intersection
at origin through center of circle to end of right -of -way.
Each cul -de -sac shall have a terminus of nearly circular
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shape with a minimum diameter of one hundred (100) feet.
17.
Half - streets shall be prohibited, except where essential to
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the reasonable development of the subdivision in conformity
with the other requirements of these regulations; and where
the Village President and Board of Trustees finds it will be
practicable to require the dedication of the other half when
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the adjoining property is subdivided. Wherever a half -
street is adjacent to a tract to be subdivided, the other
half of the street shall be placed within such tract. No
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strip or area shall be reserved along any portion of a
street, half- street, or alley, which will prevent adjacent
property owners access thereto, except by consent of the
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Village Board.
18.
No street names may be used which will duplicate or be con-
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fused with the names of existing streets in the Wheeling
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Postal District. Existing street names must be projected
wherever possible.
19. Where a subdivision borders on or contains an existing or
proposed major street, the Village President and Board of
Trustees may require a marginal access street or reversed
frontage with screen planting contained in a non - access
reservation, which shall have a minimum width of ten (10)
feet along the rear property line; or other treatment as
may be adequate for protection of residential properties
and to afford separation of through and local traffic.
20. If the tract of land proposed to be subdivided or any part
thereof lies adjacent to a highway over which the Division
of Highways of the State of Illinois has jurisdiction with
respect to maintenance and upkeep thereof, and an entrance
or entrances are desired from such highway to lots,
streets, roadways, or alleys in such proposed subdivision,
the subdivider shall submit to the Administrative Officer
of the village a written permit from the said Division of
Highways, granting his permission to obtain and construct
such an entrance or entrances.
C. Easements
1. Easements across lots or centered on rear or side lot lines
shall be provided for utilities and street lighting and
drainage, where necessary, and shall be at least ten (10)
feet wide. The easement shall be so laid out that a Prop-
er continuity may be had from lot to lot and from block to
block. In addition due provisions for extension of ease-
ments to adjacent areas shall be made. Written approval
of the utility easement layout by the Public Utility Com-
panies shall be required on.the final plat. Where a sub-
division is traversed by a water course, drainage way,
channel, or stream, there shall be provided a storm water
easement or drainage right -of -way conforming substantially
with the lines of such water course, and such further width
or construction or both as will be adequate for the 'purpose
and approved by the Village Engineer.
D. Residential Block Standards
1. The maximum lengths of blocks may be permitted up to eight-
een hundred (1,800) feet. Blocks over eight hundred (800)
feet may require cross -walk easements. Cross -walk ease-
ments not less than ten (10) feet in width shall be provided
where deemed necessary by the Plan Commission at the approx-
imate centers of the blocks. The use of _additional cross -
walkways in any instance to provide safe and convenient
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access to schools, parks, or other similar destinations
may be recommended by the Plan Commission.
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2.
No specific rule concerning the shape of blocks is made,
but blocks must fit easily into the overall plan of the
village and their design must evidence consideration of lot
planning, traffic flow, and public areas.
E. Residential Lot Standards
1.
All side lot lines shall be at right angles to the straight
street lines, or radial to curved street lines unless a var-
iation to this rule will give a better street and lot plan.
Lots with double frontage shall be avoided. All lots shall
abut on a publicly dedicated street. -
2.
The minimum area of lots resulting from the subdivision of
tracts within the village of Buffalo Grove after the effec-
ttive
date of this ordinance shall be seven thousand, two
hundred (7,200) square feet. Where the zoning district in
which the property is located permits an area of less than
eight thousand, seven hundred and fifty (8,750) square feet
the lots shall have an average area of at least seven thou-
sand, five hundred (7,500) square feet. The minimum front-
age for all lots having an area of less than eight thousand'
seven hundred and fifty (8,750) square feet shall be sixty
(60) feet with a sixty -two and one -half (622) foot average
frontage for all lots in the subdivision.
3.
Except as provided in Section X hereof, the.-min mum
width of residential lots at the building line shall be as
follows, provided the original frontage of the land to be
subdivided is one hundred and fifty (150) feet or more.
a. All lots containing an area of eight thousand, seven
hundred and fifty (8,750) feet
square or more, but less
than ten thousand (10,000) square feet shall have a
minimum frontage of seventy (70) feet.
b. All lots containing an area of ten thousand (10,000)
square feet or more, but less than fifteen thousand
(15,000) square feet shall have a minimum frontage of
seventy -five (75) feet.
C. All lots containing an area of fifteen thousand (15,000)
square feet or more, but less than twenty thousand
(20,000) square feet shall have a minimum frontage of
ninety (90) feet.
d. All lots containing an area of twenty thousand (20,000)
square feet or more, but less than thirty thousand
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(30,000) square feet shall have a minimum frontage of
one hundred (100) feet.
e. All lots containing an area of thirty thousand (30,000)
square feet or more but less than one acre shall have a
minimum frontage of one hundred and twenty -five (125)
feet.
f. All lots containing an area of one acre but not more
than five acres shall have a minimum frontage of one
hundred and fifty (150) feet, or a frontage equal to 40
percent of the lot depth, whichever is greater.
4. Where said lots front upon a cul -de -sac or curved road or
street having a radius of two hundred (200) feet or less,
the minimum width of the frontage at the lot may be measured
at the building line, with the width at said right -of -way
line to be not less than fifty (50) percent of the width re-
quired above, with said width being measured on the arc of
the street right -of -way line.
