1980-002AMENDED
JULY 1977
SUBDIVISION REGULATIONS
VILLAGE OF BUFFALO GROVE, ILLINOIS
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SECTION
I.
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
.XI.
XII.
XIII.
TABLE OF CONTENTS
PAGE
PURPOSE . . . . . . . . . . . . . . . . .
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JURISDICTION . . . . . . . . . . . . .
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APPROVALS, INTERPRETATIONS, AND EXCEPTIONS
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DEFINITIONS. . . . . . . . . . . . . . .
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DESIGN STANDARDS . .. . . . . .
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A. Street Plan.
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B. Minimum Street Widths and Design
Standards
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C. Easements
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D. Residential Block Standards
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E. Residential Lot Standards
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F. Building Lines
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PROCEDURE AND REQUIREMENTS . . . . .
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A. Procedure for Filing of Preliminary Plans
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B. Approval of Final Plat
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AGREEMENTS. . . . . . . . . . . . . . .
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REQUIRED LAND IMPROVEMENTS . . . . . .
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A. Preliminary Improvement Plans
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B. Final Plans and Specifications
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C. "As Built Plans"
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D. Standards of Design
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E. Material Specifications
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F. Detailed Specifications
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G. Engineering Fees
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DEDICATION TO PUBLIC USE . . . . . . . . .
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VARIATIONS AND EXCEPTIONS. . . ". . . . . .
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CHARACTER OF DEVELOPMENT . . . . . . .
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BUILDING PERMIT. . . . . . . . . . . .
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OCCUPANCY PERMIT . . . . . ... . . . . . .
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TABLE OF CONTENTS--Continued
SECTION
PAGE
. XIV.
ENFORCEMENT. . . . . . . . . .
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XV .
RECORD OF PLATS . . . . . . . . . . . . .
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XVI
VALIDITY . . . . . . . . . . . . . .
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XVIT.
EFFECT . . . . . . . . . . . .
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XVIII.
WHEN EFFECTIVE . . . . . . . . . . . .
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APPENDIX
A Administrative Order _Number 2
Project Improvement-Guarantees . . . .
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APPENDIX
B Standard Specifications.for Construction
of Portland Cement Sidewalks . . . . .
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APPENDIX.0
Standard Specifications for Construction
of Portland Cement Concrete Driveway
Aprons . . . . . .
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APPENDIX
D Standard Specifications for Storm
Water Detention. . . . . . . . .
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I I
AN ORDINANCE
for
THE SUBDIVISION AND PLATTING OF LAND
and
PROVIDING FOR INSTALLATION OF SUBDIVISION IMPROVEMENTS
BE IT ORDAINED BY THE PRESIDENT AND BOARD.OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, COOK 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. No land 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
of the Village of Buffalo Grove. This approval must be in
' writing and placed on the original tracing of the final plats
according to the procedure outlined.in Section VI herein.
' B. No improvements, such as sidewalks, water supply, storm
water drainage, sewerage facilities,.lighting, grading, paving,
•or.surfacing of streets, shall hereafter be made within any
such subdivision by any owner or owners or his or their agent
' at the request of such owner or owners or his or their agent
until the plats for the subdivision and also the plans for
improvements thereto have been formally recommended by Buffalo'
' Grove's Plan Commission and approved by the Board of Trustees
of the Village of Buffalo Grove.
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
of a 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
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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,
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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.
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-
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- 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.
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Cul -de -sac.- Cul -de -sac shall mean a street having one open end
and being permanently terminated--by a vehicle turnaround.
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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 fora specific purpose or purposes.
Final Plat. Final plat shall mean the drawings and documents
described in Section VI, "B ".
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Frontage. All the property-on-one side of a street between two in-
tersecting streets (crossing-or terminating) measured along the
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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 ubli or
p c 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.
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 T
other angle may'come-in conflict. Where a highway includes two
' roadways 30 feet or more apart, then every crossing of each road-
way of such divided highway by an intersecting highway shall be
regarded as a separate intersection. In the evert 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.
' Owner. The individuals, firms, associations, syndicates, co- partner-
ships, corporations, trusts, or -any other legal entities having
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t sufficient propietary- 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 la
p nned development" is a tract of land
developed as a- unit -, which includes-two or more principal buildings,.
' and which is at least four acres in area, except for planned develop-
ments operated by a- municipal corporation which shall be at least
two acres in area, and manufacturing planned developments which
' shall be at least ten acres in area-. All applicable provisions
of the Subdivision Ordinance shall apply to a planned develop-
ment except as modified by the provisions of Section 5 of
Article VI-of the Zoning Ordinance.
Plat: A map, drawing, or chart on which the subdivider's plans of
the subdivision are presented and which he submits for approval
' and intends to record in final form.
Ponding. Ponding shall be defined as the creation of pockets or
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
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 the Official Plan.
' Public Agency. Public Agency shall mean any public board created
by authority of the Illinois Revised Statutes.
' Public Street. Public street shall mean all primary, secondary,
and minor streets which-are shown- on-the subdivision plan and are
to be dedicated for public use.
' Roadway or Road. Wherever the words "road" or "roadway" are used
in this ordinance it shall be deemed-the paved area existing on the
street right -of -way and not the street right -of -way width.
Street. Wherever the word "street" is used in this ordinance it
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,
corporations, co- partnerships, trusts, or other legal entities
commencing.proceedings under this ordinance to effect a sub -
' division 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 r
public grounds, and all the tracts, parcels, lots, or blocks,
and numbering all such lots, blocks, or pracels 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.
a. The division or- subdivision of land into parcels or
tracts of-five acres or more in size which does "not
' involve any new streets or-easements of access;
b. The sale or exchange of parcels of land between owners.
' of adjoining and contiguous land;
C. The conveyance of parcels of land or interests therein
' for use as right°-of -v ay 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;
f. The-sale-or exchange- -of parcels or tracts of land existing -
' on July 17; 1959;- -into no more than two parts and not
involving any new-streets or easements of access;
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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
C. a subdivision for the-purpose of these regulations regardless
of whether the land is divided into parcels for separate sale
or is developed on a lease basis and said subdivision shall
f' be subject to the improvement and design requirements of this
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
1 shall conform to the General Development Plan of the Village
of tuffalo 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
r' 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- thus- 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
Streets, and Parkways
2. Secondary or Collector
Street
100' (located in accordance
with Master Street Plan).
3. Marginal Access Street 40'
(without intersecting
streets)
4. Minor Street 60'
S. Cul -de -sacs 60' radius
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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.
' 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
shape with a minimum diameter of one hundred twenty (120)
feet.
' 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
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
Village Board.
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6.
Cross- walkways 10,
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7.
Utility Easements 10'
8.
When minor streets adjoin unsubdivided property, a half-
street not less, however, than 44 feet in width, may be
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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.
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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 -five4 -feet shall be avoided.
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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
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100 feet on all other streets.
12.
,It must be evidenced that all street intersections and con -
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fluences encourage safe traffic flow.
13..
Alleys
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a. Alleys may be required in commercial and industrial
districts.
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.
' 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
shape with a minimum diameter of one hundred twenty (120)
feet.
' 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
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
Village Board.
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16. No street names may be used which will duplicate or be con-
fused with-th-e names-o-f-existing streets in the Wheeling
Postal District. Existing street _names must be projected
wherever possible.
17. Where a subdivision borders on or contains an existing or
proposed major street-,.-the-Village' President and.Board of
Trustees may require a marginal access street or reversed
frontage with screen planting contained in a non - access
reservation, which shall have a minimum width of ten (10)
feet along the rear-property line; or other treatment as
may be adequate for protection of through and local traffic.
