1968-0060
BUFFALO GROVE, ILLINOIS • 537-6373
October 14, 1968
TO: The President and Board of '1'rustees
Village of Buffalo Urove, Illinois
SUBJECT: Printing of Sub-Division Ordinance 0-66-6
Ordinance 0-68-6 which -,oertains to the subdivision and
platting of land and. providing for installation of subdivision
improve.-iients was approved by the board of trustees on iparch 255".
1968. Pri'-riting of this ordiance has not yet been accomplished.
The Comprehensive Plan Comm-ittee has sought out bids -.Crorll. four
printers to establish the cost of printing base on 100 copies
or 250 copies. The folloviring, results are listed..
1. C&S Printing, Palatine No I'Reply
2. Paddock Publications, Arlington Heij hts
100 Copies '386.65 250 copies X477-95
IBIK Typesetting. Included stitching, 'C'nat was not
requi-red..would probably reduce price approx 20 5,
3. E & R '-Reproduction Co,- Brookfield
100 copies 'i�115-30 250 copies '1�173.00
Photo reproduction (as is)
4. The Reminder, Wheelin
100 co pies X199.00 250 copies X278-00
T
,11) 1 typesetting. h3ven colui.,n'is
2.eflection of quality is noted on the above bids.
]Respectf4lly q mitted)
el en
rman,
Comprehensive Flan Committee
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DEFINITIONS. . . . . . . . . .
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V
DESIGN STANDARDS
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A. Street Plan
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B. Minimum Street Widths and Design Standards
7
C. Easements
9
D. Residential Block Standards
10
E. Residential Lot Standards
10
F. Building Lines
11
VI1
PROCEDURE AND REQUIREMENTS . . . . . . . .
11
A. Procedure for Filing of Preliminary Plans
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B. Approval of Final Plat _
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VI11
AGREEMENTS . . . . . . . . . . . . . . . .
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VIII:
REQUIRED LAND IMPROVEMENTS . . . . . .
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A. Preliminary Improvement Plans
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B. Final Plans and Specifications
20
C. "As Built Plans"
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D. Standards of Design
22
E. Material Specifications
27
F. Detailed Specifications
27
IX.
DEDICATION TO PUBLIC USE . . . . . . .
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VARIATIONS AND EXCEPTIONS. . . . . .
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CHARACTER OF DEVELOPMENT . . . .
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TABLE OF
CONTENTS -- Continued
SECTION
PAGE
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XII.';
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BUILDING PERMIT. .
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XIII.1
OCCUPANCY PERMIT .
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XIV.!
ENFORCEMENT. . . .
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XV.I
RECORD OF PLATS. ...
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XVI.
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VALIDITY
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XVII.!
EFFECT
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XVIII.;
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WHEN EFFECTIVE.
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AN ORDINANCE
for
THE SUBDIVISION AND PLATTING OF LAND
and
�^ PROVIDING FOR INSTALLATION OF SUBDIVISION IMPROVEMENTS
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BE IT.. ORDAINED BY THE PRESIDENT AND.BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, 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
Buffalo 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
installation 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 sub-.
division 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.
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 compliance with the regulations hereafter
contained in this ordinance.
All lands offered to the Village of Buffalo Grove for use as
streets, highways, alleys, parks, and other public use, shall be
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referred to the Buffalo Grove Plan Commission for review and
recommendation before being accepted by the Village Board or
by any other governing authority.
SECTION III - APPROVALS, INTERPRETATIONS,AND EXCEPTIONS
A. Noland shall, after the adoption of these regulations, be
subdivided 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
ofthe 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. Noimprovements, 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.
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C. Subdivisions of land lying.outside of the Village and within
one and one -half miles of the Village limits shall also be
required to conform with the requirements of this ordinance.
D. Where a tract of land is proposed for subdivision that is part
ofa larger, logical subdivision unit in relation to the Village
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.
E. All interpretations of these rules and regulations are reserved
to the administrative bodies referred to herein.
