1961-07-13 - Ordinance 1961-017 - AMENDING ORDINANCE ENTITLED "THE SUBDIVISION AND PLATTING OF LAND AND PROVIDING FOR INSTALLATION OF SUBDIVISION IMPROVEMENTS" O-1960-013a
ORDINANCE # 4- 61 - 17
AN ORDINANCE AMENDING ORDINANCE ENTITLED '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 1. That Paragraph 0 of Section VI B of
Ordinance entitled "THE SUBDIVISION AND PLATTING OF LAND AND
PROVIDING FOR INSTALLATION OF SUBDIVISION IMPROVEMENTS" be
and the same is hereby amended to read as follows:
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 acceptance of the improvements by
the village. Permanent monuments shall be of
concrete with minimum dimensions 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 surface
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
r � A
•
i � , f• �
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 and remain visible above
the established grade of the ground from start of
until five (5) days after the foundati6n is poured,
construction/
and again at the time of occupancy.
Section 2. All ordinances or parts of ordinance
in conflict herewith are hereby repealed.
Section 3. This ordinance shall be in full force
and effect from and after its passage and approval according
to law.
13th
PASSED THIS day of July, 1961.
AYES Six
ATTEST
Village Clerk
NAPE S None
APPROVED
Vill a President
I
Q-(ro '13
SUBDIVISION RECI'LATIONS
VILLAOE OT BI,IFFALO OROVE, ILLINOIS
Price - $2.00 Per Copy
EVERT MNCAID AND ASSOCIATES, INC,
22 West Madison Street
Chicago 2, I Ilinois
^"f"& \'rla6
TABLE OF CONTENTS
PURPOSE.
JURI SDI C'T I ON
APPROVALS, IMEBPRETATIONS,
DEI'INITIONS
DEDICATION TO PI,'BLIC USE
VARIATIONS AND EXCEPTIONS.
CHARACTER OF DEVELOPUENT
BUILDING PERMIT.
OCCI]PANCY PERMIT
AND EXCEPTIONS
SECT I ON PAOE
I.
II.
III.
rv.
v.
1
1
2
3
IDESIGN STANDARDS
Street Plan
Minimum Street l{idths and Design Standards
Eas ement s
Residential Block StandardsResidential Lot StandardsBuilding Lines
VI. PROCEDURE AND REQUIREMEMS
Procedure for Filing of Preliminary plans
Approval of FinaI PIat
VI I . ACREEIIENTS
VIII. REQUIRED LAND IMPROVEUE}fTS
Prelininary Inrprovement plans
Final Plans and Specifications
"As Built Plans"
Standards of Des i gnMaterial Spec ificat ionsDetailed Specif ications
A
B
C
D
E
F
7
7
9I
10
t2
L2
A
B
L2
I6
20
20
22
23
27
2?
19
I9
2A
2A
29
29
29
30
rx.
x.
xr.
XI I.
XIII.
xIv.EI{FORCEMENT.
A
B
c
D
E
F
TABLE OF CONTEMS--Continued
PACE
30
30
30
30
BECORD OF PLATS.
VALIDITY
EF}'ECT
WHEN EFFECTIVE
SECT ION
xv,
xvr.
XVII.
XVIII.
AN ORDINANCEfor
TIIE SUBDIVISION AND PLATTING OF LAND
and
PBOVIDING FOR INSTALLAT ION OF SI'BDIVI S ION IUPROVEI{EI\MS
BE
OF
IT ONDAINED BY TEE PRESIDEM AND BOARD OF TRUSTEES OF THE VILLACE
BUFTALO GBOYE, COOK COUMY, ILLINOIS:
This ordinance regulating the subdivision of land is hereby made apart of the Official Plan of Buffalo Grove and contigr_rous areas. Itis to provide for the harmonious development of the Village of Buf-falo Orove and its environsl for the coordination of streets x,ithin
new subdivisions with other existing or planned streets; for thededication and acceptance of land for public use; for the installa-tion and construction of utilities, roadways, and other improvementsessential to service the subdivided land; for the dedication andacceptance of land required for schools, parks, playgrounds, andother public uses; for the preparation of subdivision plans and theprocedure for the subnittal, approval, and recording of subdivisionplats in and about the village of Buffalo Grove, Illinois, inaccordance with the authority vested in the municipality under theprovisions of the "Revised Cities and Villages Act,' of the State ofIllinois.
SECTION II JURISDICTION
AIl lands offered to the Village of Buffalo Grove for use as streets,highways, alleys, parks, and other public use, shall be referred tothe Buffalo Grove Plan Commlss ion for reviev and reconmendation be-fore being accepted by the Yillage Board or by any other governingauthority.
1
SECTION I - PURPOSE
flherever any subdivision of land shaIl hereafter be lald out withinthe incorporated limits of the village of Buffalo Grove or one andone-half miles beyond the incorporated boundary of the village ofBuffalo Grove, the subdivider thereof or his agent shall submit botha prellminary plan and a final subdivision plat to the village ofBuffalo Grove. Said plans and plats, proposed improvernents, and allprocedure relating thereto, shall in al1 respects be in full com-pliance with the regulations hereafter contained in this ordinance.
SECTION III APPROYALS,IMERPRETATIONS, AND EXCEPTIONS
A
E
No land shall, after the adoption of these regulations, be sub-divlded or f1led for record, nor any street taid out, nor anyimprovements made to the land, until the plat or plans of thesubdivision or street improvements shaIl have been certified toand approved by action of the Board of Trustees of the Vi1lageof Buffalo Grove. This approval must be in vriting and placedon the original tracing of the final plats according to theprocedure outlined ln Section yI herein.
No 1ot, tract, or parcel of land vithin any such subdivisionshall be offered for sale nor shall any sale, contract for sale,or option be made or given until such suMivision plans havebeen properly reviewed by the Buffalo Grove plan Commission andofficially approved by the Board of Trustees of the village ofBuffalo Crove -
No improvements, such as si.dewalks, vater supply, storm waterdrainage, severage facilities, lighting, grading, paviug, orsurfacing of streets, shal1 hereafter be nade within any suchsubdivision by any owner or owners or his or their agent at tberequest of such owner or owners or his or their agent until theplats for the subdivislon and also the plans for improvementsthereto have been fornally reconnended by Buffalo Grove's pLan
Commission and approved by the Board of Trustees of the vilLageof Buffalo Grove.
Subdivisions of land lying outside of the vitlage and withinone and one-ha1f niles of the village linits shall atso be re-quired to conform vith the requirements of this ordinance orthe regulations of the county in which the property is locatedwhenever said county requirements are more stringent than theprovisions of this ordinance.
f,here a tract of land is proposed for subdivision that is partof a larger, logical subdivision uni-t in relation to the vil-lage as a vhole, the Yiltage president and Board of Trustees
may cause to be prepared, a possible plan of the entire area.such plan to be used by the Plau Conmission and the Vil-IageBoard as an aid ln judging the proposed p1at.
All interpretatious of these rules and regulationsto the administrative bodies referred to herein.
F are reserved
The Village Board may vary and make exceptions as set forthherein in instances vhere there ls sufficient evj.dence, in itsopinion, of hardshi.p caused by topographic conditions, or whereany other reasonable deterrents prevail, provided the variationsor exceptions are in substantiar conformance with the standardsof design of this ordinance.