5. The area of the street right -of -way, whether dedicated to
the public or a private street or easement for street pur-
poses, shall not be included in calculating the area of the
lot to be in accordance with the minimum lot area require-
ments of the zoning district in which the lot is located.
Lots with an area larger than the minimum requirements are
desirable. The lot shall also have a width and a depth en-
tirely adequate to provide the necessary yard requirements
of the zoning ordinance.
6. Where corner lots back upon lots facing the side street, the
corner lots shall have extra width sufficient to permit the
establishment of front building lines on both the front and
the side of the lots adjoining the streets. Extra widths
should be provided on all corner lots irrespective of whe-
ther they rear upon lots facing the side streets. All
corner lots shall have a minimum area of eight thousand,
four hundred (8,400) square feet when located within a zon-
ing district requiring an area of less than ten thousand
(10,000) square feet.
7. Lots upon major highway intersections and at all other
acute angle intersections which, in the opinion of the Vil-
lage Board, are likely to be dangerous to traffic movement,
shall have a radius of twenty (20) feet at the street corn-
er. On business lots, a chord may be substituted, with the
Approval of the Commission, for the circular arc. Where
grade separation structures are proposed at the intersec-
tion of major highways, the lots and improvements in the
subdivision shall be arranged so as to make adequate provi-
sion for such structure.
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8. Lots abutting a water course,
stream shall have additional
quired to provide an adequate
minimum usable area required
front, rear, and side yards.
F. Building Lines
drainage way, channel, or
minimum width or depth as re-
building site and afford the
in the zoning ordinance for
Building lines may be shown on plats of subdivisions within the
incorporated area of the village of Buffalo Grove which are in-
tended for residential use of any character, and on commercial
or industrial lots immediately adjoining said residential areas
Such building lines on lots adjacent to major highways shall
not be less than the building and setback lines established by
any ordinance of the Village Board. In all cases building
lines shall not be less than required by any zoning regulation
applying to the property. Where subdivided area is not under
zoning control, the subdivider shall establish building lines
in accordance with the needs of each addition, but in no case
shall such building lines be less than twenty -five (25) feet
from the right -of -way of the street or highway upon which the
lot fronts, except where all frontage on one side of the street
between two intersecting streets is to be used for commercial
or industrial purposes, the minimum building lines shall not be
less than twenty -five (25) feet from the right -of -way lines of
the streets adjoining said commercial or industrial area. Re-
strictions requiring buildings to be set back to such building
lines shall either be shown on the plat or shall be contained
in a separately recorded instrument and referred to in the
plat.
' Building lines for territory outside the incorporated limits
but within the jurisdiction of this ordinance shall conform to
the provisions of the applicable county ordinance, except that
' in no instance shall the building line be less than thirty (30)
feet from the street line.
' SECTION VI - PROCEDURE AND REQUIREMENTS
A. Procedure for Filing of Preliminary Plans
' 1. Filing
a. Any owner of land which is within the corporate limits
' of the village of Buffalo Grove or within one and one -
half miles of such corporate limits on unincorporated
land, wishing to divide the same into building lots for
' the purposes of sale or assessment, or both, or wishing
to dedicate streets, alleys, or other lands for public
use, shall first submit to the village of Buffalo Grove
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four copies of the preliminary plan and all other in-
' formation as required in this section.
b. The application shall specify the intent of the sub-
' divider with respect to land use, drainage, sewage dis-
posal, water supply, and street improvement proposed by
the subdivider; those deed restrictions which exist or
' are to be placed on the property subdivision, and the
expected date of its development.
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C. The Village Board shall, by motion, refer the prelimin-
ary plan to the Plan Commission and shall at the same
time, instruct the Village Engineer to collaborate with
the subdivider and the Plan Commission in assemblying
plans for the design and construction of streets and
such other public improvements as are required by this
ordinance or any other ordinances. The Plan Commission
and the Village Engineer shall, within sixty (60) days
from referral, submit their written recommendations
for approval or disapproval to the Village Board.
d. The preliminary plan shall be referred to the Plan.Com-
mission at least ten (10) days prior to the regular
meeting of the Commission to receive action thereop at
that meeting.
e. Filing Fee. On submitting the preliminary plat, the
gu-bdivider shall pay to the Village Clerk a fee of Five
Dollars ($5.00) per acre of land in the area to be sub-
divided and in no event less than Fifty Dollars ($50.00).
There shall be no refund of any portion of the fee if
the subdivider fails to apply for final approval of the
subdivision. If, because of the failure of the subdi-
vider to submit a final plat within four (4) months af-
ter receiving tentative approval of a preliminary plat,
it is necessary to resubmit a preliminary plat for ten-
tative approval, the subdivider shall be required to
pay the fee currently in effect at the time of resub-
mission.
The filing fee shall be paid to the Village Clerk and
shall be in addition to any other sums or fees enumer-
ated.
The Plan Commission and the Village Engineer shall be
available for discussions prior to submission of the
preliminary plat.
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2. The Preliminary Plan Shall Contain the Followings
Identification and Description
a. Proposed name of the subdivision.
b. Location by township, section, town, and range, or by
any other legal descriptions.
C. Names and addresses of developer and designer who made
the plan.
d. Scale of plan, 1 inch to 100 feet or larger.
e. Date.
f. Northpoint.