F. 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.
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SECTION IV - DEFINITIONS
Alley. Alley shall mean a strip of land, not less than 20 feet
in width and not more than 40 feet, along the side of or in the
j rear of properties, intended to provide access to these properties.
Accepted Public Street. Any street duly accepted by the Board of
Trustees of the Village of Buffalo Grove for maintenance by said
Village.
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Approved Street. Any street, whether public or private, meeting
standards and specifications of the Village of Buffalo Grove.
Building Line. Building line shall mean a line within a lot or
other parcel 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 designated with
a right -of -way width of 80 feet, for.access of traffic from several
minor streets to a major street.
Commission. Whenever the word "Commission" is used in this ordi-
nance it 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
to 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 being 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 specific purpose or purposes.
Final Plat. Final plat shall mean the drawings and documents
described in.Section VI, "B ".
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.
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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,
business, 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.
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Improvement (Public Improvement). Any facility for which the Vil-
lage of Buffalo 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 ofsuch divided highway by an intersecting highway shall be
regarded 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
protection 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.
sufficient proprietary interest of record in the land sought to be
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.
Planned Development. A planned development is a tract of land
whichis 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
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area,iand manufacturing planned developments which shall be
least ten acres in area.
Plat. map, drawing, or chart on which the subdivider's plans of
the subdivision are presented and which he submits for approval
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and intends to record in final form.
Pondina. Ponding shall be defined as the creation of pockets or
depressions which have no surface drainage provided and which, in
the event of a failure on the part of inlets or storm sewers, will
contain 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
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documents described in Section VI.
Primary Street. Primary or major street shall mean a street of
considerable 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 th
Official Plan.
Public A enc . Public Agency shall mean any public board created
by authority of the Illinois Revised Statutes.
Public Street. Public street shall mean all primary, secondary,
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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
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shall refer to the width`.of the street right -of -way or easement,
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! whether public or private, and shall not be considered as the
width of paving or other improvement on the street right -of -way
width.
Subdivider. Any individuals, firms, associations, syndicates, 'cor-
porations, co- partnerships, trusts, or other legal entities com-
mencing proceedings under this ordinance to effect.a subdivision
of land.
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 development,
including all public streets, alleys, ways for public 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 fol-
lowing shall not be considered a subdivision and shall be
exempt from the requirements of this ordinance.
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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;
The sale or exchange of parcels of land between owners
. of adjoining and contiguous land;
o,. 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 ease
ments 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;
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f. The sale or exchange of parcels or tracts of land existing
on July.17, 1959, into no more than two parts and not
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involving any new streets or easements of access;
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i' 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
for is developed on a lease basis and said subdivision shall
be subject to the improvement and design requirements of this
1 ;ordinance and other requirements specified by the Commission.
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 considered 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 for streets to be dedicated or established
after 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 100' (located in accordance
Streets, and.Parkways with Master Street Plan).
2 Secondary or.Collector 80'
Street
3. Marginal Access Street 40'
(without intersecting
streets)
4 Minor Street 60'
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5 Cul -de -sacs 60' radius
6. Cross- walkways 10'
7. Utility Easements 10'
8. 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
adjoins said half - street the remainder of the street shall
be dedicated at the time of platting.
9. Minor streets shall be so laid out that their use by through
;traffic will be discouraged.
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10. Street jogs with center line offsets of less than one hun-
dred and twenty -five feet shall be avoided.
- 11. 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 c.
100 feet.on all other streets.
12. It must be evidenced that all street intersections and con-
fluences encourage safe traffic flow.
13. Alleys.
A.'.Alleys may be required in commercial and industrial
districts
ii b. Alleys shall be prohibited in residential areas except
where topographic or other conditions may necessitate
their use.
c.: The width of an alley shall not be less than twenty (20)
feet.
j, 14. The maximum length cul -de -sac shall be five hundred (500)
feet measured along the center line 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
C shape with a minimum diameter of one hundred twenty (120)
( feet.