2
B.
C.
D
o.
E 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 suMivision so that additional minor streets can be
opened which will permit a logical arrangement of smaller lots.
SEqTION IV DEFINIT IONS
AIIey. Alley shall mean aiIffE and not more than 40of properties, intended to
Accepted Public Street.
strip of land, Dot less than 2O feet in
feet, along the side of or in the rearprovlde access to these properties.
Any street dulyof Buffalo Grove
accepted by the Board offor maintenance by saidTrustee5 of
vi 1la ge .
f,he vffla ge
Approved Street. Any street,
stantla rdB and specifications
Building Line.
vhether public or plivate, meeting
of the village of Buffalo Grove.
Bullding llne sha1l meaD a
land, so desigrrated on the
I ineplat withinof the
a lot or
proposedo-IeF [aiEdtsubdivision.
of
Collector Street or Secondary Street. CoIlector streets or second-ary streets are those existing streets designated as such on theOfflcial PIan of the village of Buffalo Grove and streets proposed
as collector streets in new subdivisions which are designed with aright-of-way s,idth of 80 feet, for access of traffic from several
minor streets to a major street.
Conmission. IYhenever the word "Comnission" is used in this
Commission of
ord i-
thenancesall be deened to refer to the Planvillage of Buffalo Grove, I11inois.
Cross-Walkways. Cross-walkvay shall mean a strip of land dedicated
block to provide pedes-to public use, vhich is reserved across atrian access to adjacent areas"
Cul-de-sac. Cul-de-sac shaII mean a street having one open end and
vehlcle turnaround.being permanen tly terminated by a
Easement. Easement sha1I mean a grant by a property owner for
use of a str ip of land by the general public, a corporation, or
the
acertain person or persons for a specific purpose purposes.or
andFinal PIat. Final plat sha1l mean
AiT5ed-fn Section VI , "8."
3
the drawings documents des-
Fronta ge .All the property on one side of a street between
Frontage Road.
terseCtlng streets (crossing or terminating) measured alongline of the street, or i.f the street is deid-ended, then ai1property abutting on one side between an intersecting streetthe dead-end of the street.
two in-
the
the
and
Any facility for which the vil-cipal body may ultimately assumeand operation or which is con-benefit.
a minor
and
and pro-
on the
syndicates, co-part-legal entities having
paved parking 1o
ways which are 1ness, or industrof establishing
accepted street,
accepted public
A public or private marginat access road.way ort containing the necessary driveways or traffic_ocated along the frontage of multiple-fanily, busi_ial zoning districts with regulations for purposes
minimum di,stances between points of access to theand eliminating parking of motor vehicles on thestreet.
Improvement (PubIic Im provement ) .lage o f Buff a l-o Grove or other munithe responsibility for ma intenancestructed for general public use or
Intersection, Street,connection of the lEterboundary lines of the rother at, or approximat
which vehicles travelinother angle may come in
roadways 30 feet or mor
x,ay of such divided higgarded as a separate inhighway also includes tevery crossing of two ras a separate intersect
Major Street ( See "Primary Street. ', )
Marginal Access Street.
The area embraced within the prolongation oraI curb lines, or, if none, then the lateraloadu,ays of tvo highways which join one an-ely at, right angles, or the area within
C upgl different highvays joining at anyconflict. Where a highway includes twoe apart, then every crossing of each road._hway by an intersecting highway shall be re-tersection, In the event such intersecting
wo roadways 30 feet or more apart, thenoadways of such highways shall be regardedton.
Lot. A parcel of land in a subdivi.sion separated fron other par_6rs or portions by virtue of a prat of subdivision recorded withthe appropriate county office and identifiable by reference to saidprat of subdivision and not dependent for such identification bynetes and bounds.
street which is para-Ile I
highways , and which provitection to locaI traff icprimary streets.
Marginal access street shalI rneanto and adjacent to primary streetsdes access to abutting propertiesfrom fast, through-novi.ng tra ff ic
Minor Street. Minor street shall mean a street intended primarilyas access to abutting properties.
Owner. The individuals, firms, associations,nEiSEips, corporations, trusts, or any other
4
sufficient proprietary interest of record in the land soughtsubdivided to commence and maintain proceedings to suMivide
same under the statutes of the State of Illinois or under thedinances of the village of Buffalo Crove.
to be
the
or-
Planned Development.A planned development is a tlact of landwhich is developed as a unit under single ownership or control,which includes tn'o or more principal buildings, and which is atIeast four acres in area, except for planned developments operatedby a municipal corporation which shaIl be at least two acres inarea, and manufacturing planned developments vhich shall be atIeast ten acres in area.
Plat. A map, draving, or chart on which
TEd-subd ivis ion are presented and vhichintends to record in final form.
the subdividerrs plans of
he submits for approval and
event of a failure on the part of inlets or storm sewers, x,i1l con-tain standing water. That portion of surface waters which areflowing will not be considered as ponding.
Ponding. Ponding sha11 be defined apressions v hich have no surface dral
traffic artery be
area , as shown onOfficial Plan.
s the creation of pockets or de-
nage provided and a,hich, in the
Preliminary Plan.Preliminary plan shalt mean the drawings and doc-uments described in Section YI .
Primary Street.Primary or major street shall mean a street of con-ity which serves or is intended to serve as a majortween the varlous sections of the Buffalo Grovethe General Development Plan, made a part of the
slderable cont lnu
Public Agency.Publlc Agency shalI mean any pubtic board createdthe IlIinois Revised Statutes.by -uttro-Itfof
Public Street.nfnor stree Es
dedicated for
Public street
which are shownpublic use.
shall mean all primary,
on the subdivision plan
secondary,
and are to
and
be
Roads,ay or Road. l{herever the rvords "road"or "roadway" are usedin this ordinance lt shal1 be deemed the paved area exj.sting on thestreet right-of-way and not the street right-of-way width.
Street. IYherever the word 'rstreet', is used in thls ordlnance it
.s-E6lfT-re f er to the wldth of the street rl ght-of -way or easement ,whether public or private, and shall not be considered as the widthof paving or other lmprovement on the street right-of-way.
Subdivider.Any indivlduals, flrms, assoclations, syndicates, cor-porationS, co-partnershlps, trusts, or other legal entitles commen-cing proceedings under thls ordinance to effect a subdivision ofland.
5
Subdivision. A subdivision is:
The division of land into two or more parts, any of whichis l-ess than five acres, whether immediate or future, forthe purpose of transfer of on,nership or building develop-nent, including all public streets, alleys, r ays for pub-lic service facilities, parks, playgrounds, schooL groundsor other public grounds, and aII the tracts, parcels, lots,or blocks, and numbering aII such Iots, blocks, or parcelsby progressive numbers, giving their precise dimensj.ons.However, the following shaII not be considered a subdivi-sion and shall be exempt from the requirements of this or_dinance:
I
a The division or subdivision of land into parcelstracts of five acres or more in size which doesvolve any new streets or easements of access;
ornot in-
b
c
d
e
f
The sale or exchange of parcels ofof adjoining and contiguous land;
Iand between owners
The conveyance of parcels of land or interestsfor use as right-of-way for railroads or otherutility facilities which does not involve anystreets or easements of access;
The conveyance of land owned by a railroad orpublic utility which does not involve any nev/or easements of access;
Conveyances made to
veyances.
correct descriptions in prior con-
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 tothe vacation of land impressed with a pubtic use;
The sale or exchange of parcels or tracts of land ex_isting on JuIy 17, tgsg into no more than tvo parts andnot involving any new streets or easements of iccess;
therce i n
publ ic
new
o ther
s treets
c
2 Any planned development or multiple-faniIy, conmercial, orindustrial district established by a zoning district amend_ment of -the zoning ordinance of the village of BuffatoGrove after the effective date of this ordinance shaIl bedeemed a subdivision for the purpose of these regulationsregardless of whether the land is divided into pircels forseparate sale or is developed on a Lease basis ind saidsubdivision sha11 be subject to the irn?rcverlent and designrequirements of this ordinance and otner requirement= spJc_ified by the Conrnission.