Delineation of Existing Conditions
g. Boundary line of proposed subdivision indicated by solid
heavy line and the total approximate acreage encompassed
thereby.
h. Location, widths, and names of all existing or prior
platted streets or other public ways, railroad and util-
ity rights -of -way, parks and other public open spaces,
permanent buildings and structures, houses or permanent
easements, and section and corporation lines, within or
adjacent to the tract.
i. Existing sewers, water mains, culverts, or other under-
ground facilities within the tract or adjacent to the
tract, indicating pipe sizes, grades, manholes, and
exact locations.
j. Boundary lines of adjacent tracts of unsubdivided or
subdivided land, showing ownership where possible.
k. Existing zoning of proposed subdivision and adjacent
tract in zoned areas.
1. Contours at two foot intervals except where topography
of the tract demands one foot contour intervals; or when
approved by the Village Board, contours at five foot
intervals may be provided.
M. Layout of streets, widths of rights -of -way, and also
the widths of cross - walkways and easements.
n. Layout, numbers, and dimensions of lots.
14
o. Parcels of land intended to be dedicated or temporarily
reserved for public use or set aside for use of prop-
erty owners in the subdivision.
' p. Building setback lines, showing dimensions.
q. Easements shall be provided for any and all public util-
ities where alleys are not provided. Proper continuity
for the utilities from block to block shall be main-
tained.
r.
Soil borings as required by the Village Board.
S.
Refer to and comply with Section VIII,
'
3. The
Following Qualifications shall Govern Approval of the
Preliminary an
'
a.
The approval of a preliminary plan by the Plan Commis-
sion and the Village Board is tentative only, involving
merely the general acceptability of the layout as sub-
'
mitted.
b.
The Plan Commission may recommend or the Village Board
may require such changes or revisions as are deemed nec-
'
essary in the interest and needs of the community.
'
C.
Subsequent approval will be required of the engineering
proposals pertaining to water supply, storm drainage,
sewerage and sewage disposal, street lighting, fire hy-
drants, grading, gradients, roadway widths, and the sur-
facing of streets by the Village Engineer, and the county
officials, where concerned, prior to the approval of the
final plat by the village of Buffalo Grove.
d.
Land subject to flooding or containing poor drainage fa-
cilities. No plan will be approve or t he subdivision
of land which is subject to periodic flooding or which
contains extremely poor drainage facilities and which
would make adequate drainage of the streets impossible.
However, if the subdivider agrees to make improvements
'
which will, in the opinion of the Village Engineer or
the County Superintendent of Highways, where concerned,
make the area completely safe for residential occupancy
and provide adequate street drainage, the preliminary
plan of the subdivision be
may approved.
e.
The approval of a preliminary plan by the Plan Commis-
'
sion is strictly tentative, involving merely the general
acceptability of the layout submitted. This approval
15
� B.
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shall be effective for a maximum period of twelve (12)
months unless upon application of the developer the Vil-
lage Board grants an extension. If the final plat has
not been recorded within this time limit, the prelim-
inary plan must again be submitted for approval.
4. One print of the approved preliminary plan, signed by the
President and the Village Clerk, shall be retained in the
Village Clerk's office and two copies in the office of the
Village Engineer. One signed copy shall be returned to the
subdivider to proceed with the preparation of plans and
specifications for the minimum improvements required in
these regulations and rules and with the preparation of the
final plat.
Approval of Final Plat
1. Filing
a. After approval of the preliminary plan by the Village
Board and the fulfillment of the requirements of these
regulations, one tracing of the final plat of the sub -
division, drawn in ink on tracing cloth not to exceed
twenty -nine (29) inches by thirty -four (34) inches in
size; shall be 'submitted for approval.
b. Action must be taken by the Village Board within thirty -
one (31) days after the final plat has been submitted
for approval.
C. Upon approval of the Village Board, the developer shall
record the plat with the applicable Recorder of Cook
(or Lake) County within six (6) months. If not re-
corded within six (6) months, the approval shall be
null and void.
2. The Final Plat and Accompanying Documents Shall Contain the
Following:
Identification and Description
a. Name of subdivision.
b. Location by township, section, town, and range, or by
other legal description.
C. Names of owners and certification by a licensed survey-
or.
d. Scale 1 inch to 100 feet or larger (shown graphically).
16
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e.
Date.
'
f.
Northpoint.
'
Delineation
g.
Boundary of plat, based on an accurate traverse, with
'
angles and lineal dimensions.
h.
Exact location, width, and name of all streets within
and adjoining the plat, and the exact location and
'
widths of all cross- walkways. Streets that are obvious-
ly in alignment with others already existing and named
shall bear the names of the existing streets. Before
the final plat for the subdivision shall be approved
'
the subdivider shall submit to the Village Plan Commis-
sion a statement from the local postmaster approving
'
the names of the proposed streets and of the proposed
system of postal addresses
along such streets.
i.
Before the final plat. of any subdivided area shall be
'
approved and recorded, the subdivider shall furnish
profiles of all streets and alleys in the proposed sub-
division, drawn to a horizontal scale of one hundred
(100) feet to the inch and vertical scale of ten (10)
'
feet to the inch. Elevations shall be referred to a
permanent recorded benchmark of the village of Buffalo
'
Grove's datum. Street grades for major streets shall
not exceed 6
percent.
j.
True angles and distances to the nearest established
'
street lines or official monuments (not less than three)
which shall be accurately'described in the plat.
'
k.
Municipal, township, county, or section lines accurate-
ly tied to the lines of the subdivision by distances
and angles.
'
1.
Radii, internal angles, points and curvatures, tangent
bearings, a--nd lengths of all arcs.
'
M.
All easements for rights -of -way provided for public
services and utilities.
n.