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15. Half- streets shall be prohibited, except where essential to
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
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practicable to require the dedication of the other half
when 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
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
I: Village Board.
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i; 16. No street names may be used which will duplicate or be con-
fused with the names of existing streets in the Wheeling
Postal District.. Existing.street names must be projected f'
j wherever possible._
17.'Where a subdivision borders on or contains an existing or
;proposed major street, the Village President and Board of
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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 often (10)
feet along the rear property line; or other treatment as
may be adequate for protection of through and local traffic,
18.11f 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
for entrances are desired from such highway to lots, streets,
roadways, or alleys in such proposed subdivision, the sub-
divider shall submit prior to subdivision approval 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.
�i C. Easements.
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l.',Easements across lots or centered on rear or side lot lines
shall be provided for utilities and street lighting and
i ',drainage, where necessary, and shall be at least ten (10)
feet wide. The easement shall be so laid out that a proper
;continuity may be had from lot to lot and from block to
block. In addition due provisions for extension of easements
Ito adjacent areas shall be made. Written approval of the
Futility easement layout by the Public Utility Companies shall
The required on the final plat. Where a subdivision is tra-
iversed by a water course, drainage way, channel, or stream,
Ithere shall be provided a storm water easement or drainage.
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right -of -way conforming substantially with the lines of
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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.
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1.'The maximum lengths of blocks may permitted up to eighteen
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'hundred (1,800) feet. Blocks over eight hundred (800) feet
may require cross -walk easements. Cross -walk easements not
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less than ten (10) feet.in width shall be provided where
deemed necessary by the Plan Commission at the approximate
Icenters of the blocks. The use of additional cross - walkways
iin any instance to provide safe and convenient access to
Ischools, parks, or other similar destinations may be recom-
!mended by the Plan Commission.
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.
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E.
Residential Lot Standards.
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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 prohibited. All lots
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shall abut on a publicly dedicated street.
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Where said lots front upon a cul -de -sac or curved road or
street having a radius of two hundred (200) feet or less,
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ithe minimum width of the frontage at the lot may be measured
jat the building line, with the width at said right -of -way
line to be not less than fifty (50) percent of the width
required by the zoning ordinance, with said width being
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measured on the arc of the street right -of -way line.
3.!,The area of the street right-of-way, g y, 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-
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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-
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adequate to provide the necessary yard requirements
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of the zoning ordinance.
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4. 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.
5. Lots upon major highway intersections and at all.other acute
angle intersections which, in the opinion of the Village
Board, are likely to be dangerous to traffic movement shall
have a radius of twenty (20) feet at the street corner. On
1 a chord may be substituted, with the
approval
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business
lots, PP
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of the Commission, for the circular arc. Where grade separ-
ation structures are proposed at the intersection of major
highways, the lots and improvements in the subdivision shall
be arranged so as to make adequate provision for such
structure.
6. Lots abutting a water course, drainage way, channel, or
stream 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 for
front, rear, and side yards.
F. Building Lines.
Building lines shall be shown on plats of subdivisions within
thel incorporated area of the Village of Buffalo Grove which are
intended 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.
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.
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,
I 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 four
copies of the preliminary plan and all other information
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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 b
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the subdivider; those deed restrictions which exist or
are to be placed on the property subdivision, and the
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expected date of its development.
(:. C.
The Village Board shall, by motion, refer the preliminary -.
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plan.to the Plan Commission and shall,at the same time,
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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
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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 thereon at
that meeting.
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Filing Fee. On submitting the preliminary plat, the
subdivider 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 subdivider'
to submit a final plat within four (4) months after re-
ceiving tentative approval of a preliminary plat, it is
necessary to resubmit a preliminary plat for tentative
approval, the subdivider shall be required to pay the
fee currently in effect at the time of resubmission.
The filing fee shall be paid to the Village Clerk and
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shall be in addition to any other sums or fees enumerated.
The Plan Commission and the Village Engineer shall be
available for discussions prior to submission of the
preliminary plat.