18. If the tract of land proposed to be subdivided or any part
thereof lies adjacent to a highway over which the Division
of Highways of-the-State of Illinois has jurisdiction with
respect to maintenance and upkeep thereof, and an entrance
or entrances are desired from such highway to lots, streets,
roadways, or alleys in such proposed subdivision, the 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.
C. Easements.
1. `Easements across lots or centered on rear or side lot lines
shall be provided for utilities and street lighting and
drainage, where necessary, and shall be at least ten (10)
feet wide. The easement shall be so laid out that a proper
continuity may be had from lot to lot and from block to
block. In addition due provisions for extension of easements
to adjacent areas shall be made.- Written approval of the
utility easement layout-by-the Public Utility Companies shall
be required on the final plat. Inhere a subdivision is tra-
versed by a watercourse, drainage way, channel,. or stream,
there shall be provided a -storm water easement or drainage
right -of -way conforming--substantially with the lines of
such water course, and such further width or construction
or both as will be adequate for the purpose and approved
-by the Village Engineer.
D. Residential Blgc�, Standards.
1. The maximum lengths of blocks may be permitted up to eighteen
hundred (1,800) feet. Blocks over eight hundred (800) feet
may .require cross• -walk easements. Cross -walk easements not
less than ten (10) feet in width shall be provided where
deemed necessary by the -Plan Commission at the approximate
centers of the blocks. The use of additional cross - walkways
in any instance to provide safe and convenient access to
schools, 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.ocnsi.deration of lot planning,
traffic flow, and -- public areas.
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E. Residential Lot Standards.
1. All side lot-lines-shall be at right angles.to the straight
street lines, or radial to curved street lines unless a var-
iation to this rule will give a better street and lot plan.
Lots with double frontage shall be prohibited. All lots
shall abut on a publicly dedicated street.
2. Where said lots front upon a cul -de -sac or curved road or
street having a radius of two hundred (200) feet or less,
.the minimum width of the frontage at the lot may be measured
at the building line,-with the width at said right- of -u7ay
line to be not less than fifty (50) percent of the width
required by the zoning ordinance, with said width being -
measured on the arc of the street right -of -way line.
3. The area of the street right -of -way; whether dedicated to
the public or a private street or easement for street pur-
poses, shall not be included in calculating the area of the
lot to be in accordance with the minimum lot area require-
- ments of the zoning district in which the lot is located.
Lots with an area larger than the minimum requirements are
.desirable. The lot shall also have a width and a depth en-
tirely adequate to provide the necessary yard requirements
of the zoning ordinance.
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
business lots, a chord may be substituted, with the approval
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
the incorporated area of the Village of Buffalo Grove which are
intended for residential use of any character, and on commercial
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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 unincomporated land,
wishing to divide the same into building lots for the
purposes of sale or assessment, or both, or wishing to
dedicate. streets, alleys, or other lands for public use,
shall first submit to the Village of Buffalo Grove four
copies of the preliminary plan and all other information
' as required in this section.
b. The application shall specify the intent of the sub-
divider with respect to land use, drainage, sewage dis-
posal, water supply, and street improvement proposed by
the subdivider; those deed restrictions whici� exist or
are to be placed on the property subdivision, and the
expected date of its development
c. The Village Board shall, by motion, refer the preliminary
plan to the Plan Commission and shall, at the same time,
instruct the Village Engineer to collaborate with the
subdivider and the Plan Commission in assemblying plans
for the design and construction of streets and such other
public improvements as are required by this ordinance or
any other ordinances.
d. 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
shall be in addition to any other sums or fees enumerated.
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The Plan Commission and the Village Engineer shall be
available for discussions prior to submission of the
preliminary plat.
The Preliminary Plan Shall Contain the Following:
Identification and Description
a. Proposed name of the subdivision.
b. Location by township, section, town, and range or by
any other legal descriptions.
c. Names and addresses of developer and designer who made
the plan.
d. Scale of plan, 1 inch to 100 feet or larger.
e. Date
f. Northpoint.
Delineation of Existing Conditions
. g. Boundary line of proposed subdivision indicated by solid
heavy.line and.the total approximate acreage encompassed.
thereby.
h. Location, widths, and names of all existing or prior.
platted streets or other public ways, railroad and 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.
j. Boundary lines of adjacent tracts of unsubdivided or
subdivided land, showing ownership where possible
k. Existing zoning of proposed subdivision and adjacent
tract in zoned areas.
1. Contours at two foot intervals except where topography
of the tract demands one ,foot contour intervals; or when
approved by the 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.
n. Layout, numbers, and dimensions of lots.
o. Parcels of land intended to be dedicated or temporarily
reserved for public use or set aside for use of property
owners in the subdivisions.
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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. The
Following Qualifications shall Govern Approval-of the
Preliminary
Plan.
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a.
The Plan Commission shall within 60 days after a pre-
liminary plat is filed with it, hold a public hearing
'
after giving notice required by Article XVII of the Zoning
Ordinance of the.Village. Within 30 days after the last
public hearing the Plan Commission shall prepare and
'
submit (unless time is extended by mutual consent or by
the failure on the part of the applicant file required
to
supporting data) its findings and recommendations with the.
President and Board of Trustees. The President and Board
'
shall accept or reject the plat within 30 days after it
receives the findings and the recommendations of the Plan
'
Commission or within 30 days from date applicant files
with the Board any additional data required by the Board
whichever is latest unless the time is extended by mutual
consent.
'
b.
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-
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
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
preliminary plan must again be submitted for approval.
-13-
1
4. One print of the approved preliminary plan, signed by the
1 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
final plat.
' B. Approval of Final Plat
1. Filing.
' a.- After approval of the preliminary plat by e the'Villa g
Board and the fulfillment of the requirements of these
' Regulations, a reproducible plan of the final plat of
the subdivision, shall be submitted to the Plan Commission
for approval.
' b. When a final plat has been submitted to the Plan Com-
mission with all satisfactory documents required, the
Plan Commission shall approve the .plat within 30 days
from submission of last required document or within
30 days from date of filing application with the Plan
Commission, whichever is later. Application for final
' approval of a plat shall be made not later than one
year after preliminary approval has been granted.
c. Except as otherwise specif'ically.set forth in .this
Ordinance or in the Zoning Ordinance, when approval has
been given a final plat by -the Plan Commission, the
President and Board of Trustees shall act upon the'same
within 30 days from date of approval by the Plan Com-
mission or within 30 days from submission of any additional
data required by the Board whichever is latest.
d. Upon approval of the final plat by the President and
Board, the developer -owner shall record the plat with
the County Recorder, Lake /Cook County within 6 months
after said approval. The original of the.plat shall
be delivered to, and become the property of the
Village after recording. Upon failure to so record,
' the final plat shall automatically and without
further notice be 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 1 inch to 100 feet or larger (shown graphically).
1 -14-
e.
Date.
f.
Northpoint.
Delineation
g.
Boundary y of plat, based on an accurate traverse with
P ,
angles and lineal dimensions.
'
h.
Exact location, width, and name of all streets within
and adjoining the plat, and the exact location and
'
.widths of all cross - walkways. Streets that are obviously
in alignment with others already existing and named shall
bear, the names of the existing streets. Before the final
plat for the subdivision shall be approved the subdivider
'
shall submit to the Village Plan 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.
i.
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 -
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 5 percent.
'
j.
True angles and distances to the nearest established
street lines or official monuments (not less than three)
'
which shall be accurately described in the plat.
k.
Municipal, township,'county, or section lines accurately
tied to the lines of the subdivision by distances and
angles.