6
SECTION V DESIGN STANDARDS
A, Street Plan.The subdivision of land, including the arrange-tnent, character, extent, width, grade, and location of aIlstreets, alleys, or other land to be dedicated for public useshall conform to the General Development plan of the vlllage ofBuffalo Grove as approved and adopted by the ViIIage Board andother responsible governmental bodies, if any; and shalI be con-sidered in their relation to existing and planned streets, totopographic conditions, to public convenience and safety, and1n their appropriate relation to the proposed uses of the landto be served by such streets, and shall be curvilineal exceptpr j.mary streets .
B. Minimum Street Mdths and Design Standards. The minimum widthsof r ight s-ot-nay for streets to be dedicated or established af-ter the effective date of this ordinance within the village ofBuffalo Grove or the environs under jurisdiction of this ordi-nance, sha11 conforn to the f oJ-lowing schedule:
1 Primary Streets , Maj orStreets, and Parkways
Secondary or CollectorStreet
8Or to lOO' ( Iocated
cordance rvi th Master
PIan).
80'
40'
60'
50' rad ius
10'
l-o'
two-family o1'
in ac-
Street
2
a Margina I
(w i thout
s tree ts )
Access Street
intersect ing
4. Minor Street
Cu I s- de- sac
Cross-wa lkways
Utility Easements
5
6
7
8
9
The rninimum widths of rights-of-way forapartment developments shall be 6O feet
The ninimum rvidths of rights-of-way forsingle-family developments shaII be 60
minor streets infeet.
When minor streets adjoin unsuMivided property, a half_street. not less, however, than 44 feet 1n widtir, may bededicated and whenever a Iater suMivision of property ad_joins said half street the remainder of the street strill fededicated at the time of ptatting.
7
10.
Minor streets shalI be so laid out thatthrough traffic viII be discouraged.
their use by
Street jogs with center line offsets of less than one hun-dred and twenty-five feet sha1l be avoided.
It must be evidenced that all street intersections and con-fluences encourage safe traffic ftow.
15. Alleys
Alleys rnay be required in commercial and industrial dis-tricts. The PIan Commission sha11 refer any variationsto the Board of Trustees for waiving this requirementif provisions are made for service access such as off-street loading, unloading, and parking, consistent withand adequate for the uses proposed.
13. Clear vtsibility, neasured along the center line of thestreet shall be provided for at least 300 feet on all pri-
mary streets, 200 feet on secondary streets, and at 1eastlO0 feet on all other streets.
11.
L2.
t4.
a
b
c
AIleys shaII be prohibited
where topographic or othertheir use.
in res ident ia 1conditions may
areas except
necessitate
The width of an(20) feet.alley shall not be less than tv/enty
16.
t7.
The maximum length cu1-de-sac sha11 be five hundred (SOO)feet measured along the center line from the intersectionat origin through center of circle to end of right-of-way.
Each cul-de-sac shatl have a terminus of nearly circularshape n'ith a minimum dianeter of one hundred (I00) feet.
HaIf-streets shaIl be prohibited, except where essential tothe reasonable development of the subdivision in conformity\trith the other requirements of these regulationsl and wherethe ViIIage President and Board of Trustees finds it will bepracticable to require the dedication of the other half whenthe adjoining property is subdivided. Wherever a half-street ls adjacent to a tract to be subdivided, the otherhalf of the street shaII be placed within such tract. Nostrip or area shall be reserved along any portion of astreet, half-street, or aIley, .$,hich wj.1I prevent adjacentproperty owners access thereto, except by consent of theVillage Board.
No street names may be used which will duplicate or be con-fused with the names of existing streets in the Wheeling
I
18.
PostaI District.
wherever possible.Existing street names must be projected
19. Where a subdivision borders on or contains an existing orproposed major street, the VilIage President and Board ofTrustees may requlre a marginal access street or reversedfrontage with screen planting contained in a non-accessreservation, whlch 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 partthereof lies adjacent to a highway over which the Divisionof Highways of the State of Illinois has jurisdiction wj.threspect to maintenance and upkeep thereof, and an entranceor entrances are desired from such highway to lots,streets, roadways, or alleys in such proposed subdivision,the subdivider sha1l submit to the Administrative Officerof the village a written permit fron the said Division ofHighways, granting his permission to obtain and construct
such an entrance or entrances.
C. Easements
Easements across lots or centered on rear or side lot 1inesshall be provided for utilities and street Iighting anddrainage, vhere necessary, and shall be at least ten (I0)feet wide. The easement shall be so laid out that a prop-er continuity may be had from lot to Iot and fron block toblock. In addition due provisions for extension of ease-
ments to adjacent areas sha1l be made. I{ritten approvalof the utility easement layout by the Publi.c Utility Con-panies shall be required on the final plat. Where a sub-division is traversed by a s,ater course, drainage vay,
channel-, or stream, there shall be provided a storm s/ater
easement or drainage right-of-way conforming substantiallywith the lines of such water course, and such further widthor construction or both as will be adequate for the purpose
and approved by the VilIage Engineer.
D. Residential Block Standards
The maximum lengths of blocks may be pernitted up to eight-
een hundred (1,8OO) 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
I
I
I
2
access to schools,
may be recommended
or other similar dest inat ions
PIan Commission.
parks,
by the
No specific rule concerning the shape of blocks j.s made,but blocks must fit easily into the overall plan of thevillage and their design must evidence consideration of lotplanning, traffic flow, and public areas.
E. Besidential Lot Standards
A11 side lot lines shall be at right angles to the straightstreet 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 sha1l be avoided. A11 lots shallabut on a publicly dedicated street.
The minimum area of lots resulting from the subdivision oftracts within the village of Buffalo Grove after the effec-tive date of this ordinance shall be seven thousand, two
hundred (7,2OO) square feet. l{here the zoning district in
which the property is located permits an area of less thaneight thousand, seven hundred and fifty (8,750) square feetthe lots shall have an average area of at Ieast seven thou-sand, five hundred (7,5OO) square feet. The mj.nimun front-
age for all lots having an area of less than eight thousand,seven hundred and fifty (8,75O) square feet shaIl be sixty(6O) feet with a sixty-two and one-half. (62L) foot averagefrontage for all Lots in the subdivision.
I
.)Except as provided in Section X hereof, the minimumwidth of residential lots at the building line shalI befollows, provided the original frontage of the land tosubdivided is one hundred and fifty (I5O) feet or more.