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2.IThe
Preliminary Plan Shall Contain the Following:
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jIdentification and Description
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a.
Proposed name of the subdivision.
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Delineation of Existing Conditions
g. Boundary line of proposed subdivision indicated by solid
heavy line and the total approximate acreage encompassed
thereby.
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h. Location, widths, and names of all existing or prior
platted streets or other public ways, railroad and utility
rights -of -way, parks and other public open spaces, per-
manent 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
I . Boundary lines of adjacent tracts of unsubdivided or
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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 Plan Commission, 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.
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n. Layout, numbers and dimensions of lots.
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Parcels of land intended to be dedicated or temporarily
reserved for public use or set aside for use of property
owners in the subdivisions.
;p.
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 maintained.:
q.
Soil borings as required by the Plan Commission.
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Refer to and comply with Section VIII.
3.1The
Following Qualifications shall Govern Approval of the
!Preliminary Plan.
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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.
jb.
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 county
officials, where concerned, prior to the approval of the
final plat by the Village of Buffalo Grove.
c.
Land subject to flooding or containing poor drainage fa-
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cilities. No plan will be approved for the 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
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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 may be approved.
d.
The approval of a preliminary plan by the Plan Commission
and Village Board is strictly tentative, involving merely
the general acceptability of the layout submitted. This"
approval shall be effective for a maximum period of
twelve (12) months unless upon application of the devel-
oper the Village Board grants an extension. If the final
plat has not been recorded within this time limit, the
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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
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
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final plat.
B. Approval of Final Plat
1.1 Filing.
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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.
ib. Action must be taken by the Village Board within thirty-
one (31) days after the final plat has been submitted
for approval.
Ic.;Upon approval of the Village Board, the Village shall
.' record the plat with the applicable Recorder of Cook
(or Lake) County within six (6) months. If not recorded
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 surveyor.
d. Scale l inch.to 100 feet or larger (shown graphically)
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e_ Date.
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ana aa3olning the plat, and the exact location and
widths of all cross - walkways. Streets that are obviously,
in alignment with others already existing and named shall
bear the names of the existing streets. Before the finale
plat for the subdivision shall be approved the subdivider
shall submit to the Village Plan Commission a statement
from the local postmaster approving the names of the
proposed streets and of the proposed system of postal
addresses along such streets.
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Before the final plat of any subdivided area shall be
approved and recorded, the subdivider shall furnish pro-
files of all streets and alleys in the proposed sub-
division, drawn to a horizontal scale of forty (40) feet
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to the inch and vertical scale of ten (10) feet to the
inch. Elevations shall be referred to a permanent re-
corded benchmark of the Village of Buffalo Grove's datum.
Street grades for major streets shall not exceed 6 percent.
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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 accurately
tied to the lines of the subdivision by distances and
angles.
is 1.
Radii, internal angles, points and curvatures, tangent
bearings, and 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
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at all corners and at points of tangency of curve lines
along the boundary of the subdivision prior to final
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acceptance of the improvements by the Village. Per-
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manent monuments shall be of concrete with minimum di-
mensions of four inches by four inches at top, six
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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, th, imbedded so
that the top of the dowel shall be flush with the surface'
and at the center of the monument.
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All lot corners not marked by concrete monuments shall
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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
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visible above the established grade of the ground when
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occupancy occurs.
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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 property
owners.
q.
Building setback lines accurately shown by dimensions
which shall not be less than required by zoning ordinance.
x.
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 monu-
ments and markers shown thereon exist as located and that -
all dimensional and geodetic details are correct.
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
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space for signatures.
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Approval by signatures of the-Plan Commission and Village
Engineer. This approval of the final plat shall not be
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deemed to constitute or effect an acceptance by the public
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of the dedication of any street or other proposed public
way or space shown on the plat.
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Engineering plans and specifications as required by Sec-
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tion VIII.