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
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. Per -
manent monuments shall be of concrete with minimum di-
'
mensions of four inches by four inches at top, six
inches by six inches at bottom, and thirty -six inches
long with a copper dowel three- eighths inch in diameter,
at least two and one -half inches in length, imbedded so
'
that the top of the dowel shall be flush with the surface
and at the center of the monument.
'
-15-
L'
I -
I .
All lot corners not marked by
be marked by iron pipe or iroj
eighteen inches in length and
inch in diameter. The top of
visible above the established`
occupancy occurs.
concrete
z or stee
not less
the pipe
grade of
monuments shall
I bars at least
than one -half
or bar is to be
the ground when
p. Accurate outlines and legal descriptions of any areas
to be dedicated or reserved for public use, with the
purposes indicated thereon, and of any area to be re-
served by deed covenants for common uses of all property
owners.
q. Building setback lines accurately shown by dimensions
which shall not be less than required by zoning ordinance.
r. Protective covenants which meet with the approval of
the Village President and Board of Trustees may be
lettered on the final plat.
s. Certification by a registered surveyor to the effect that
the plat represents a survey made by him and that 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-
morttj`�tge holder on record, of the adoption of the plat
and the dedication.of streets and other public areas.
u. Proper form for the approval of the Village Board with
space for signatures.
v. Approval by signatures of the Plan Commission and Village
Engineer. This approval of the final plat shall not be
deemed to constitute or effect an acceptance by the public
of the dedication of any street or other proposed public
way or space shown on the plat.
w. Engineering plans and specifications as required by
Section VIII.
SECTION VII - AGREEMENTS
The final plat to be filed of record shall be accompanied by a
' statement signed by the owner and subdivider, setting forth the
following:
' A. Plans and specifications for such improvements previously
approved by the Village Board clearly describing the same.
B. Agreement executed by the owner and the subdivider where they
1 agree to make and install the improvements provided for in
Sectidn- VIII in accordance with-the-plans-and specifications
accompanying the final plat.
-16-
1
C. Bond in the amount of the estimate -of the- Village Engineer
or the cost of the installation-of such- improvements with
good and sufficient surety- thereon- to- be- approved by the
Village Board conditioned upon-the-instaliation of the re-
' quired improvements- within two (2) years of the-approval of
the final plat.
' D. Notwithstanding any of the provisions -o €- 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-
' lowing manner.
No building permit shall-be-issued,-unless-improvements
are installed or the application-is accompanied with a
,. 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
agent, that it holds a•satisfactery- 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 securrity- and /or funds shall
not be.released - -until said- improvements -are satisfactorily
' completed; provided; -•however; that-said security, and /or
-funds, , may be released on a pro -rata basis as each im-
provement is completed to-connect-with-the lot involved.
' If this option is used, the subdivIsi:on plat shall contain
the provision hereinabove set forth.
See Administrative Order #2 (Appendix -A)- -for clarification
of above Section VII.
SECTION VIII -- 'REQUIRED LAND- IMPROVEMENTS
No preliminary--plat-of-subdivision nor final• -plat- of- subdivision
shall be approved by the Plan Commission or-the Board of Trustees
of the Village of Buffalo -Grove unless-and until the following re-
quirements have been complied with coneerning-the - design and con-
struction of public improvements ire -the Village -of Buffalo Grove.
' A. Preliminary Improvement Plans.
At the time of submission of a- preliminary plat of sub-
division, a preliminary plan or plans of public improve-
ments shall also be submitted. There shall be five (5) copies
' of the preliminary plans - -and fifteen (15) copies of preliminary
plats of subdivision submitted. These documents shall include
at least the following:
' 1. Preliminary layout of grading and drainage showing the
approximate method of lot drainage and-street drainage
throughout the subdivision.
-17
2. Preliminary layout-of sanitary sewe -r-age- facilities showing
approximate sizes - and - -- lengths e-f sanitary sewe-rs, location
' of treatment facilities, depths and-gradients--of-sewers, and
other pertinent - information concerning the sanitary sewer
system.
' 3. Preliminary layout of water mai -ns -skewing -size-s and locations
of mains, valves, fire hydrants and othe-r- appurtenances.
' 4. Preliminary layout of storm sewers, showing locations, sizes,
gradients, and depths--of-all-storm sewers and drainage swales
and ditches.
Preliminary layout of streets - showing-cross section and grades
and gradients of all streets proposed-within the subdivision.
.6. A statement concerning the materials to be used in the
construction of the above.
' Upon receipt of the preliminary-plans, the Plan Commission shallp
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 and the Village Board. one set of the reviewed
' plans shall be returned to the subdivider, together with his
preliminary plat.
All preliminary plans shall bear the signature and seal of the
' Illinois Registered -Professional Engineer under whose direction
they were prepared.
B. Final Plans and Specifications
At the time of submission of 'a final plat of. subdivision, a
' final plan or plans of public improvements shall also be submitted.
There shall be five (5) copies of the final plans and fifteen (15)
copies of the final plats of subdivision submitted. These documents
' shall include at least the following:
1. A title sheet showing the name of the project, section,
township and range, an index of sheets,a tabulation of
' symbols, location of benchmarks-, and a graphic location
with respect to nearest traveled streets and roads.
' 2. A detailed grading plan indicating the vertical elevations
of all houses, lot corners, and points of change in gradient.
Directions of flow of surface waters will be delineated with
' arrows and the gradient of the land indicated above the arrows.
Curb elevations will be indicated opposite each lot corner and
at all changes in gradient.
-1$-
3. A detailed plan of street--improvements showing horizontal and
' vertical locations of all street and sidewalk improvements and
including horizontal and vertical locations of all points of
curvature, points of intersection; points of. tangency, - points
of vertical curvature, points of vertical intersection, and
' points of vertical tangency. Radii of intersection of streets
will be shown on this plan.
' 4. A detailed plan of storm sewer improvements showing horizontal
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 he required for all ditches having side slopes
greater than 10 horizontal to l vertical. Manholes, catch
basins, and inlets will be dimensioned from lot corners.
' S. A detailed plan of sanita ry sewer improvements showing
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.
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
indicating additional horizontal and vertical location of
streets, sewers, appurtenances, and the existing grade.
' 8. Such additional details as are necessary to clarify the
extent or manner of construction.
9. Detailed material and construction specifications con-
cerning the work to be performed including general condi-
tions of the contract acceptable by the Village of Buffalo
' Grove.
10. A detailed cost estimate of the work to be performed.
' Upon receipt of these final plans, the Plan Commission shall
refer same to the Village--Engineer for his comments and correc-
tions. 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
Plan Commission and Village Board. One set of the reviewed
plans with suggested changes shall be returned to the subdivider
at time of final approval. The Village Engineer may, at his
discretion, confer with the engineer for the developer con-
' cerning correction to the final plans prior to his final approval.
All final plans shall be submitted on 24 inch by 36 inch cloth or
paper and shall bear the signature and embossed seal of the
Illinois Registered Professional Engineer under whose directions
' they were prepared.
' -19-
�i
No substantial deviations from these plans and specifications
' will be allowed without the written permission of the Village
Board. Field changes will be allowed by the,Village Engineer.
The Village Engineer shall be empowered to require such field and
laboratory tests as may be necessary to insure the quality of the
work. The costs of such tests shall be borne by the subdivider
unless it is proven that the Village is wrong, then the cost of such
' tests will be paid equally. It shall be a requirement in all cases
that a television inspection be conducted on any sanitary sewer,
public or private, eight (8) inches or greater in diameter. Such
inspection will be conducted by the Village of Buffalo Grove.