A1l lots containing an area of eight thousand, sevenhundred and fifty (8,750) square feet or more, but lessthan ten thousand (10,000) square feet sha1l have a
mininum frontage of seventy (70) feet.
as
be
a
b
C
AII lots containing an area of ten thousand (IO,0O0)
square feet or more, but less than fifteen thousand(15,OOO) square feet shall have a minimum frontage ofseventy-five (75) feet.
All lots contain j.ng
square feet or more,
(2O,OOO) square feetninety (90) feet.
an area of fifteen thousand (15,000)
but less than twenty thousandshalf have a minimum frontage of
A11 lots containing an area of twenty thousand (2O,OOO)square feet or more, but less than thirty thousand
d
IO
2
(3O,0OO) square feet shall haveone hundred ( 1OO) feet.a mininum frontage of
e
f
All lots conta inlng
square feet or more
nlnlmum frontage offeet.
area of thirty thousand (30,O00)
less than one acre shall have a
hundred and twenty-five ( 125)
an
but
one
All lots containlng an area of one acre but not morethan flve acres shall have a minimum frontage of onehundred and flfty (I5O) feet, or a frontage equal to 40percent of the lot depth, whlchever is greater.
4 Where sald lots front upon a cul-de-sac or curved road. orstreet havlng a radius of two hundred (20O) feet or less,the minimum vidth of the frontage at the lot may be measuredat the bulldlng llne, wlth the width at said rigtrt_of_wayI1ne to be not less than flfty (SO) percent of the width re_quired above, wlth sald wldth belng measured on the arc ofthe street rl ght-of-way line.
The area of the street right-of-way, whether dedicated tothe publlc or a private street or easement for street pur_poses, shall not be included in calculatlng the area oi the1ot to be in accordance wLth the minimum lot area requlre_ments of the zoning district in which the lot is loca-ted.Lots wlth an area larger than the minimum requirements aredesirable. The lot shal1 also have a width a-nd a depth en_tlrely adequate to provide the necessary yard requirlmentsof the zonlng ordlnance.
Where corner lots back upon lots faclng the slde street, thecorner lots shall have extra wldth sufilclent to permit'theestablishnent of front building lines on both the front andthe slde of the lots adjoining the streets. Extra wldthsshould be provlded on all corner lots irrespective of whe_ther they rear upon Iots facing the s j.de streets. AtIcorner lots shal1 have a minlmum area of eight thousand,four -hundred (8,4o0) square feet when rocatecr within a zon-lng dlstrlct requirlng an area of ress than ten thousand( IO, OOO) square feet.
Lots upon_major hlghvay intersections and at all otheracute angle intersections whlch, ln the opinion of the Vil_lage Board, are like1y to be dange.or"-to- trafflc ,or.r"ni,shall have a radius of twenty <Zdl i"et at the street corn_er. On buslness lots, a ctroia'may be substitut"a, *itt -li"
approval of the Commisslon, for tire clrcular arc. Wheregrade separatlon structures are pr"p"="J at the intersec_tigT.oI major hlghways, the fots'a"i-i.f,rovements ln thesubdivlslon shall be arranged so as to rnat<e aaequata p"a"f_slon for such structure.
5
11
7.
6
Lots abutting a water course, drainage way, channel, orstream shall have additional minimum width or depth as re-quired to provide an adequate building site and afford the
minimum usable area required in the zoning ordinance forfront, rear, and side yards.
}'. Building Lines
Building lines may be shown on plats of subdivj.sions within theincorporated area of the village of Buffalo Crove which are in-tended for residential use of any character, and on conmercialor industrial lots immediately adjoining said residentlal areasSuch building lines on lots adjacent to najor highways shallnot be less than the building and setback l-ines established byany ordinance of the Vil-lage Board. In all cases buildinglines shall not be tess than required by any zoning regulationapplying to the property. lYhere subdivided area is not underzoni^ng control, the subdivider shalI establish building Iinesin accordance with the needs of each addition, but in no cas"sha1l such buitding lines be less than twenty-five (2b) feetfron the right-of-way of the street or highway upon which the1ot fronts, except where alt frontage on one side of the streetbetveen two intersecting streets is to be used for conmercialor industrial purposes, the minimum building lines shall not beIess than twenty-five (25) feet from the right-of-way lines ofthe streets adjoining said commercial or industrj.al irea. Re_strictions requiring buildings to be set back to such buildinglines shall either be shown on the plat or shall be containedin a separately recorded instrument and referred to in theplat.
8
Building lines for territory outside the incorporated limitsbut within the jurisdiction of this ordinance sha11 conform tothe provisions of the applicable county ordinance, except thatin no instance sha11 the building line be less than thi;ty (BO)feet from the street line.
SECTION VI - PROCEDURE AND RE QUIRU\{ENTS
A, Procedure for Filing of Pre L iminar y Plans
L Filing
Any owner of land which is within the corporate limitsof the village of Buffalo Grove or within one and one_half miles of such corporate limits on unincor.poratedIand, wishing to divide the same into building Iots forthe purposes of sale or assessment, or both. or wishingto dedicate -streets, alleys, or other lands for publicuse, shall first submit to the village of Buffalo Grove
a
t2
b
four copies of the preliminary plan and aII other in-formation as required in this section.
The application shall spec j,fy the intent of the sub-divider with respect to land use, drainage, sewage dis-posal, water supply, and street improvement proposed bythe subdivider; those deed restrictions which exist orare to be pLaced on the property subdivision, and theexpected date of its development.
The Village Board shall, by motion, refer the prelimin-ary plan to the PIan Commission and shalL at the sametime, instruct the ViIlage Engineer to collaborate withthe subdivider. and the PIan Commissj.on in assemblyingplans for the design and construction of streets andsuch other public improvements as are required by thisordinance or any other ordinances. The plan Commlssionand the Village Engineer shall, within sixty (6O) daysfrom referral, submit their written recommendationsfor approval or disapproval to the Village Board.
The preliminary plan shaIl be referred to the plan Com_nission at least ten (1O) days prior to the regularmeeting of the Commission to receive action thereop atthat meeti ng.
The filing fee sha I1shall be in addition
ated.
paid to the Village Clerk andany other sums or fees enumer-
Engineer shall be
submission of the
c
d
e Fillng Fee.On submitting the preliminary plat, thesubdivader shall pay to the Village Cterk a fee of FiveDollars ($5.OO) per acre of land in the area to be sub-divided and in no event less than Fifty Dollars (gS0.0O).There shal1 be no refund of any portion of the fee ifthe subdivider fails to apply for final approval of thesubdivision. 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 pl:tt for ten_tative approval, the subdivider shaII be required topay the fee currently in effect at the time of resub_missLon.
be
to
The Plan Commission and the VillageavallabIe for di.scussions prior topreliminary plat.
l-3
2. The Prelirninary PIan ShaIl Contain the Following:
I dent if ica t ion and Description
Pr opos eda
b
nane of the subd ivis i on.
by township, sectj.on, town, and range, or bylegaI descriptions.
addresses of developer and desigrrer vho madec
Loca t lon
any other
Names andthe plan.
d. Scale of plan, I inch to IOO feet or larger.
e. Date.
f. Northpolnt.