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SECTION VII - AGREEMENTS
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The final plat to be filed of record shall be accompanied by a
statement signed by the owner and subdivider, setting forth the
following:
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A. Plans and s ecifications for such improvements { p p previously
approved 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
Section VIII in accordance with the plans and specifications
accompanying the final plat.
C. Bond in the amount of the estimate of the Village Engineer
' or the cost of the installation of such improvements with
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good and sufficient surety thereon to be approved by the
Village Board conditioned upon the installation of the re-
quired improvements within two (2) years of the approval of
the final plat.
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 pro -
vided for in this ordinance shall be completed in the fol
1 wing manner.
No building permit shall be issued unless improvements
are installed or the application is accompanied with a
6, document containing a detailed estimate as to the cost
of installation of improvements. The same shall be exe-
cuted under oath by a mortgagee or other responsible escrow
it 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
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funds, may be released on a pro -rata basis as each im-
provement is completed to connect with the lot involved.
i If this option is used, the subdivision plat shall contain
the provision hereinabove set forth.
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SECTION VIII - REQUIRED LAND IMPROVEMENTS
a' 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 -
- struction of public improvements in the Village of Buffalo Grove.
I I; A. Preliminary Improvement Plans.
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At;the time of submission of a preliminary plat of subdivision,
a preliminary plan or plans of public improvements shall also
besubmitted. These preliminary plans shall be submitted in
triplicate and shall include at least the following items:
1.lPreliminar Y la out of grading and drainage showing the
approximate 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,
Viand other pertinent information concerning the sanitary
(sewer system.
3.1_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,
isizes, gradients, and depths of all storm sewers and
drainage swales and ditches.
5. Preliminary layout of streets, showing cross section and
grades and gradients of all.streets proposed within the
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subdivision.
fl6.;:A statement concerning the materials to be used in the con-
!) struction of the above.
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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.
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€ 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.
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! B. Final Plans and Specifications.
At' the time of submission of the final plat of subdivision,
I` final plans and specifications for public improvements shall
be! submitted in triplicate and shall include at least the
foil lowing:
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1.1A title sheet showing the name of the project, section,
township and range, an index of sheets, a tabulation of
i ;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-
ient. Directions of flow of surface waters will be delin-
eated with arrows and the gradient of the land indicated
labove the arrows. Curb elevations will be indicated oppo-
site each lot corner and at all changes in gradient.
3.�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
-5 intersection, and points of vertical tangency. Radii of
intersection of streets will be shown on this plan.
4.1-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
II (having side slopes greater than 10 horizontal to 1 vertical.
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Manholes, catch basins, and inlets will be dimensioned from
lot corners.
5.A - detailed plan of sanitary sewer improvements showing
R (horizontal and vertical locations of all manholes, and
;indicating lengths, types, and grades and gradients of
all sanitary sewers. Manholes will be dimensioned from
;lot corners.
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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 vertically
iindicating additional horizontal and vertical location of
!streets, sewers, appurtenances, and the existing grade.
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t= 8.Such additional details as are necessary to clarify the
extent or manner of construction.
9.Detailed material and construction specifications concerning
Ithe work to be performed including general conditions of
!the contract acceptable by the Village of Buffalo Grove.
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10.1A detailed cost estimate of the work to be performed.
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ll.'The applicant shall pay to the Village 114- percent of the
P.
:estimated cost of construction of public improvements,
;payable as follows:
ja. Fifty (50) percent upon submission.of the final plans
and specifications for said.improvements.
jb. The balance on a pro -rata basis as improvements are
approved.
All payments shall be by ;a certified check and all inspec-
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 cor-
rections. 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
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with the engineer for the developer concerning correction to
the final plans prior to his final approval. All final plans
shall.be submitted on24 inch - by..36 inch.cloth or paper and
shall bear the signature and embossed seal of the Illinois
Registered Professional Engineer under whose directions they
were prepared.
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Nolsubstantial 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.
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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
!; actually built. Separate plans shall be provided for water,
sanitary sewer, and storm sewer improvements.
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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 sewer.extension, or other im-
provements herein referred to installed in any street or public
place must conform to the following minimum of design.