' 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.
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.
D. Standards of Design
' Any street, sidewalk, water or sewer extension, or other
improvements herein referred to installed in any street or
public place must conform to the following minimum of design.
' 1. Streets
'
Major and secondary streets shall have a width of thirty -
five (35) feet measured from back of curb to back of curb
and shall have a crown of six (6) inches. Minor streets
shall have a width of twenty -seven (27) feet back to back
'
of curb and a crown of four (4) inches. Marginal access
streets, when serving only the marginal access frontage,
shall have a width of eighteen (18) feet -from back of curb
'
to back of curb and a crown of four (4) inches. Cul -de-
sacs shall be paved to a diameter of eighty -seven (87) feet
and shall have a crown of ten (10) inches. Cul -de -sacs
shall be totally paved curb to curb.
All streets shall be provided with portland cement concrete
combination curb and gutter of a design approved by the
Village Engineer. Pre- molded bituminous expansion joints
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 streets shall be provided with a base course equivalent
to eight (8) inches of gravel or crushed stone surface
'
course and a surface of two (2) inches of bituminous concrete,
similar to sub -class B -5, standard specifications.
-20-
' All streets shall have a minimum gradient of 0.3 feet per
hundred feet and a maximum gradient of six feet per hundred feet.
2. Sidewalks. If the property subdivided is located within the
' Village or immediately adjacent thereto, sidewalks shall be
required. Walks without parkways between street pavement and
walks are prohibited in residential areas. All sidewalks shall
be constructed in accordance with the following Buffalo Grove
Village Sidewalk Standards:
' A. General - The work performed under these standards shall consist
of the construction of Portland cement concrete sidewalks con-
structed as described herein. Such sidewalks shall have a min
' imum width of 5 feet and a minimum thickness of 5 inches except
the thickness shall be 6 inches where passing across an existing
or proposed driveway and where passing over public utility lines.
The length of thickened slab where passing over public utility
' lines shall be with a minimum of 10 feet. New sidewalks abutting
existing sidewalks shall be constructed to meet the grade of such
sidewalks or as may be directed by the Village Engineer or his
' representative. The location of sidewalks and grade for side -
walks when no adjacent sidewalks exist, shall be as directed
• by the Village Engineer or his representative.
' B. .Materials - All materials shall comply with the following
standards of Quality:
' 1. Portland Cement: ASTM C -150 Type I, Normal
ASTM C -150 Type III, High- Early- Strength
2. Fine Aggregate: ASTM C -33, clean sand graded between #100
' and #4 sieve limits.
3. Coarse Aggregate: ASTM C -33, uncoated crushed stone or
washed gravel.
' 4. Water: Potable and fit to drink.
5. Water - Reducing Admixture: ASTM C -494 type A (normal or
type D (retarder)
6. Air Entraining Agent: ASTM C -260
' 7. Premounded Filler Strips: ASTM D -994
8. Curing Compound: ASTM C -309, Tvne 1.
9. Reinforcement: ASTM A615, Grade -40.
' C. Concrete Quality
1. Use Ready -Mix Concrete, complying with ASTM C -94 and supplied
' by a ready -mix source which is inspected yearly by the State
Highway Department, unless otherwise permitted by the Village
Engineer or his representative. Delivery tickets shall note
the mix designation, time dispatched, date, project and con-
tractor, and shall be available for review by the Village
Engineer or his representative.`
' 2. Concrete mix design shall be Contractor's responsibility.
Prior to concrete delivery, submit a report from a Commercial
' Testing Laboratory on the proposed mix proAorations to the
Village Engineer for approval. Prior to concrete deliverv,
submit laboratory reports on 7 and 28 day strengths of each
proposed mis. No concrete will be allowed to be placed until
' the mix designs have been approved.
3. Concrete mix shall be designed g using the following data:
'
a. Minimum compressive strength of 3500 psi at 28 days.
b. Minimum of 6 sacks of cement per cubic yard.
c. Maximum size aggregate of 1 inch.
d. Air entrainment of 6% +1%.
'
e. Maximum slump of 4- inches.
f. Maximum water content including moisture in the aggregate
'
of 6 gallons per sack of cement.
g. All concrete shall contain water - reducing admixture
_a
with no reduction in cement content permitted.
SubgradePreparation - Where a fill condition exists, remove
all topsoil and unsuitable material. Tamp or roll subgrade
before placing granular fill. Fill shall be placed in six
'
inch layers to the proper subgrade elevation. Side slopes of
fill material shall not exceed one foot
vertical to three feet
horizontal. Where a cut condition exists, remove all top soil
and unsuitable material and remove subgrade to the proper"
'
elevation allowing sufficient width to accommodate the forms.
D -1.
Granular Base - Place a granular base of five inch minimum
'
thickness on the prepared subgrade. The base shall extend
the full width of the sidewalk.
i
E.
Forms - Side forms shall be of lumber of not less than two
- inches nominal thickness or steel of equal rigidity. No
2 X 4 lumber forms will be permitted. Forms shall be held
'
securely in place by stakes or braces with the top edge true
to line and grade. The forms for the 'sidewalk shall be set
so that.the slab will have a fall of one inch vertical to four
feet horizontal from the edge nearest the property line toward
'
the edge farthest from the property line, except as may he
otherwise directly by the Village Engineer or his representative.
'
F.
Reinforcing - Reinforcing bars shall be embedded in the concrete
at mid -depth in a longitudinal direction over all existing water
or sewer services or other utilities buried beneath the side-
walk. Three 3/4" diameter bars, each with a minimum length of
'
ten feet shall be installed over each utility. The bars shall
be equally spaced across the width of the sidewalk.
G.
Expansion Joints - Expansion joints of the thickness specified
'
below shall consist of a premoulded filler strip with the top
of the strip placed 1/4 inch below the surface of the sidewalk.
'
1. One -Half Inch Thick Expansion Joints. Expansion joints 1/2
inch thick shall be placed between the sidewalk and all
structures such as light standards, traffic light standards,
and traffic poles, which extend through the sidewalk.
'
2. Three - Fourth Inch Thick Expansion Joints. Expansion joints
3/4 inch thick shall be placed at intervals of 50 feet in
'
the sidewalk and where specified by the Village Engineer.
Were the sidewalk is constructed adjacent to pavement or
'
curb having expansion joints, the expansion joints in the
sidewalk shall be placed opposite the existing expansion
joints as nearly as practicable. Expansion joints shall
-22-
the Village Engineer or his representative.
I. Protecting From Low Temperatures - After the first seasonal
'
also be placed where the sidewalk abuts existing sidewalks,
between driveway pavement and sidewalk, and between sidewalk
and curbs where the sidewalk abuts a curb.
H. Placing and Finishing Concrete
'
damaged shall be removed and replaced by him at his expense.
1. Notify the Village when the subgrade has been finished with
'
a minimum of 24 hours notice prior to placing concrete. No
concrete shall be placed until the subgrade has been inspected
and approved by the Village.
'
2. The subgrade shall be moistened just before the concrete is
placed. The concrete shall be placed in successive batches
for the entire width of the slab, struck off from 1/2 to
3/4 inch higher than the finished slab, tamped until all
'
voids are removed and free mortar appears on the surface,
thoroughly spaded along the edges, struck off to the true
trade, and finished to a true and even surface with floats
'
and trowels. The final troweling shall be done with a steel
'
trowel, leaving a smooth, even surface. After the water sheen
has disappeared, the surface shall be given a final finish
by brushing with a fine -hair broom. The broom shall be drawn
'
across the sidewalk at right - angles to the edges of the walk,
'
with adjacent strokes slightly overlapping, producing aP
uniform, slightly roughened surface with parallel marks.