Delineation of Existing Conditions
Boundary line of proposed subdivisionheavy line and the total approximate
thereby .
h
indicated by solid
acreage encompassed
Location, widths, and names of aII existing or priorplatted streets or other public ways, railioad and util_ity rights-of-way, parks and other public open spaces,permanent buildings and structures, houses or permanenteasements, and section and corporation Iines, lvithin oradjacent to the tract.
i Existing sewers,ground fac 11i t iestract, indicat ingexact locations.
water mains, culverts, or other under-within the tract or adjacent to thepipe sizes, grades, nanholes, and
J
k
1
Boundary lines of adjacent tracts of unsubdividedsubdivided land, showing ownership where posslble.
Existlng zonlng of proposed subdivisiontract in zoned areas.and adj acen t
OI
Contours at two foot intervalsof the tract demands one footapproved by the Viltage Board,intervals may be provided.
except where topographycontour intervals; or whencontours at five foot
Layout -of streets, widths of rights_of_way,the widths of cross-walkways and easements.
Layout, nu[be].s, and dj.mensions of 1ots.n
L4
and alsom.
o Parcels of land intended to be dedicatedreserved for public use or set aside forerty owners in the subdivision.
or
use
tenporar i1yof prop-
publ j.c util-
continuity
be ma in-
p. Building setback lines, shoving dimensions.
q. Easements shall be provided for any and allities rvhere alleys are not provided, proper
for the utilities fron block to block shatlta ined .
r. SoiI borings as required by the Village Board.
s. Refer to and comply with Section VIII.
3. The Following Qualif j.cat j.ons shall Govern Approval of thePre Ii minary PIan
a
d
The approval of a preliminary plan by the plan
sion, and the Village Board is tentative only,merely the general acceptability of the Iayoutmitted.
The Plan Commission may recommend or the Village Boardmay require such ehanges or revisions as are deemed nec_essary in the interest and needs of the conmunity.
Subsequent approval wiII be required of the engineeringproposals pertaining_to water supply, storm driinage, "
sewerage and sewage disposal, street Iighting, tirJ try_drants, grading, gradients, roadway wiOihs, ind the sur_f1:i"g of streets by the Vitlage Engineer, and the countyofficials, where concerned., p.io. t5 tne approval of thefinal plat by the village of-Buffalo Orove.
Coramis-
involving
as sub-
Land subject to flooding or containing poor draj.nage fa_
o f-TEitl-wh i ch j-s subject to plriodic f ]-oocling or whichcontains extremely plor drainage tacj.fiiies and whichwould make adequate drainage oi ttre streets impossible.However, if the subdivider agrees to make improvementswhich wiII, in the opinion oi tt" Viltage Engineer orthe County Superintendent of Highways, ih"r"-"or.erned,make the.area completely safe for resiOential occupancyand provide adequate. street draj.nage, the preliminary -
plan of the subdivision may be appioved"
e
I5
b.
c.
The approval of a preliminary plan by the plan Commis_sion is_ strictly tentative, iniofvin! me"efy the generalacceptability of the layout submittei. Thi-s apprlval
Y
shall be effective for a maximum period of twelve (12)
months unless upon application of the developer the ViI-lage Board grants an extension. If the final plat hasnot been recorded within this tlme lirni-t, the prelim-inary plan must again be submitted for approval.
One print of the approved prelininary pIan, signed by thePresident and the Village C1erk, shall be retained in theVillage Clerk's offlce and two coples in the office of theYillage Engineer. One signed copy shall be returned to thesubdivider to proceed with the preparation of plans andspecifications for the minimum inprovements required inthese regulations and rules and with the preparation of thefinal pIat.
B. Approval of Final Plat
4
a
b
c Upon approval of the VilIage Board, the developer shaIlrecord the plat n,ith the applicable Recorder of Cook(or Lake) County within six (6) months. If not re-corded within six (6) months, the approval shalI benull and void.
2. The Final PIat and Accompanying Docunents ShaII Contain the
a
b
Following:
Identification and Descr ipt ion
Name of subdivision.
Location by township, section, town, and range, or byother legal description.
Names of ownels and certlficatlon by a ticensed survey-or.
d. Scale I inch to 1O0 feet or larger (shown graphicalty).
C
16
1. FiIing
After approval of the preliminary plan by the VillageBoard and the fulfillment of the requirements of theseregulations, one tracing of the final plat of the sub-division, drawn in ink on tracing cloth not to exceedtwenty-nine (29) lnches by thirty-four (34) inches insize, shall be submitted for approval.
Action must be taken by the VilIage Board within thirty-one (3I) days after the final plat has been submittedfor approval.
h
![unicipal,Iy tied to
and angles.
township, county, or sectionthe lines of the subdivision
lines accurate-
by dis tances
Exact locatlon, width, and name of all streets withinand adjoining the plat, and the exact location andwidths of alI cross-walkways. Streets that are obvious-Iy in alignnent with others already existing and namedshaII bear the names of the existing streets. Beforethe final plat for the suMivision shall be approvedthe subdivider shall submit to the Village plan Conmis-sion a statement from the local postmaster approvingthe names of the proposed stleets and of the proposedsysten of postal addresses along such streets,
Before the final plat of any subdivided area shal1 beapproved and recorded, the subdivider shaII furnishprofiles of all streets and alleys in the proposed sub-di.vision, drawn to a horizontal scale of one hundred(I0O) feet to the inch and vertical scale of ten (1O)feet to the inch. Elevatlons shall be referred to apermanent recorded benchmark of the viJ.lage of BuffatoOrove's datum. Street grades for major streets sha11not exceed 6 percent.
True angles and distances to the nearest establishedstreet lines or official monuments (not Iess than three)which shall be accurately described in the plat.
i
j
k
m
I Radii, internal qngles, points andbearings, and lengths of all arcs.
curvatures, tangent
AII easements for rights-of-way provided for publicservices and utilities.
AII lot numbers andfeet and hundredths.
lines, vlth accurate dlmenslons in
An agreement that permanent monuments shal1at aII corners and at points of tangency ofalong the boundary of the subdivj.sion prior
be placed
curve li,nesto final
o
t7
e. Date.
f. Northpoint.
Dellneation
Boundary of plat, based on an accurate traverse, xrithangles and linea1 d imens ions .
n
AI1 lot corners not marked by concrete monuments shal1be marked by iron pipe or iron or steel bars at leasteighteen inches in length and not less than one-halfinch ln diameter. The top of the pj-pe or bar is to bevisible above the established grade of the ground whenoccupancy occurs.
p
q
r
S
t
Accurate outlines and Iegal descriptions ofto be dedicated or reserved for public use,purposes indicated thereon, and of any areaserved by deed covenants for cornmon uses oferty o$,ners.
any areaswith theto be re-all prop-
Building setback lines accurately shown by dimenslonswhich shall not be less than required by the zonlng or-dinance.
Protective covenants which meetthe VilIage President and Boardlettered on the flnal plat.
with the approval ofof Trustees tnay be
Certlfication by a registered surveyor to thethat the plat represents a survey made by hin
monuments and markers shown thereon exist asand that alI dimensional and geodetic detailsrect .
effect
and that
loc a ted
are cor-
Notarized certification, by owner
mortgage holder on record, of theand the dedication of streets and
or owners , or byadoption of the platother public areas.
Proper form for the approval of
space for signatures.the ViIIage Board wi th
Approval by signatures of the ptan Comnission. This ap-proval of the final plat shalt not be deemed to constl-tute or effect an acceptance by the public of the dedi-cation of any street or other proposed public way orspace shown on the plat.