All lot numbers and lines, with accurate dimensions in
'
feet and hundredths.
o.
An agreement that permanent monuments shall be placed
'
at all corners and at points of tangency of curve lines
along the boundary of the subdivision prior to final
17
t. Notarized certification, by owner or owners, or by
mortgage holder on record, of the adoption of the plat
and the dedication of streets and other public areas.
U. Proper form for the approval of the Village Board with
space for signatures.
V. Approval by signatures of the Plan Commission. This ap-
proval of the final plat shall not be deemed to consti-
tute or effect an acceptance by the public of the dedi-
cation of any street or other proposed public way or
space shown on the plat.
W. Engineering plans and specifications as required by Sec -
tion VIII.
18
acceptance of the improvements by the village. Per-
manent monuments shall be of concrete with minimum di-
mensions of four inches by four inches at top, six
inches by six inches at bottom, and thirty -six inches
'
long with a copper dowel three- eighths inch in diameter,
at least two and one -half inches in length, imbedded so
that the top of the dowel shall be flush with the sur -.-
face and at the center of the monument.
All lot corners not marked by concrete monuments shall
be marked by iron pipe or iron or steel bars at least
eighteen inches in length and not less than one -half
inch in diameter. The:top of the pipe or bar is to be
visible above the established grade of the ground when
occupancy occurs.
p. Accurate outlines and legal descriptions of any areas
to be dedicated or reserved for public use, with the
purposes indicated thereon, and of any area to be re-
served by deed covenants for common uses of all prop-
erty owners.
q. Building setback lines accurately shown by dimensions
which shall not be less than required by the zoning or-
dinance.
r.. Protective covenants which meet with the approval of
the Village President and Board of Trustees may be
lettered on the final plat.
S. Certification by a registered surveyor to the effect
that the plat represents a survey made by him and that
monuments and markers shown thereon exist as located
and that all dimensional and geodetic details are cor-
rect.
t. Notarized certification, by owner or owners, or by
mortgage holder on record, of the adoption of the plat
and the dedication of streets and other public areas.
U. Proper form for the approval of the Village Board with
space for signatures.
V. Approval by signatures of the Plan Commission. This ap-
proval of the final plat shall not be deemed to consti-
tute or effect an acceptance by the public of the dedi-
cation of any street or other proposed public way or
space shown on the plat.
W. Engineering plans and specifications as required by Sec -
tion VIII.
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SECTION VII - AGREEMENTS
The final plat to be filed of record shall be accompanied by a
statement signed by the owner and subdivider, setting forth the
following:
A. Plans and specifications for such improvements previously ap-
proved by the Village Board clearly describing the same.
B. Agreement executed by the owner and the subdivider where they
agree to make and install the improvements provided for in Sec-
tion VIII in accordance with the plans and specifications ac-
companying the final plat.
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D. Notwithstanding any of the provisions of Paragraph C hereof, and
in lieu thereof, the owner, builder, or subdivider may provide
the Village with assurance that the' improvements provided for in
this ordinance shall be completed in the following manner.
No building permit shall be issued unless improvements are
installed or the application is accompanied with a docu-
ment containing a detailed estimate as to the cost of in-
stallation of improvements. The same shall be executed
under oath by a mortgagee or other responsible escrow
agent, that it holds a satisfactory form of security
and /or funds sufficient to cover the cost of installation
of the improvements to connect the lot upon which the
building is to be erected, with existing improvements,
whether publicly or privately owned, and which security
and /or funds shall not be released until said improvements
are satisfactorily completed; provided, however, that said
security, and /or funds, may be released on a pro -rata
basis as each improvement is completed to connect with the
lot involved.
If this option is used, the subdivision plat shall contain
the provision hereinabove set forth.
SECTION VIII REQUIRED LAND IMPROVEMENTS
No preliminary plat of subdivision nor final plat of subdivision
shall be.approved by the Plan Commission or the Board of Trustees
of the *Village of Buffalo Grove unless and until the following re-
quirements have been complied with concerning the design and con -
strVction of public improvements in the village of Buffalo Grove.
19
C. Bond in the
amount of the estimate of
the Village
Engineer of
the cost of
the installation of such
improvements
with good and
sufficient
surety thereon to be approved
by the Village Board
conditioned
two
upon the installation of
the required
improvements
within
(2) years of the approval
of the final
plat.
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D. Notwithstanding any of the provisions of Paragraph C hereof, and
in lieu thereof, the owner, builder, or subdivider may provide
the Village with assurance that the' improvements provided for in
this ordinance shall be completed in the following manner.
No building permit shall be issued unless improvements are
installed or the application is accompanied with a docu-
ment containing a detailed estimate as to the cost of in-
stallation of improvements. The same shall be executed
under oath by a mortgagee or other responsible escrow
agent, that it holds a satisfactory form of security
and /or funds sufficient to cover the cost of installation
of the improvements to connect the lot upon which the
building is to be erected, with existing improvements,
whether publicly or privately owned, and which security
and /or funds shall not be released until said improvements
are satisfactorily completed; provided, however, that said
security, and /or funds, may be released on a pro -rata
basis as each improvement is completed to connect with the
lot involved.
If this option is used, the subdivision plat shall contain
the provision hereinabove set forth.
SECTION VIII REQUIRED LAND IMPROVEMENTS
No preliminary plat of subdivision nor final plat of subdivision
shall be.approved by the Plan Commission or the Board of Trustees
of the *Village of Buffalo Grove unless and until the following re-
quirements have been complied with concerning the design and con -
strVction of public improvements in the village of Buffalo Grove.