3. Control joints shall be constructed at right angles to the
center line of the sidewalk and shall extend to 1/4 the depth
'
of the sidewalk. They shall not be less than 1/8 inch nor
more than 1/4 inch in width, and shall be edged with an
edging tool having a 1/4 inch radius. All slabs shall be
five feet long on any one side, unless otherwise ordered by
the Village Engineer or his representative.
I. Protecting From Low Temperatures - After the first seasonal
'
frost, protect concrete from freezing for not less than 48
hours after placing. The Contractor shall be responsible for
all concrete damaged by low temperatures and any concrete so
'
damaged shall be removed and replaced by him at his expense.
J. Curing - Sidewalks must be cured by one of the following methods:
'
A. Place burlap on the finished surface, saturate with water and
cover with an impermeable covering.
'
B. Place polyethylene sheeting as soon as the concrete has
hardened sufficiently to prevent marring of the surface. Wet
the surface of the concrete immediately before the sheeting
is placed. The edges of the sheeting shall be weighted
securely with a continuous windrow of earth or any other
means satisfactory to the Village to provide an air tight
'
cover.
C. Apply specified curing compound with brush, roller or spray
at the rate of (1) one gallon for every 250 square feet of
sidewalk
Any of the above curing methods must remain in place for not
'
less than 6 days.
---- -- n_%_. J. a.aiG. L: V11tilGl..G` 11Ct5 1.JUCI1 Curea, 10=S snail ne
removed and the space near the edges of the sidewalk shall be
' backfilled to the required elevation with material, approved by
the Village. The Material shall then be compacted until firm
and the surface evenly graded.
L. Disposal of Surplus Material - Surplus or waste material
resulting from the sidewalk construction operation shall be
' disposed of by the Contractor.
M. Control of Materials The Contractor shall, at his expense,
have a Commercial Testing Laboratory prepare and test samples
' of delivered concrete. One set of tests shall be taken for
the first 25 cubic yards and one set of tests shall be taken
for each 50 cubic yards. A set of tests shall consist of 4
standard cylinders (two shall be broken at 7 days and two shall
1 be broken at 28 days), one slump test and one air content test.
The laboratory shall perform tests in accordance with recognized
' ASTM standards and shall submit written reports of such tests
to the Village for review.
N. Guarantee - All work constructed under these standards shall be
' guaranteed by the Contractor to be free from defects in workman-
ship and materials for a period of one.year from the date of
written acceptance of the completed work by the Village of
' Buffalo Grove. He shall replace or repair any defective work or
material upon written notice from the Village that such defects
exist.
' .•A bond shall be deposited with the Village in the amount of 150
.of the Improvement cost at the time of acceptance of the sidewalk
as collateral security for the guarantees.
' Driveway aprons shall be constructed in accordance with the Standard
Specifications for Construction of Portland Cement. Concrete Drive-
way Aprons. (Appendix C)
' -3. Grading. Grading of all lots and streets within the Village of
Buffalo 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 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. Storm Sewerage Facilities. Storm sewerage facilities shall be pro-
Tided to accept and convey all storm waters entering on the sub -
division. 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 preclude 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 designed to flow full with a minimum velocity
of three (3) feet per second and a maximum velocity often (10) feet
per second.
Storm detention facilities shall be provided in accordance with
the Standard Specification'for Storm Water Detention. (Appendix D)
' Open channels of trapezoidal design may be rovided on an o ti al
P p on
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 widtt^, with sodding full width.
' b. The channel will serve as the outlet for a draina g e area
of one hundred and sixty (160) acres or more; the trap-
' ezoidal channel has a flat base of ten (10) feet or more;
a side slope of 3:1; and an easement twenty (20) feet or
more in width with sodding full width.
' c. The channel will serve as the outlet for a drainage area of
two hundred and forty (240) acres or more; the trapezoidal
channel has a base of fifteen (15) feet or more; a side slope
' of 12:1; an easement of thirty (30) feet or more; with a five
(5) foot chain length fence topped with barbed wire installed
in accordance with standard village specifications.
' d. `Open channels serving a drainage area of more than three
hundred and sixty (360) acres shall be subject to design and
easement requirements to be stipulated by the Village Engineer
at the time the subdivider's preliminary 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.
' 5. Sanitary Sewers
Sanitary sewers and services with a minimum cover of six (6) feet
' shall be provided to serve all lots and to provide for reasonable
expansions of the system. Sanitary sewers shall be designed using
the criterium of the Metropolitan Sanitary District of Greater
Chicago. Sanitary sewer manholes 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 imprinted "Village of Buffalo Grove ". All sanitary sewers
' and services to serve Residential or Commercial properties shall
be asbestos cement pipe of the class required.
6. Water Mains
Water mains and services shall be provided to serve all
lots and to provide for reasonable expansion of the system.
' Water mains shall be designed using the criterium of the
State of Illinois Department of Public Health. All valves
-25
'
(except hydrant auxiliary valves) shall be enclosed in
valve vaults of minimum diameter four (4). feet, and having
a frame and grate similar to ghat provided for sanitary
sewers but bearing the imprint "Water ". Fire hydrants shall
be located so as to be within two hundred (200) feet of all
homes and shall be of Eddy or Traverse City, manufacture with
'
auxiliary valves and boxes (vaults excepted). Fire hydrants.
shall have a five (5) inch valve opening and two two and
one -half (2-1-,) 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 give (5)
feet.
'
7.
Landscaping
All arkwa s within p y h n the dedicated street area or other ,public
'
use areas., shall be graded and seeded in an approved manner.
Street trees shall be planted throughout the entire subdivi-
sion. Such trees shall be planted in the parkways four (4)
'
feet from.the sidewalk and shall be spaced not less than
forty -three (43) feet apart on parkways abutting lots that
-
have a frontage of seventy -five (75) feet. The trees.shall
be one of the following: Hackberry (Celtis Occidentali.$),
'
Norway Maple (Ater Platanoides), Thornless Honey Locust
(Triacanthose Inermis), Ironwood (Ostyra Virginica), or
'
Columnar Maple (Platanoiders Columnare), or any other species
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 Inspection-Depart-
ment of Standards. The trees shall be transplanted 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 intersecting streets.
'
8.
Street Signs
Street signs shall-be-in conformance -with Village standards.
'
9.
Street Lighting
Street lighting shall be in conformance with Village standards.
'
10.
Public Utilities
'
a. All public utility lines -for telephone and electric
services shall be placed-in - rear line easements when
carried on overhead poles.
b. Where telephone and electric service lines are placed
underground entirely throughout a subdivided area, said"
conduits or cables shall be--placed within easements.or
dedicated public ways in a manner which will not con-
'
flict with other underground services. Further, all
transformer boxes shall be located so as not to be un-
sightly or hazardous to the public.
-26-
E. Material Specifications
' 1. All public improvements installed in the Village of Buffalo
Grove shall be constructed of materials meeting the following
' specifications.
Curb and gutter. Sec. 80, Standard Specifications
for.Road and Bridge Construction, State.of Illinois.
Waterbound Macadam Base course. Sec. 30, Standard
Specifications.
Bituminous Concrete Surface. Sec. 44, Class B -5,
Standard 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.
' Reinforced Concrete Pipe. ASTM c -76.
F-. Detailed Specifications - The Village Clerk shall maintain sets
' of speci_`_ications available for public sale at all times as a
.guide in preparing project specifications.