1.� Streets
Major streets shall be paved with two twenty -four foot back
to back of curb pavements with a landscaped median of nine-
teen feet. Pavement ;crown shall be 4 inches and median
strip crown shall be 6 inches.
Secondary streets shall have a width of thirty -five (35)
feet measured from back of curb to back of curb and shall G'
:have a crown of six (6) inches
Minor streets shall have a width of twenty -seven (27) feet
back of curb and a crown of four (4) inches.
i 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)
inc hes.
Cut -de -sacs shall be paved to a diameter of sixty- seven (67)
j jfeet and shall have a crown of eight (8) inches.
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All streets shall be provided with portland cement concrete
combination curb and gutter of a design approved by the
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Village Engineer. Pre- molded bituminous expansion joints
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of the exact contour of the curb and gutter shall be pro-
vided at all points of curvature, centers of radius returns,
and thirty (30) feet on centers in the'curb and gutter. All
major streets shall be paved with portland cement concrete
eight (8) .inches thick. All secondary and minor streets
shall be provided with a base course equivalent to eight (8)
inches of waterbound macadam base course and a surface of
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two and one -half (22) inches of bituminous concrete, similar
to sub -class B -5, standard specifications.
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All streets shall have a minimum gradient .of..40 feet per
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hundred feet and a maxium.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
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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. I.
Wherever the subdivision is located within one and one -half
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miles of the corporate limits of Buffalo Grove and adjoining
major street, sidewalks having a width of not less than
ive (5) feet shall be constructed along at least one side
Df the major street. Such sidewalks shall be constructed
Ln accordance with the requirements and under the supervision `
of the Village Engineer.
°
The minimum widths of sidewalks for major and secondary t,
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 five (5) 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 -
struction in accordance with the standard specifications
of the Village of Buffalo Grove.
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3. Grading
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Grading of all lots and streets within the Village of Buf-
falo Grove shall be accomplished in such a manner as to
prevent ponding in excess of eight (8) inches in the event
of a complete failure of the storm sewer system. Except in
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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 conveyed down a property line.
4.I 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 two (2) cubic feet per
second. Rear yard inlets shall be provided with a catch
.basin bottom having a depth of at least two (2) feet and the
outlet 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 shall be
similar to Neenah Foundry R -3502. Manhole covers shall be
similar to Neenah Foundry R -2335. Minimum cover for storm
sewers shall be four (4) feet, unless special precautions
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.
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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 met:
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 a flat 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)
I 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-
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ezoidal channel has _a base of fifteen (15) feet or more;
a side slope of 1Z: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 shall be 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.
e. All open channels will be provided with a tile sub
surface drain at the low point.of the channel.
51. .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 possibility
of submergence in storms. Manhole frames and grates shall
be equivalent to Neenah Foundry R -1772 and shall be im-
printed "Village of Buffalo Grove ". All sanitary sewers
and services to serve Residential or Commercial properties j
shall be asbestos cement pipe of the class required.
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Water Mains
Water mains and services shall be provided to serve all
lots and to provide for reasonable expansion of the system.
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Water mains shall be designed using
g g 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
6
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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 (21-2) 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)'
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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
p parkways four (4)
feet from the sidewalk and shall be spaced not less than
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forty-three 43) feet apart on
Y- ( p parkways abutting lots that
jhave a frontage of seventy -five (75) feet. The trees shall
be one of the following: Hackberr y (Celtis 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
I ;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
i' intersecting streets:
i 8. Street Signs
Street signs shall be in conformance with Village standards.
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i 9. Street Lighting
Street lighting shall be in conformance with Village standards.,'
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10.: Public Utilities
a:.Al1 public utility lines for telephone and electric
services shall be placed in rear line easements when
carried on overhead poles.
;i b. Where telephone and electric service lines are placed
ii underground entirely throughout a subdivided area, said
conduits or cables shall be placed within easements or
s� I dedicated public ways in a manner which will not con -
,y flict with other underground services. Further, all
transformer boxes shall be located so as not to be un
�j j sightly or hazardous to the public.