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Preliminary Improvement Plans
At the time of submission of a preliminary plat of subdivision,
a preliminary plan or plans of public improvements shall also
be submitted. These preliminary plans shall be submitted in
triplicate and shall include at least the following items:
1. Preliminary layout of grading and drainage showing the ap-
proximate method of lot drainage and street drainage
throughout the subdivision.
2. Preliminary layout of sanitary sewerage facilities showing
approximate sizes and lengths of sanitary sewers, location
of treatment facilities, depths and gradients of sewers,
and other pertinent information concerning the sanitary
sewer system.
3. Preliminary layout of water mains, showing sizes and loca-
tions of mains, valves, fire hydrants, and other appurten-
ances.
4. Preliminary layout of storm sewers, showing locations,
sizes, gradients, and depths of all storm sewers and drain-
age swales and ditches.
5. Preliminary layout of streets, showing cross section and
grades and gradients of all streets proposed within the
subdivision.
6. A statement concerning the materials to be used in the con -
struction of the above.
Upon, receipt of the preliminary plans, the Plan Commission shall
refer same to the Village Engineer for his review and comments.
The Village Engineer shall review these plans for general com-
pliance with the overall requirements of the village of Buffalo
Grove and shall return them, together with his recommendation,
to the Plan Commission within forty -five (45) days from the
time they are filed with the Plan Commission, One set of the
reviewed plans shall be returned to the subdivider together
with his preliminary plat.
Preferably, all preliminary plans shall be submitted on 24 inch
by 36 inch cloth or paper and shall bear the signature and seal
of the Illinois Registered Professional Engineer under whose
direction they were prepared.
Final Plans and Specifications
At the time of submission of the final plat of subdivision, fi-
nal plans and specifications for public improvements shall be
20
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submitted in triplicate and shall include at least the follow -
ing.
1. A title sheet showing the name of the project, section,
township, and range, an index of sheets, a tabulation of
symbols, location of benchmarks, and a graphic location
with respect to nearest traveled streets and roads.
2. A detailed grading plan indicating the vertical elevations
of all houses, lot corners, and points of change in gradi-
ent. Directions of flow of surface waters will be delin-
eated with arrows and the gradient of the land indicated
above the arrows. Curb elevations will be indicated oppo-
site each lot corner and at all changes in gradient.
t3. A detailed plan of street improvements showing horizontal
and vertical locations of all street and sidewalk improve -
ments and including horizontal and vertical locations of
all points of curvature, points of intersection, points of
tangency, points of vertical curvature, points of vertical
intersection, and points of vertical tangency. Radii of
intersection of streets will be shown on this plan.
4. A detailed plan of storm sewer improvements showing hori-
zontal and vertical location of all manholes, catch basins,
inlets, headwalls, and the like and indicating lengths,
types, and grades and gradients of all storm sewers and
ditches. Cross sections will be required for all ditches
having side slopes greater than 10 horizontal to 1 verti-
cal. Manholes, catch basins, and inlets will be dimen-
sioned from lot corners.
5. A detailed plan of sanitary sewer improvements showing hor-
izontal and vertical locations of all manholes, and indi-
cating lengths, types, and grades and gradients of all
sanitary sewers. Manholes will be dimensioned from lot
corners.
6. A detailed plan of water system improvements indicating
horizontal and vertical location of all fire hydrants and
valve vaults and showing lengths, sizes, and locations of
' all water mains.
7. Plans and profiles drawn at a scale not to exceed one inch
equals 100 feet horizontally and 1 inch to 10 feet vertical-
ly indicating additional horizontal and vertical location
of streets, sewers, appurtenances, and the existing grade.
8. Such additional details as are necessary to clarify the ex-
tent or manner of construction.
21
9. Detailed material and construction specifications concern-
ing the work to be performed including general conditions -
of the contract acceptable by the village of Buffalo Grove.
' 10. A detailed cost estimate of the work to be performed.
11. The applicant shall pay to the village 14 percent of the
' estimated cost of construction of public improvements, pay-
able as follows:
a. Fifty (50) percent upon submission of the final plans
' and specifications for said improvements.
b. The balance on a pro -rata basis as improvements are ap-
proved.
All payments shall be by a certified check and all inspec-
t tions shall be made during construction by the Village En-
gineer or his deputy.
Upon receipt of these final plans, the Village Board shall refer
same to the Village Engineer for his comments and corrections.
The Village Engineer shall review these plans for compliance
with the requirements of the village of Buffalo Grove, and shall
return them together with his recommendations to the Village
Board. One set of the reviewed plans with suggested changes
shall be returned to the subdivider at time of final approval.
The Village Engineer may, at his discretion, confer with the
' engineer for the developer concerning correction to the final
plans prior to his final approval. All final plans shall be
submitted on 24 inch by 36 inch cloth or paper and shall bear
' the signature and seal of the Illinois Registered Professional
Engineer under whose directions they were prepared.
' No substantial deviations from these plans and specifications
will be allowed without the written permission of the Village
Board. Field changes will be allowed by the Village Engineer.
' The Village Engineer shall be empowered to require such field
and laboratory tests as may be necessary to insure the quality
of the work. The costs of such tests shall be borne by the
subdivider.