G. Engineering Fees - In order to provide for necessary engineering
' services, field inspections during construction and adninistra
tive expense, applicant submitting preliminary and /or final
plans shall pay to the Village three and one -half percent of
' the estimated cost of construction of all improvements, private
and public which are covered under this Subdivision Code. Said
three and one -half percent shall also apply to all improvements
' constructed in private developments and such improvements shall
in all respects be subject to and be governed by the provisions
of. this Ordinance as amended. Said three and one -half percent
shall,be payable as follows:
' a. One percent upon submission of preliminary plans.
' b. Two and one -half percent on approval of final plans and
specifications, provided total paid shall not be less than
three and one -half percent of said cost.
' c. Payment shall be in the form of certified checks. No
construction shall begin until fee is paid in full.
' d. In addition to the three and one -half percent, a fee of one
dollar per lineal foot of sanitary sewer, as defined in
Paragraph B, sub - paragraph 10 of this section, shall be
' charcTed for television inspection and paid for by certified
check prior to sewers being placed in service.
SECTION IX - DEDICATION TO PUBLIC USE
' Whenever a proposed subdivision coming within the jurisdiction of this
P P g 7
ordinance has an area of more than five (5) acres, the subdivider shall
' be required to designate a minimum of 10 percent of the area, exclusive
of public streets and alleys, as "dedicated to public use ".
J
J
Ci
The location of the areas shall be referred to the Plan Commission
for approval and the areas shal-1 be appropriately marked on the
plat prior to approval of the plat.
SECTION X - VARIATIONS AND EXCEPTIONS
A. When the subdivider can show that a provision of these regula-
tions, if strictly adhered to, would cause unnecessary hard -
ship, and when in the opinion of the Plan Commission, because
of topographical or other conditions peculiar to the site, a
departure may be made without destroying the intent of such
provisions, the Plan Commission may recommend a variance or .
modification to the Village Board. The subdivider shall apply
.in writing for such variance or modification of the action.
Any variance or modification thus authorized, shall be attached
to and made a part of the final plat.
B. Whenever a subdivision is developed under the Planned Develop-
ment provisions of the zoning ordinance, wherein adequate park
or playground area is provided, through traffic is adequately
cared for, and the majority of the minor streets are of the
cul -de -sac type, the Village President and Board of Trustees'
may vary the requirements of Sections V and VI in order to
allow the subdivider more freedom in the arrangement of the
street and lots., but at the same time, protect the convenience,
health, welfare, and safety-of the probable future residents of
the subdivision as well as the character of the surrounding
property and the general welfare of the entire Village. In
no case, however, shall the average lot area per family require-
ment be less than is required in any zoning regulations apply-
ing to the property; or in the absence of any zoning regula-
tions, the average lot area per family shall not be less than
ten thousand (10,000) square feet for single- family residences
nor less than three thousand -(3,000) square feet per family
for lots upon which the residences are to be erected for more
than one family.
SECTION XI - CHARACTER--OF-DEVELOPMENT
The Commission or its staff shall confer with the subdivider re-
garding the type and character of- development that will be per-
mitted in the subdivision, and may agree with the subdivider as to
certain minimum restrictions to be placed upon the property to pre-
vent the construction of substandard buildings and control the type
of structures, or the use of the-lots, which, unless so controlled,
would clearly depreciate the character and value of the proposed
subdivision and of adjoining property. Deed restrictions or cov
enants should be included to provide for the creation of a property
owner's association or board of trustees for the proper protection
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
covenants.
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' SECTION X.II - BUILDING PERMIT
No building permit shall be issued by any governing official .for
' the construction of any building, structure, or improvement to the
land or any lot within a subdivision.as defined herein, which has
been approved for platting or replatting, until all requirements
of this ordinance have been fully complied with.
SECTION XIII - OCCUPANCY PEP.MIT
' No occupancy permit shall be granted by any governing official
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
providing access to the subject lot or lots have been constructed,
or are in the course of construction.
' SECTION XIV ENFORCEMENT
No plat of any-subdivision shall be entitled to be recorded in the
County Recorder's Office or have any validity until it shall have
been approved in the manner prescribed by this Ordinance.
' SECTION XV - RECORD OF PLATS
All of such plats for subdivision; after the same have been sub-
' mitted and approved, as provided-in this ordinance, shall be copied.
upon a book of plats of said Viilage'of Buffalo Grove and shall be
filed and kept by said Village-of Buffalo Grove among the records of the Village of Buffalo Grove with one copy forwarded to the Plan
Commission.
SECTION XVI VALIDITY
If -any section, paragraph, clause, sentence, or P rovision of this
ordinance shall be adjudged by any court of competent jurisdiction
' to be invalid, such judgement-shall not affect, impair, invalidate,
or nullify the remainder of this ordinance, but the effect thereof
shall be confined to -the section, paragraph, clause, sentence, or
provision immediately involved in-the controversy in which judge -
' ment or decree shall be rendered.
SECTION XVII - EFFECT
All ordinances or parts of ordinances -in conflict with the P rovi-
sions of this ordinance shall be-repealed by the passage of this
ordinance.
-29-
'
.SECTION XVIII - WHEN EFFECTIVE
This ordinance shall be in full force and effect from and after
'
its passage, approval, and publication or posting according to
the laws of the State Illinois.
of
PASSED this 25th day of March, 1968, A.D.
'
s/ Dorothy C. Hopkins
Village Clerk
APPROVED this 25th day of March, 1968,. A.D.
s/ Donald J. Thompson
' President, Board of Trustees
'
Village of Buffalo Grove,
Cook and Lake Counties,
Illinois
1
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-30-
APPENDIX A
VILLAGE OF BUFFALO GROVE
ADMINISTRATIVE ORDER NUMBER 2
PROJECT IMPROVEMENT GUARANTEES
The purpose of this Administrative Order is to review procedural
changes which will insure performance guarantees for underground
and surface improvements in all Subdivisions, Planned Develop-
ments, and other projects. This order as presented herein is
not intended to change the-Subdivision Ordinance which regulates
all improvements but to clarify Section VII entitled "Agreements ".
Section VII entitled "Agreements" of the Subdivision Ordinance
as adopted on March 25, 1968, provides that no land development -
shall be approved unless the required improvements are provided
and that satisfactory guarantees of-completion of improvements
be furnished to the Village by the Owner.
Paragraph D of Section VII entitled "Agreements" provides for
guarantees of performance by-a mortgagee or other responsible
escrow agent. This form of guarantee is in lieu of a performance
bond as provided in Paragraph C of Section VII entitled "Agree-
ments ". Regardless of the type of guarantee used the following
procedures shall be included in the process for development plan
approval and final project acceptance by the Village.
1. The'Developer shall submit to the Village a detailed
statement setting forth the nature, kind, character,
and extent-of-all improvements, public and private,
to be constructed in-connection with the project.
2. A statement shall be submitted to the Village by an
Illinois Registered Professional Engineer_, giving
an estimate of-the total cost of the construction
and /or installation of all such improvements includ-
ing the cost of engineering inspection plus ten
percent for contingencies. Said estimate shall be
subject to review and-approval of the Village
Engineer.
3. A certification`from , a reputable financial in-
stitution shall-be-submitted to the Village es-
tablishing a performance bond, an irrevocable
straight commercial letter of credit, or other
financial guarantee-account acceptable to the
Village in-the-amount of
i
'
(a) the above engineer's cost estimate or
'
(b) the actual cost of installation including
the cost of engineering inspection
plus
five percent for contingencies. (Actual
cost shall be documented by signed contracts.)
These funds
are to be used to assure the Village
of the acceptable completion of the following
improvements, both public and private: Earthwork,
'
Streets, Driveway and Parking Area Pavements,
Sidewalks, Sanitary and Storm Sewers, Water Mains,
Drainage and Storm Retention Facilities, Site
tGrading,
Street Lighting and Landscaping.