Englneering plans and specifications astion VIII.
18
required by Sec-
acceptance of the improvements by the village. per-
manent monuments shaII be of concrete with minimum di-mensions of four inches by four inches at top, sixinches by six lnches at botton, and thirty-six inchesIong wlth a copper dowel three-eighths inch in diameter,at least two and one-half inches in length, imbedded s.othat the top of the dowel shall be flush with the sur-face and at the center of the monument.
u.
SEC'TION VI I AGREEMENTS
record sha1l be
and subdivider,
acconpanied bysetting forth
The final
statement
following
plat to be filed of
signed by the owner
a
the
C
A. Plans and specifications for such improvementsproved by the Yillage Board clearly descri.bing
B Agreement executed by the owner and the suMivider where theyagree to make and install the improvements provided for in Sec_tion ir'lII in accordance with the plans and specifications ac_companying the final plat.
Bond in the amount of the estlmate of the Village Engineer ofthe cost of the installation of such improvements wittr good andsufficient surety thereon to be approved by the ViIIage Boardconditioned upon the installation of the required improvementsvithin two (2) years of the approval of the -final plat.
Notwithstanding any of the provisions of paragraph C hereof, andi1 tieg thereof, the owner, builder, or subdividLr may prorridethe Village wlth assurance that the improvenents provlded for :.nthis ordinance shatl be completed in the following manner.
No buildlng permit shall be issued unless improvements areinstalled or the application is accompanied ryith a d.ocu-nent contalning a detaiLed estimate as to the cost of in_stallatlon of improvements, The same shaII be executedunder oath by a nortgagee or other responsible escrowagent, that lt holds a satisfactory forn of security
and,/ or funds sufficient to cover the cost of installationof the improvements to connect the lot upon which thebuilding is to be erected, with existing improvements,whether -pubIicly or privately ovned, and whictr securiiyand,/or funds sha11 not be released until said improvernentsare satisfactorily conpleted; provided, however, that saidsecurity, and,/ or funds, may be released on a pro_ratabasis as each inprovement is completed to connect with thelot involved,
previously ap-the same,
plat shaIl contain
D
If this option is used, the subdivisionthe provlsion hereinabove set forth.
No preriminary plat of subdivision nor finar plat of subdivisionshall be approved by the plan commission or the Board of rrusteesof.the vitlage of Buffalo Grove unress and untir the folrowing re-quirements have been complied with concerning the design and con_struction of public improvements in the villige of Buffalo Crove.
SECTION VIII - REQUIRED LAND IMPROVEMEMS
I9
A. Prelininary Improvement Plans
At the time of submission of a preliminary plat of suMivision,a preliminary plan or plans of public improvements shalI alsobe submitted. These preliminary plans shall be submitted intriplicate and shall include at least the following items:
I. Preliminary layout of grading and drainage showing the ap-proximate method of Lot drainage and street drai.nagethroughout the subdivision.
Preliminary layout of sanitary sewerage facilities showingapproximate sizes and lengths of sanitary sewers, Iocationof treatment facilities, depths and gradients of sewers,and other pertinent information concerning the sanitarysewer SyS tem .
4 Preliminary layout of storm severs,sizes, gradients, and depths of al1age swales and ditches.
shoving locations,storn sewers and dra in-
Preliminary layout of streets, showing crossgrades and gradients of all streets proposedsubdivision.
section andwithin the
6 A statement concerning the materials to be used in the con-struction of the above.
be submitted on 24 inchthe signature and sea IEngineer under vhose
B. Final Plans and S pecif icat ions
Upon receipt of the prelininary plans, the plan Commission sha11refer same to the Village Engineer for his review and comments.The Village Engineer shalI review these plans for general com-pliance with the overall requlrements of the village of BuffaloGrove and shaII return them, together with his recommendation,to the Plan Comrnission within forty-five (4S) days from thetime they are filed with the plan Conmission. One set of thereviewed plans shal1 be returned to the subdivider togethervith his preliminary pIat.
Preferably, all preliminary plans sha1lby 36 inch cloth or paper and shatl bearof the IlIinois Registered professional
direction they were prepared.
At the time of subnission ofnal plans and specifications final plat of subdivision, fi-
publ j,c improvements shaI1 be
thefor
20
3
2
Prelininary layout of vater mains, showing sizes and Loca-tions of mains, valves, fire hydrants, and other appurten-ances.
submitted in triplicate and shall include at least the follow-
ing:
I A title sheet showing the name of the project, section,
to$,nship, and range, an index of sheets, a tabulation of
symbols, location of benchnarks, and a graphic locationwith respect to nearest traveled streets and roads.
A detailed grading plan indicating the vertical elevationsof all houses, Iot 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 Iot corner and at all changes in gradient.
A detailed plan of street improvements showing horizontal
and vertical locations of all street and sidewatk improve-
ments and including horizontal and vertical locations ofall points of curvature, points of intersection, points oftangency, points of vertical curvature, points of verticalintersectj.on, and points of vertical tangency. Radii ofintersection of streets xrill be shown on this plan,
A detailed plan of storn sewer inprovements showing horl-zontal and vertical locatlon of aII manholes, catch basins,inlets, headwalls, and the like and indicating lengths,types, and grades and gradients of all storm sewers andditches. Cross sectlons will be required for all ditcheshaving side slopes greater than 10 horizontal to I verti-cal. Manholes, catch basins, and inlets will be dimen-sioned fron lot corners.
A detailed plan of sanitary sewer improvements showing hor-izontal and vertical locations of aII manholes, and indi-cating lengths, types, and grades and gradients of aIIsanitary sewers. Manholes will be dimensioned from lot
corners.
2
5
6
7
8
4
A detai.led plan of water system j.mprovements
horizontal and vertical location of all firevalve vaults and showing lengths, sizes, andall water ma ins .
indicating
hydrants and
Iocations of
Plans and profiles drawn at a scale not to exceed one inch
equals 1O0 feet horizontally and l inch to 10 feet vertical-Iy indieating additional horizontal and vertical locationof streets, sewers, appurtenances, and the existing grade,
Such additional details as are necessarytent or manner of constructlon.
2l
to clarify the ex-
I Detailed material and construction specifications concern-ing the rvork to be performed inctuding general conditionsof the contract acceptable by the village of Buffalo Grove,
A detailed cost estimate of the work to be performed.r0.
11.The applicant shall pay to the village 1{ percent of theestimated cost of construction of public improvements, pay-able as follows:
a
b
Fifty (50) percent
and specificat ions
The balance on
proved.
upon submission of thefor said improvements.
final plans
a pro-rata basis as improvements are ap-
A11 payments shall be by ations shall be made dur j.ng
gineer or his deputy.
certified checkconstruction by
and
the
aIl inspec-
Village En-
Upon receipt of these final plans, the Vi1lage Board shall refer
same to the Village Engineer for his comments and corrections.The ViIlage Engineer shalI review these plans for compliancewlth the requirements of the village of Buffalo Orove, and shal1return them together with his recotrunendations to the VitlageBoard. One set of the reviewed plans with suggested chaDgesshall be returned to the subdivider at time of final approval.The Village Engineer may, at his discretion, confer with theengineer for the developer concerning correction to the finalplans prior to his final approval. AIl final plans sha1l besubmitted on 24 inch by 36 inch cloth or paper and shalI bearthe signature and seal of the Itlinois Begistered professional
Engineer under whose directions they were prepared,
No substantial deviations from these plans and specificationsv/iII be allowed without the written permission of the VitlageBoard. Field changes will- be allowed by the Village Engineer.