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E. Material Specifications
1. All public improvements installed in the Village of Buffalo
Grove shall be constructed of materials meeting the following
specifications.
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Curb and gutter. Seca 80, Standard Specifications for
Ir Road and Bridge Construction, State of Illinois..
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j Waterbound Macadam Base course. Sec. 30, Standard
Specifications.
Bituminous Concrete Surface. Sec. 44, Class B -5, Stan -
dard Specifications.
PCC Pavement. Sec. 48, Standard Specifications.
Cast.Iron Pipe. ASA 21.6, Tyton or Equivalent joints.
Asbestos Cement Pipe. Federal Specifications SS- P -331b.
j Reinforced Concrete Pipe. ASTM c -76.
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F. Detailed Specifications j
I, The 'Village Clerk shall maintain sets of specifications avail-
able for public sale at all times as a guide in preparing,pro-
jelct specifications.
SECTION IX - DEDICATION TO PUBLIC USE
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Whenever a proposed subdivision coming .within the jurisdiction of
this ordinance has an area of more than five (5) acres, the sub-
divider 'shall be required to designate a minimum of 10 percent of
the area, exclusive of public streets and alleys,.as "dedicated to
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public' use"
( The location of the areas shall be referred to the Plan Commission
for approval and the areas shall be appropriately marked on the
j plat prior to approval of the plat.
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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
oftopographical or other conditions peculiar to the site, a
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The Commission or its staff shall confer with the subdivider re-
gardin;g the type and character of development that will be per-
mittec 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 property
owner';s association or board of trustees for the proper protection
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and maintenance of-the development in the future, provided, however,
that.such deed restrictions or covenants shall not contain rever-
sionary clauses wherein any'lot shall return to the subdivider
because of a violation.thereon of the terms of the restrictions or
j 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 i
land or any lot within a subdivision as defined herein, which has
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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 apart of the final plat.
B. Whenever a subdivision is developed under the Planned Develop -
merit 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
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allow the subdivider more freedom in the arrangement of the j
street and lots, but at the same time, protect the convenience ,
health, welfare, and safety f the
y 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 e-
.
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.
SECTION O
TI N XI - CHARACTER OF DEVELOPMENT N
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The Commission or its staff shall confer with the subdivider re-
gardin;g the type and character of development that will be per-
mittec 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 property
owner';s association or board of trustees for the proper protection
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and maintenance of-the development in the future, provided, however,
that.such deed restrictions or covenants shall not contain rever-
sionary clauses wherein any'lot shall return to the subdivider
because of a violation.thereon of the terms of the restrictions or
j 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 i
land or any lot within a subdivision as defined herein, which has
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ment or
decree
shall be rendered.
been approved for platting or, replatting, until all requirements
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SECTION
XVII -
.of this ordinance have been .fully complied with.
SECTION XIII - OCCUPANCY PERMIT
No occupancy permit shall be granted by any governing official
I
for the use of any structure within any subdivision approved for
platting or replatting until required utility facilities have been
installed and made ready to service the property, and that roadways
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providing access to the subject lot or lots have been-constructed,
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or are! in the course of construction.
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SECTION XIV - ENFORCEMENT
`
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No plat
of any subdivision shall be entitled to be recorded in the
t .I
County, Recorder's Office or have any validity until it shall have L
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-
mitte and approved, as provided in this ordinance, shall be copied I:
j
upon
book of plats of said Village of Buffalo Grove and.shall be
filedand
kept by said Village of Buffalo Grove among the records
of the
Village of Buffalo Grove with one copy forwarded to the Plan
j
Commi 'sion,
SECTION
XVI - VALIDITY'
If any
paragraph, clause, sentence, or provision of this
5
ordinance
shall be adjudged by any court of competent jurisdiction
gk
to belinvalid,
1
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.
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SECTION
XVII -
EFFECT
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