4. Said guarantee.funds are to remain with the
'
Financial Institution until their release is
authorized by both the Developer and the Village.
Funds may be released for individual completed
improvements prior to completion of the overall
'
I project subject to the requirements stated herein.
5. All releases of funds will be approved by the
Village Manager subject to the following:
(a) A specific request by the Developer to the
'
Village noting improvement quantities and
costs.
(b) Submittal to the Village of contractor's
affidavits or waivers of lien for labor and
material for the work completed.
'
(c) Certification-by-the Village Engineer that
the improvements-are satisfactorily complete
in whole or part.
'
The
release of funds for public improvements is
subject to a minimum fifteen (150) retention which
shall remain in the-guarantee account until the
Village Board of Trustees approves and accepts
ownership and maintenance of the improvements.
The actual amount to be retained for a specific
'
improvement shall be-as determined by the
Village Engineer based upon his own appraisal.
'
6. The aforementioned guarantee shall be kept in
effect by the Developer or the Financial In-
stitution so long as-project improvements are
incomplete and until the Village authorizes
'
the release of all remaining funds. Such auth-
orization will normally occur upon Village Board
approval and acceptance of the project public
improvements. The Financial Institution shall be
'
required to notify the Village Manager by certified
mail of the expiration and any necessary renewals
of the guarantee account. The Developer shall then
submit evidence to the Village that said guarantee
'
account has been renewed in an amount.acceptable
to the Village.
'
7. In the event the-Developer does not complete or
provide-improvements-in-accordance with the
approved project plans, the Village, upon noti-
fication of the expiration date of the guarantee
account by the Financial Institution, shall have
thirty days in which to decide whether or not to
extend the guarantee account and /or complete the
'
improvement. If the decision is to extend the
guarantee account, the Financial Institution shall
'
retain the funds for an additional period of one
year to allow the Village the opportunity to com-
plete.said improvements and use this fund for the
' payment therefore. The expiration of the one
'
w year extension period terminates the rights of all
persons to draw upon the undisbursed funds. The
Financial Institution may at that time, or at any
time thereafter, apply said funds to the repayment,
'
prepayment or reduction-of the, loan due from the
owner and /or Developer.
'
8. Upon project approval and acceptance by the Village
Board'of Trustees, the-Developer is required to
provide a one year guarantee covering workmanship
and material for all public improvements. The De-
'
veloper is required to repair or replace any
defective work or material upon notice from the
Village that such defects exist. As collateral
'
security for this-guarantee, it shall be required
that -the Developer provide a bond or letter of
credit in the amount- o-f-fifteen percent (15 %) of the
'
improvement cost at the-time of acceptance. The
Developer may, at-his-option, renew and use the
financial account described in paragraphs three
through seven above, which will have a minimum
'
fifteen percent - •(150) retention at the time of
acceptance, or may close that account and provide
'
a bond or separate letter of credit.
This Administrative Order shall be effective on January 1, 1973,
and amends or changes any other policy in which there is conflict
'
regarding new subdivision or planned development procedures.
s/ Daniel T. Larson
'
Village Manager
Dated: January 1, 1973.
'
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B.
APPENDIX B
VILLAGE OF BUFFALO GROVE, ILLINOIS
STANDARD SPECIFICATIONS
FOR
CONSTRUCTION OF PORTLAND CEMENT SIDEWALKS
General
The work performed under these standards shall consist of the
construction of portland cement concrete sidewalks constructed
as described herein. Such sidewalks shall have a minimum width
of 5 feet and a minimum thickness of 5 inches except the thick-
ness shall be 6 inches where passing across an existing or pro-
posed driveway and where passing ever public utility lines. The
length of thickened slab where passing over public utility lines
shall be with a minimum of l0 feet. New sidewalks abutting
existing sidewalks shall be constructed to meet the grade of sucl
sidewalks or as may be directed by the Village Engineer or his
representative. The-location of sidewalks and grade for side -
walks when no adjacent sidewalks exist, shall be as directed by
the Village Engineer or his representative.
Materials
All materials shall comply with the following standards of
quality:
1. Portland Cement:* ASTM C -150 Type I, Normal.
ASTM C -150 Type III, High-Early-
Strength
2. Fine Aggregate: ASTM C -33, clean sand graded between
#100 and #4 sieve limits.
3. Coarse Aggregate: ASTM C -33, uncoated crushed stone or
washed gravel.
4. Water: Potable and fit to drink.
5. Water- Reducing Admixture: ASTM C -494 type A (normal)
or type D (retarder).
6. Air Entraining Agent:. ASTM C -260
7. Premoulded Filler Strips:— ASTM D-=994
8. Curing Compound: ASTM C -309, Type 1
9. Reinforcement: ASTM•A615i Grade 40
iv
A.
u
.1,
B.
APPENDIX B
VILLAGE OF BUFFALO GROVE, ILLINOIS
STANDARD SPECIFICATIONS
FOR
CONSTRUCTION OF PORTLAND CEMENT SIDEWALKS
General
The work performed under these standards shall consist of the
construction of portland cement concrete sidewalks constructed
as described herein. Such sidewalks shall have a minimum width
of 5 feet and a minimum thickness of 5 inches except the thick-
ness shall be 6 inches where passing across an existing or pro-
posed driveway and where passing ever public utility lines. The
length of thickened slab where passing over public utility lines
shall be with a minimum of l0 feet. New sidewalks abutting
existing sidewalks shall be constructed to meet the grade of sucl
sidewalks or as may be directed by the Village Engineer or his
representative. The-location of sidewalks and grade for side -
walks when no adjacent sidewalks exist, shall be as directed by
the Village Engineer or his representative.
Materials
All materials shall comply with the following standards of
quality:
1. Portland Cement:* ASTM C -150 Type I, Normal.
ASTM C -150 Type III, High-Early-
Strength
2. Fine Aggregate: ASTM C -33, clean sand graded between
#100 and #4 sieve limits.
3. Coarse Aggregate: ASTM C -33, uncoated crushed stone or
washed gravel.
4. Water: Potable and fit to drink.
5. Water- Reducing Admixture: ASTM C -494 type A (normal)
or type D (retarder).
6. Air Entraining Agent:. ASTM C -260
7. Premoulded Filler Strips:— ASTM D-=994
8. Curing Compound: ASTM C -309, Type 1
9. Reinforcement: ASTM•A615i Grade 40
iv
D
C. Concrete Quality
1. Use.Ready -Mix Concrete, complying with•ASTM C -94 and
supplied.by a ready- mix-source which is inspected yearly
by the State Highway Department, unless otherwise permitted
by the Village Engineer or his representative. Delivery
tickets shall note the mix designation, time dispatched,
date, project-and-contractor, and shall be available for
review by the Village Engineer or his representative.
2. Concrete mix design shall be Contractor's responsibility.
Prior to concrete delivery, submit a report from a Commercial
Testing Laboratory on the proposed mix proportions to the
Village Engineer for approval. Prior to concrete delivery,
submit laboratory reports on 7 and 28 day strengths of each
proposed mix. into concrete will be allowed to be placed
until the mix-designs-have been approved.
3. Concrete mix shall be designed using the following data
a. Minimum compressive strength of 3500 psi at 28 days.
b. Minimum of 6 sacks-of cement per cubic yard.
c. Maximum size aggregate of 1 inch.
d. Air entrainment of 6% +1 %.-
e. Maximum slump of 4 inches.
f. Maximum water-content-including moisture in the
aggregate of 6 gallons per sack of cement.
g. All concrete shall contain a water - reducing
admixture with no reduction in cement content
permitted.