C. "As Built Plans"
' Prior to final approval of improvements, the subdivider shall
submit ink -on -cloth reproducible plans showing the works as ac-
tually built. Separate plans shall be provided for water, sani-
tary sewer, and storm sewer improvements. y
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' Subject plans shall show horizontal and vertical location of
pipes and service appurtenances referenced to property lines;
datum shall be United States Geological Survey.
' As Built Plans shall be prepared at a scale of 1 inch equals
100 feet.
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D. Standards of Design
Any street, sidewalk, water or
provements herein referred to
lic place must conform to the.
1. Streets
sewer extension, or other im
installed in any street or pub -
following minimum of design.
Major and secondary streets shall have a width of thirty -
five (35) feet measured from back of curb to back of curb
and shall have a crown of six (6) inches. Minor streets
shall have a width of twenty -seven (27) feet back to back
of curb and a crown of four (4) inches. Marginal access
streets, when serving only the marginal access frontage,
shall have a width of eighteen (18) feet from back of curb
to back of curb and a crown of four (4) inches. Cul -de-
sacs shall be paved to a diameter of sixty -seven (67) feet
and shall have a crown of eight (8) inches.
All streets shall be provided with Portland cement concrete
' combination curb and gutter of a design approved by the Vil-
lage Engineer. Pre - molded bituminous expansion joints of
the exact contour of the curb and gutter shall be provided
at all points of curvature, centers of radius returns, and
' thirty (30) feet on centers in the curb and gutter. All
streets shall be provided with a base course equivalent to
eight'(8) inches of gravel or crushed stone surface course
' and a surface of two (2) inches of bituminous concrete,
similar to sub -class B -5, standard specifications.
' All streets shall have a minimum gradient of 0.3 feet per
hundred feet and a maximum gradient of six feet per hundred
feet.
' 2. Sidewalks
Within the corporate limits of the village of Buffalo Grove,
' concrete sidewalks shall be constructed along both sides of
all streets, provided, however, that where the property is
platted in lots having an area of at least twenty thousand
' (20,000) square feet and a width of at least one hundred
(100) feet, the Village Board may waive these requirements.
23
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'
Wherever the subdivision is located within one and one -half
miles of the corporate limits of Buffalo Grove and adjoin-
ing a major street, sidewalks having a width of not less
than five (5) feet shall be constructed along at least one
'
side of the major street. Such sidewalks shall be con-
structed in accordance with the requirements and under the
supervision of the Village Engineer.
'
The minimum widths of sidewalks for major and secondary
streets and streets fronting on industrial, commercial,
multiple- family, and two - family development shall be five
'
(5) feet. The minimum width of sidewalks for single- family
development shall be four (4) feet. The minimum thickness
shall be four (4) inches along the frontage of lots and
'
said thickness shall be increased to six (6) inches at
driveways. All sidewalks shall be of portland cement con-
crete construction in accordance with the standard specifi-
cations of the village of Buffalo Grove.
3. Grading
'
Grading of all lots and streets within the village of Buf-
falo Grove shall be accomplished in such a manner as to
prevent po8ding (see definitions, Article IV) in excess of
'
eight (8) inches in the event of a complete failure of the
storm sewer system. Except in special cases, grading on
all lots will be kept within the range of 0.50 percent and
5.00 percent. Drainage easements will be provided in all
'
cases where surface waters from more than one lot are con-
veyed down a property line.
4. Storm Sewerage Facilities
Storm sewerage facilities shall be provided to accept and
convey all storm waters entering on the subdivision. They
shall be designed on the basis of a five (5) year storm and
shall be sized to adequately carry all tributary areas at
such time as they are developed to the density shown on the
'
Master Plan of the village of Buffalo Grove. Inlets shall
be provided at all low points and at all points where the
design intensity of flow reaches one (1) cubic foot per sec-
(
ond. Rear yard inlets shall be provided with a catch basin
bottom having a depth of at least two (2) feet and the out-
let pipes shall be installed in such a manner as to pre -
clude the entrance of floating matter into the storm sewer.
Rear yard inlets shall have a frame and grate similar td
Neenah Foundry R 2579. Curb inlet frame and grates shall be
similar to Neenah Foundry R- 3501D. Manhole covers shall be
similar to Neenah Foundry R 2335. Minimum cover for storm
sewers shall be four (4) feet, unless special precautions
24
1 25
are taken to protect the pipe. Storm sewers shall be de-
signed to flow full with a
minimum velocity of three (3)
feet per second and a maximum velocity of ten (10) feet per
second.
Open channels of trapezoidal design may be provided on an
optional basis in lieu of enclosed storm sewer pipe where
the following acreages and conditions are mete
a. The channel will serve as the outlet for the enclosed
'
storm sewers from a drainage area of eighty (80) acres
or more; the trapezoidal channel has flat
a base of
eight (8) feet or more in width; a side slope of 3:1;
and an easement of fifteen (15) feet or more in width
with sodding full width.
b. The channel will serve as the outlet for a drainage area
of one hundred and sixty (160) acres or more; the trap-
ezoidal channel has a flat base of ten (10) feet or
more; a side slope of 3:1; and an easement twenty (20)
feet or more in width with sodding full width.
C. The channel will serve as the outlet for a drainage area
of two hundred and forty (240) acres or more; the trap-
'
ezoidal channel has a base of fifteen (15) feet or more;
a side slope of 12:1; an easement of thirty (30) feet or
more; with a five (5) foot chain length fence topped
with barbed wire installed in accordance with standard
'
village specifications.
d. Open channels serving a drainage area of more than
three hundred and sixty (360) acres be
shall subject to
design and easement requirements to be stipulated by
the Village Engineer at the time the subdivider's pre-
'
liminary plat and preliminary improvement design are
submitted.