The Village Engineer shall be empowered toand laboratory tests as may be necessary toof the work. The costs of such tests ahatlsubdivider.
require such fieldinsure the quality
be borne by the
C. "As Built Plans"
Prior to final approval of improvements, the subdivider shalIsubmit 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,
9C
Subject plans shal1 shor, horizontal and vertical Iocation ofpipes and service appurtenances referenced to property Iines;
datum sha1l be United States Oeological Survey.
As Built Plans
1O0 feet.shall be prepared at a scale of l inch equals
D. Standards of Des i gn
Any street, sidewalk, water or sea,er extension, or other im-provements herein referred to installed in any street or pub-1ic place must conform to the following minimum of design.
1. Streets
Major and secondary streets sha1l have a width of thirty-five (35) feet measured from back of curb to back of curband shall have a crown of six (6) inches. Minor streetsshall have a \4,idth of twenty-seven (27) feet back to backof curb and a crown of four (4) inches. Marginal accessstreets, when serving only the marginal access frontage,shall have a $,idth of eighteen (18) feet from back of curbto back of curb and a crown of four (4) inches. Cul-de-sacs shal1 be paved to a diameter of slxty-seven (67) feetand shal1 have a crown of eight (8) inches.
AII streets shall be provided vith portland cement concretecombination curb and gutter of a design approved by the vi1-lage Engineer. Pre-nolded bituminous expansion joints ofthe exact contour of the curb and gutter shalt be provldedat aII points of curvature, centers of radius returns, andthirty (3O) feet on centers in the curb and gutter. iffstreets shal1 be provided with a base course equlvalent toeight (8) lnches of gravel or crushed stone suiface courseand a surface of tvo (2) inches of bituminous concrete,similar to sub-class B-5, standard specifications.
A11 streets shall have a minimum gradient of 0.8 feet perhundred feet and a maxinum gradient of si.x feet per hundredfeet.
2. Sidewa lks
I{ithin the corporate Limits of the vitlage of Buffalo Orove,concrete sidevralks sha11 be constructed along both sides ofa1I streets, provided, however, that where tlie property isplatted in lots having an area of at least twenty thousand(2O,000) square feet and a width of at least one hundred(IO0) feet, the ViIIage Board may waive these requirements.
23
Wherever the subdivision is located within one and one-halfmiles of the corporate limits of Buffalo Orove and adjoin-ing a major street, sidewalks having a width of not less
than five (5) feet sha1l be constructed along at least oneside of the major street. Such sidewal.ks shall be con-structed in accordance \4'ith the requirements and under the
supervision of the Village Engineer.
The minimum widths of sidewalks for major and secondarystreets and streets fronting on j.ndustrial, comrnercial,multiple-family, and two-family development shaII be five(5) feet. The minimum width of sidewalks for single-family
development shall be four (4) feet. The minimum thicknessshall be four (4) inches along the frontage of lots andsaid thickness shall be increased to six (6) inches atdrj.veways. A11 sidewalks shall be of portland cement con-crete construction in accordance rr,ith the standard specifi-cations of the village of Buffalo Grove.
Grading of all lots and streets within the village of Buf-falo Grove shall be accomplished in such a manner as toprevent pohding (see definitions, Artj.cle IV) in excess ofeight (8) inches in the event of a complete failure of the
storm sewer system. Except in special cases, grading onall lots will be kept within the range of O.50 percent and
5.O0 percent. Drainage easements will be provided in alI
cases where surface waters from more than one lot are con-
veyed down a property line.
4. Storm Sewerage f'acilit ies
Storm severage facilities shaII be provided to accept and
convey all storm xraters entering on the subdivision. They
shall be designed on the basis of a five (5) year storm and
shal1 be sized to adequately carry all tributary areas at
such tine as they are devel-oped to the density shown on the
Master PIan of the vlllage of BuffaLo Grove" Inlets shall
be provided at all 1ov points and at aII 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-
1et 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 to
Neenah Foundry R 2579. Curb inlet frame and grates shal1 be
similar to Neenah Foundry R-35O1D. Manhole covers sha1l be
similar to Neenah Foundry R 2335' Minimum cover for storm
sewers sha1l be four (4) feet, unless special precautions
24
3. Grad ing
are taken to protect
signed to flow fuIlfeet per second and
second.
the pipe. Storm se\{ers shall be de-with a mj,nimum velocity of three (3)a maximum velocj.ty of ten (IO) feet per
Open channels of trapezoidal desigrr may be providedoptional basis in lieu of enclosed storm sewer pipethe following acreages and conditions are met:
on an
\4rhere
a The channel will serve as the outlet for the enclosedstorm sewers from a drainage area of eighty (g0) acresor nore; the trapezoidal channel has a flat base ofeight (8) feet or more in vidth; a side slope of 3:1;and an easement of fifteen (15) feet or nore in widthwith sodding full uridth.
b The channel w111 serve as the outlet for a drainage areaof one hundred and sixty (16O) acres or more; the trap-ezoidal channel has a flat base of ten (10) feet ormore; a side slope of 3:I; and an easement twenty (20)feet or more j.n width vith sodding firll width.
The channel will serve as the outlet for a drainage areaof two hundred and forty (24O) acres or more; the trap_ezoidal channel has a base of fifteen (IS) feet or .oie;a side slope of 1|:1; an easement of thirty (80) feet ormore; with a five (5) foot chain Iength fence toppedwith barbed wire installed in accordance with standardvillage specif icat ions.
Open channels serving a drainage area of more thanthree hundred and sixty (360) acres shall be subject todesign and easement requirements to be stipulated bythe Village Engineer at the time the suMivider's pre-liminary plat and preliminary improv.ement design aiesubnit ted .
C
d
5. Sanitary Sewers
Sanitary severs and services vith a minimum cover of six(6) feet shall be provided to serve all lots and to providefor reasonable expansions of the systen. Sanitary sewersshaII be designed using the criterium of the MetropolitanSanitary District of Greater Chicago. Sanitary sewer nan-holes shalI be located at points to minimize the possibil-ity of submergence in storms, Manhole frames and gratesshall be equivalent to Neenah Foundry R L772 and shalI beimprinted "Vi1lage of Buffalo Crove. "
25
6 . IYa ter Ma lns
Water mains and services shall be provided to serve all
lots and to provide for reasonable expansion of the system,
Water mains shall be desigrred using the criterium of the
State of Illinois Department of Pub11c Health. A11 valves
(except hydrant auxiliary valves) shaIl be enclosed in
valve vaults of minimum diameter four (4) feet, and havlng
a frame and grate similar to that provided for sanitary
sewers but bearing the imprint rr$ater. rr Fire hydrants shall
be located so as to be within tvo hundred (2OO) feet of a1l
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 (2*) inctr connections and one four (4) inch con-nection. AI1 valves and fire hydlants shalI open counter-
clockwise. l{inlmum cover for water mains shall be five (5)
feet.
7. Landscaping
A11 parkways vithin the dedicated street area
lic use areas, shall be graded and seeded in
manner.