'
5. Sanitary Sewers
Sanitary sewers and services with a minimum cover of six
(6) feet shall be provided to serve all lots and to provide
for reasonable expansions of the system. Sanitary sewers
shall be designed using the criterium of the Metropolitan
Sanitary District of Greater Chicago. Sanitary sewer man-
holes shall be located at points to minimize the possibil-
ity of submergence in storms. Manhole frames and grates
shall be equivalent to Neenah Foundry R 1772 and shall be
'
imprinted "Village of Buffalo Grove."
1 25
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6. Water Mains
Water mains and services shall be provided to serve all
lots and to provide for reasonable expansion of the system.
Water mains shall be designed using the criterium of the
State of Illinois Department of Public Health. All valves
(except hydrant auxiliary valves) shall be enclosed in
valve vaults of minimum diameter four (4) feet, and having
a frame and grate similar to that provided for sanitary
sewers but bearing the imprint "Water." Fire hydrants shall
be located so as to be within two hundred (200) feet of all
homes and shall be of Eddy or Traverse City manufacture with
auxiliary valves and boxes (vaults excepted). Fire hydrants
shall have a five (5) inch valve opening and two two and
one -half (22) inch connections and one four (4) inch con-
nection. All valves and fire hydrants shall open counter-
clockwise. Minimum cover for water mains shall be five (5)
feet.
7. Landscaping
All parkways within the dedicated street area or other pub-
lic use areas, shall be graded and seeded in an approved
manner.
Street trees shall be planted throughout the entire subdivi-
sion. Such trees shall be planted in the parkways four (4)
feet from the sidewalk and shall be spaced not less than
forty -three (43) feet apart on parkways abutting lots that
have a frontage of seventy -five (75) feet. The trees shall
be one of the following: Hackberry (Celtic Occidentalis),
Norway Maple (Acer Platanoides), Thornless Honey Locust
(Triacanthose Inermis), -Ironwood (Ostyra Virginica), or
Columnar Maple (Platanoiders Columnare), or any other spe-
cies approved by the Village Board of Trustees, and shall
be of a diameter of not less than two (2) inches and the
developer is to certify to the village that said trees are
free from disease under the State of Illinois Plant Inspec-
tion Department of Standards. The trees shall be trans-
planted stock and transplanting thereof having been done
within four (4) years from the time of purchase. Trees
when so planted shall be of only one specie between two in-
tersecting streets.
8. Street Signs
Street signs shall be in conformance with village standards.
9. Street Lighting
Street lighting shall be in conformance with village stand-
ards.
26
' 10. Public Utilities
a. All public utility lines for telephone and electric
services shall be placed in rear line easements when
carried on overhead poles.
b. Where telephone and electric service lines are placed
' underground entirely throughout a subdivided area, said
conduits or cables shall be placed within easements or
dedicated public ways in a manner which will not con-
' flict with other underground services. Further, all
transformer boxes shall be located so as not to be un-
sightly or hazardous to the public.
Material Specifications
1. All public improvements installed in the village of Buffalo
' Grove shall be constructed of materials meeting the follow-
ing specifications.
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Curb and gutter. Sec. 80, Standard Specifications for
Road and Bridge Construction, State of Illinois.
Gravel or crushed stone base course. Sec. 29, Stand-
ard Specifications.
Bituminous Concrete Surface. Sec. 44, Class B -5,
Standard Specifications.
PCC Sidewalk. Sec. 89, Standard Specifications.
Cast Iron Pipe. ASA 21.6, Tyton or Equivalent joints.
Vitrified Clay Pipe. ASTM C -13, C -200, Amvit or equiv-
alent joints.
Concrete Pipe. ASTM c -14.
Reinforced Concrete Pipe. ASTM c -76.
F. Detailed Specifications
The Village Clerk shall maintain sets of specifications avail-
able for public sale at all times as a guide in preparing pro-
ject specifications.
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SECTION IX - DEDICATION TO PUBLIC USE
Whenever a proposed subdivision coming within the jurisdiction of
this ordinance has an area of more than five (5) acres, the sub-
' divider may be required to designate a minimum of 10 percent of
the area, exclusive of public streets and alleys, as "reserved for
a period of five (5) years for future acquisition by a public agen-
cy and dedicated to public use, the price to be paid for the same
to be fair market value at the time of acquisition."
The acquisition shall take place within five (5) years from the
date of approval of the subdivision. The fair market value at the
time of acquisition shall be established by negotiation. If neg-
otiations fail then by appraisal, by three (3) qualified appraisers,
one of whom shall be appointed by the Public Agency, one by the
subdivider or then owner of the parcel, and one by the appraisers
so named. In the event a Public Agency does not acquire the land
within the five (5) year period, the land shall be eligible for
isubdivision in accordance with then existing zoning standards and
subdivision regulations; provided that neither failure on the part
of the appraisers to act within the five (5) year period or any
t action necessary to enforce conveyance shall be considered as part
of the five (5) year period. The decision of a majority of the
appraisers shall be binding upon all parties.
iThe location of the area shall be referred_to the Plan Commission
for approval and the area shall be appropriately marked on the plat
' prior to approval of the plat.
SECTION X - VARIATIONS AND EXCEPTIONS
A. When the subdivider can show that a provision of these regula-
tions, if strictly adhered to, would cause unnecessary hard-
ship, and when in the opinion of the Plan Commission, because
of topographical or other conditions peculiar to the site, a
departure may be made without destroying the intent of such
provisions, the Plan Commission may recommend a variance or
modification to the Village Board. The subdivider shall apply
in writing for such variance or modification of the action.