Street
ards.
or
an
other pub-
a pproved
Street trees sha11 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 (Celtis Occidentalis) ,
Norway Maple (Acer Platanoides), Thornless Honey Locust(Triacanthose Inermis) , Ironwood (Ostyra Virginica), or
Columnar l,laple (Platanoiders Columnare), or any other spe-
cies approved by the Village Board of Trustees. and shall
be of a diameter of not less than tvo (2) inches and the
developer is to certify to the village that said trees are
free from dlsease under the State of Illinois Plant Inspec-
tion Departnent 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 t'wo in-
tersecting streets.
8. Street Slgns
Street signs sha11 be in conformance with village standards.
9. Street Light ing
Iighting shalI be in conformance with village stand-
26
IO. Public Utilities
AII public utility Iines for telephone and electricservices shall be placed in rear line easements whencarried on overhead poles,
lYhere telephone and electric service lines are placed
underground entirely throughout a subdivided area, saidconduits or cables shalI be placed within easements or
dedicated public ways in a tnanner which will not con-flict vith other underground services. Further, alltransformer boxes shall be located so as not to be un-sightly or hazardous to the public.
E. ldaterial Specif icat ions
a
b
I AII public inprovements instalLed in the vj.lIage
Orove shaII be constructed of materials meetinging specifications.
Curb and gutter. Sec. 80, Standard
Road and Bridge Construction, State
of
the
Buf fa 1ofollow-
Specifications for
of I Ilinois.
Sec. 29, Stand-CraveI or crushed stone base course.ard Specifications.
Bituminous Concrete Surface.
Standard Specif icatlons.Sec. 44, Class B-5,
PCC Sidewalk. Sec. 89, Standard
Cast Iron Pipe. ASA 21.6,
Spec if icat ions .
or Equivalent j oints.
C-?OO, Amvit or equlv-ASTM
Ty ton
c-13,Yitrified CIay Pipe.alent joints.
Concrete Pipe. ASTM c-14.
Reinforced Concrete Pipe. ASTU c-76.
Detailed Specif lcatlonsr
27
The VilIage Clerk shall maintain sets of specifications ava1l-
able for public sale at all tines as a guide in preparlng pro-
ject specifications.
SECTION IX - DEDICATION TO PT'BLIC USE
I{henever a proposed subdivision coming within the jurisdiction ofthis ordinance has an area of more than five (5) acres, the sub-divider may be required to desigtrate a minimum of 1O percent ofthe area, exclusive of public streets and a11eys, as "reserved fora period of five (5) years for future acquisltion by a public agen-cy and dedicated to public use, the price to be paid for the saneto be fair market value at the time of acquisition. "
The acquisition shall take place within five (S) years from thedate of approval of the subdivision. The fair market value at thetime of acquisition shalL be established by negotiati.on. If neg-otiations fail then by appraisal, by three (3) qualified appraisers,one of whom sha1l be appointed by the public Agency, one by thesubdivider or then owner of the parcel, and one by the appraisersso named. In the event a Public Agency does not acquire the landwithin the five (5) year period, the land shall be eligible forsubdivision in accordance with then existing zoning standards andsubdivisLon regulations; provided that neither failure on the partof the appraisers to act within the five (5) year period or anyactlon necessary to enforce conveyance sha11 be considered as partof the five (5) year period. The decision of a najority of theappraisers sha1l be binding upon all parties.
The location of the area shall be referred to the plan
for approval and the area sha1l be appropriately markedprior to approval of the plat.
Conmission
on the plat
SEC'IION X VARIATIONS AND EXCEPTIONS
28
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, becauseof topographical or other conditions peculiar to the site. adeparture may be made without destroying the intent of suchprovisions, the Plan Conmlsslon may reconmend a variance ormodification to the Village Board. The suMivider shal1 applyin writing for such variance or modification of the action.
Any variance or modification thus authorized, shaIl be attachedto and made a part of the final plat.
B. Whenever a subdivision ls developed under the Planned Devetop-
ment provislons of the zoning ordinance, wherein adequate parkor playground area is provided, through traffic is adequatelycared for, and the majority of the ninor streets are of thecul-de-sac type, the Village President and Board of Trustees
may vary the requirements of Sections V and VI in order to aI-
Iow the subdivider more freedom in the arrangement of the
street and lots, but at the same time, protect the convenlence,
health, velfare, and safety of the probable future residents of
the subdivision as well as the character of the surroundingproperty and the general velfare of the entire village. In
no case, however, sha1l the average lot area per fanily 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 famlly shall not be less thanten thousand (10,000) square feet for single-family residencesnor less than three thousand (3,OOO) square feet per famllyfor lots upon whlch the residences are to be erected for more
than one family.
SECTION XI CHARACTER OF DEVELOPMENT
The Corunission or lts staff sha1l confer vith the subdivider re-garding the type and character of developnent that wiII be per-
mitted in the subdivision, and nay agree with the subdlvider as tocertain minimum restrictions to be placed upon the property to pre-
vent the construction of substandard buildings and control the typeof structures, or the use of the lots, which, unless so controlled,
would clearly depreciate the character and value of the proposed
subdivlsion and of adjoining property, Deed restrictions or cov-
enants should be included to provide for the creation of a proper-
ty owner I s association or board of trustees for the proper protec-
tion and maintenance of the developnent in the future, provided,
however, that such deed restrictlons or covenants sha11 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 XI I BUILDING PERMIT
No building permit shall be issued by any governing official for the
construction of any building, structure, or improvement to the landor any lot within a subdivision as defined herein, which has been
approved for platting or replatting, until aI1 requirements of this
ordinance have been fu1ly courplied rlith.
SEC1TION XIII - OCCI'PANCY PENMIT
No occupancy permit sha11 be granted by any governing official for
the use of any structure within any subdlvision 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,
,o
SE TION XIV - ENFORCEMENT
No plat of any subdivision shall be entitled to be recorded in the
County Recorderrs Office or have any validity until it shall have
been approved in the manner prescribed by this ordinance.
SEC]TION XV RECORD OF PLATS
A11 of such plats for suMivision, after the same have been sub-mitted and approved, as provided in this ordinance, shall be copiedupon a book of plats of said vlllage of Buffalo Grove and shall befiled and kept by said village of Buffalo Orove among the lecordsof the village of Buffalo Crove with one copy forwarded to the plan
Commission.
SECTION XVI VALIDITY
If any section, paragraph, clause, sentence, or provision of thisordinance shalI be adjudged by any court of competent jurisdictionto be invalid, such judgement shall not affect, impair, invalidate,or nullify the remainder of this ordinance, but the effect thereofshaII be confined to the section, paragraph, clause, sentence, orprovision irunediately involved in the controversy in which judge-
ment or decree shall be rendered.
SECTION XVII - EFFECT
AII ordinances or parts
slons of this ordinance
ordinance.
of ordinances in conflict with the provi-
shalI be repealed by the passage of thts
SECTION XVIII - WHEN EFFECTIVE
This ordinance shal1 be in full forcepassage, approval. and publication or
Iaws of the State of Illinois.
and effect from and after itsposting according to the
PASSED this 8rH day of DEC nbeR 19 60 , A.D
age er
APPROVED th is tru day of IICC,hAER, re 50, A.D
bsr;- e,...3,^t^a,t"^^,(-\Preside6t, Board of Trustees
Village of Buffalo Orove,
Cook County, I llinois
30