Any variance or modification thus authorized, shall be attached
to and made a part of the final plat.
B. Whenever a subdivision is developed under the Planned Develop-
ment provisions of the zoning ordinance, wherein adequate park
or playground area is provided, through traffic is adequately
cared for, and the majority of the minor streets are of the
cul -de -sac type, the Village President and Board of Trustees
may vary the requirements of Sections V and VI in order to al-
low the subdivider more freedom in the arrangement of the
�
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SECTION XI - CHARACTER OF DEVELOPMENT
The Commission or its staff shall confer with the subdivider re-
garding the type and character of development that will be per-
mitted in the subdivision, and may agree with the subdivider as to
certain minimum restrictions to be placed upon the property to pre-
vent the construction of substandard buildings and control the type
of structures, or the use of the lots, which, unless so controlled,
would clearly depreciate the character and value of the proposed
subdivision and of adjoining property. Deed restrictions or cov-
enants should be included to provide for the creation of a proper-
ty owner's association or board of trustees for the proper protec-
tion and maintenance of the development in the future, provided,
however, that such deed restrictions or covenants shall not con-
tain reversionary clauses wherein any lot shall return to the sub-
divider because of a violation thereon of the terms of the restric-
tions or covenants.
SECTION XII - BUILDING PERMIT
' No building permit shall be issued by any governing official for the
construction of any building, structure, or improvement to the land
or any lot within a subdivision as defined herein, which has been
approved for platting or replatting, until all requirements of this
' ordinance have been fully complied with.
SECTION XIII - OCCUPANCY PERMIT
No occupancy permit shall be granted by any governing official for
the use of any structure within any subdivision approved for plat-
ting or replatting until required utility facilities have been in-
stalled and made ready to service the property, and that roadways
providing access to the subject lot or lots have been constructed,
or are in the course of construction.
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street and lots, but at the same time, protect the convenience,
health, welfare, and safety of the probable future residents of
the subdivision as well as the character of the surrounding
property and the general welfare of the entire village. In
'
no case, however, shall the average lot area per family require-
ment be less than is required in any zoning regulations apply-
ing to the property; or in the absence of any zoning regula-
tions, the average lot area per family shall not be less than
ten thousand (10,000) square feet for single - family residences
nor less than three thousand (3,000) square feet per family
'
for lots upon which the residences are to be erected for more
than one family.
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I
SECTION XI - CHARACTER OF DEVELOPMENT
The Commission or its staff shall confer with the subdivider re-
garding the type and character of development that will be per-
mitted in the subdivision, and may agree with the subdivider as to
certain minimum restrictions to be placed upon the property to pre-
vent the construction of substandard buildings and control the type
of structures, or the use of the lots, which, unless so controlled,
would clearly depreciate the character and value of the proposed
subdivision and of adjoining property. Deed restrictions or cov-
enants should be included to provide for the creation of a proper-
ty owner's association or board of trustees for the proper protec-
tion and maintenance of the development in the future, provided,
however, that such deed restrictions or covenants shall not con-
tain reversionary clauses wherein any lot shall return to the sub-
divider because of a violation thereon of the terms of the restric-
tions or covenants.
SECTION XII - BUILDING PERMIT
' No building permit shall be issued by any governing official for the
construction of any building, structure, or improvement to the land
or any lot within a subdivision as defined herein, which has been
approved for platting or replatting, until all requirements of this
' ordinance have been fully complied with.
SECTION XIII - OCCUPANCY PERMIT
No occupancy permit shall be granted by any governing official for
the use of any structure within any subdivision approved for plat-
ting or replatting until required utility facilities have been in-
stalled and made ready to service the property, and that roadways
providing access to the subject lot or lots have been constructed,
or are in the course of construction.
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1 0 0
SECTION XIV - ENFORCEMENT
' No plat of any subdivision shall be entitled to be recorded in the
County Recorder's Office or have any validity until it shall have
been approved in the manner prescribed by this ordinance.
SECTION XV - RECORD OF PLATS
All of such plats for subdivision, after the same have been sub -
mitted and approved, as provided in this ordinance, shall be copied
upon a book of plats of said village of Buffalo Grove and shall be
filed and kept by said village of Buffalo Grove among the records
of the village of Buffalo Grove with one copy forwarded to the Plan
Commission.
' SECTION XVI - VALIDITY
t If any section, paragraph, clause, sentence, or provision of this
ordinance shall be adjudged by any court of competent jurisdiction
to be invalid, such judgement shall not affect, impair, invalidate,
or nullify the remainder of this ordinance, but the effect thereof
' shall be confined to the section, paragraph, clause, sentence, or
provision immediately involved in the controversy in which judge-
ment or decree shall be rendered.
' SECTION XVII - EFFECT
' All ordinances or parts of ordinances in conflict with the provi-
sions of this ordinance shall be repealed by the passage of this
ordinance.
' SECTION XVIII - WHEN EFFECTIVE
This ordinance shall be in full force and effect from and after its
passage, approval, and publication or posting according to the
laws of the State of Illinois.
PASSED this -8L_8_ day of n 15 G A, D.
Ilage t1lerk
APPROVED this I TA day of CJ x&136& , 19 60, A.D.
Presidee t, Board of Trustees
Village of Buffalo Grove,
Cook County, Illinois
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