D. Subarade Preparation
Where a fill condition exists, remove all topsoil and
unsuitable material. Tamp or roll subgrade before placing
granular fill. Fill shall be placed in six inch layers to
the proper subgrade elevation. Side s=lopes of fill material
shall not exceed one foot vertical to three feet horizontal.
Where a cut condition exists, remove all top soil and un-
suitable material and remove subgrade to the proper elevation
allowing sufficient width- to-accommodate the forms.
D -1. Granular Base
Place a granular base -of-five, inch minimum thickness on
the prepared subgrade. The base shall extend the full
width of the sidewalk.
V
E., Forms
Side forms shall be of lumber -
of not less than two inches
nominal thickness or steel of equal rigidity. No 2 x 4 lumber
forms will be permitted.' Forms shall be held securely in place
by stakes or braces with the top edge true to line and grade.
The forms for the sidewalk shall be set so that the slab will
' have a fall of one inch vertical to four feet horizontal from
the edge nearest the property line toward the edge farthest
from the property line, except as may be otherwise directed
by the Village Engineer or his representative.
F. Reinforcing
Reinforcing bars shall be embedded in the concrete at mid-
depth in a longitudinal direction over all existing water
or sewer services or other utilities buried beneath the
sidewalk. Three 3/4" diameter bars, each with a minimum
length of ten feet shall be installed over each utility.
The bars shall be equally spaced across the width of the
sidewalk.
' G. '`Ex ansion Joints
Expansion joints of the thickness specified below shall con-
sist of a premoulded filler strip with the top of the.strip
placed 1/4 inch below the surface of the sidewalk.
1
n
1. One -Half Inch Thick Expansion Joints. Expansion joints
1%2 inch thick shall -be-placed between the sidewalk
and all structures such as light standards, traffic
light standards, and traffic poles, which extend
through the sidewalk.
2. Three- Fourth Inch Thick - Expansion Joints. Expansion
points 3/4 inch thick shall be placed at intervals of
50 feet in the sidewalk-where specified by the Village
Engineer. Where the sidewalk is constructed adjacent
to pavement or curb having expansion joints, the
expansion joints in the sidewalk shall be placed
opposite the existing expansion joints as nearly as
practicable. Expansion joints shall also be placed
where the sidewalk abuts existing sidewalks, between
driveway pavement and sidewalk, and between sidewalk
and curbs where the sidewalk abuts a curb.
H. Placing and Finishing Concrete
1. Notify the Village when the-subgrade,has been finished
with a minimum of 24 hours notice prior to placing
concrete. No concrete shall be placed until the sub-
grade has been inspected and approved by the Village.
vi
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1
J. Curing
Sidewalks must be cured by-one -of the following methods:
A. Place burlap on the finished surface, saturate with
water and cover with-an impermeable covering.
B. Place polyethylene sheeting-as soon as the concrete has
hardened sufficiently to prevent marring of the surface.
Wet the surface of the concrete immediately before
the sheeting is placed. The edges of the sheeting
shall be weighted securely with a continuous windrow
of earth-or any other-means satisfactory to the
Village to provide an air tight cover.
C. Apply specified curing compound with brush, roller or
spray at the rate of (1) one gallon for every 250
square feet of sidewalk.
Any of the above curing methods must remain in place
for not less than 6 days.
vii
2+ The subgrade shall be moistened just before the concrete
is placed. The concrete shall be placed in successive
batches for the entire width of the slab, struck off from
1/2 to 3/4 inch higher than the finished slab, tamped
'
until all voids are removed and free mortar appears on the
surface, thoroughly spaded along the edges, struck off
to the true grade, and finished to a true and even surface
with floats and trowels. The final troweling shall be
done with a steel trowel, leaving a smooth, even surface.
After the water sheen has disappeared, the surface shall
be given a final finish by brushing with a fine -hair broom.The
'
broom shall be drawn across the sidewalk at right - angles
to the edges of the walk, with adjacent strokes slightly
overlapping, producing a- uniform, slightly roughened
'
surface with parallel marks.
3. Control joints shall be constructed at right angles to
'
the center line-of the sidewalk and shall extend to
1/4 the depth of the sidewalk. They shall not be less .
than 1/8 inch nor more than 1/4 inch in width, and shall
be edged with an edging tool.having a 1/4 inch:radius.
'
All slabs shall be five feet long on any one side, unless
otherwise ordered by the-Village Engineer or his repre-
sentative.
I. Protecting From Low Temperatures
'
After the first seasonal frost, protect concrete from
freezing for not less than 48 hours after placing. The
Contractor shall be responsible for all concrete damaged by
low temperatures and any concrete so damaged shall be re-
'
moved and replaced by him at-his expense.
L'
1
J. Curing
Sidewalks must be cured by-one -of the following methods:
A. Place burlap on the finished surface, saturate with
water and cover with-an impermeable covering.
B. Place polyethylene sheeting-as soon as the concrete has
hardened sufficiently to prevent marring of the surface.
Wet the surface of the concrete immediately before
the sheeting is placed. The edges of the sheeting
shall be weighted securely with a continuous windrow
of earth-or any other-means satisfactory to the
Village to provide an air tight cover.
C. Apply specified curing compound with brush, roller or
spray at the rate of (1) one gallon for every 250
square feet of sidewalk.
Any of the above curing methods must remain in place
for not less than 6 days.
vii
1
1
1
K. Backf ill
After -the concrete has been cured, forms shall be removed and
the space near the edges of the sidewalk shall be backfilled
to the required elevation-with material approved by the
Village. The Material shall then be compacted until firm
and the surface evenly graded.
L. Disposal of Sur lus Material
Surplus or waste material resulting from the sidewalk con-
struction operation shall be disposed of by the Contractor.
M. Control of Materials
The Contractor shall, at his expense, have a Commercial
Testing Laboratory prepare and test samples of delivered
concrete. One set of tests shall be taken for the first
25 cubic yards and one set of tests shall be taken for each
50 cubic yards. A set of tests shall consist of 4 standard
cylinders (two shall be broken at 7 days and two shall be
broken at 28 days), one slump test and one air content
test. The laboratory shall perform tests in accordance
with recoanized ASTM standards and and shall submit written
reports of such tests to the Village for review.
N. Guarantee
All work constructed under these standards.shall be
guaranteed by the Contractor to be free from defects in
workmanship and - materials for a period of one year from the
date of written - acceptance -of the-completed work by the
Village -of Buffalo Grove:- He -shall replace or repair any
defective work or material upon written notice from the
Village that such defects exist.
A bond shall be deposited with-the-Village in the amount of 15%
of the-Improvement-cost-at.-the time of acceptance of the side-
walk as collateral security for the guarantees.
viii
APPENDIX C
VILLAGE OF BUFFALO GROVE, ILLINOIS
' STANDARD SPECIFICATIONS
FOR
' CONSTRUCTION OF PORTLAND CEMENT CONCRETE DRIVEWAY APRONS
A. General
' The work performed under these standards shall consist of the
construction of Portland Cement concrete driveways aprons as
described herein. The driveway apron, by definition, shall be
' that portion of the driveway located between the sidewalk and
the street.
' Residential driveway aprons shall have a minimum width of
ten (10) feet for one -car driveways, eighteen (18) feet for
• two -car driveways, measured at the sidewalk, and a width
' three (3) feet greater at the curb. All residential aprons
shall have a minimum concrete thickness of six (6) inches,
and a granular base of five (5) inches minimum compacted
thickness. Commercial and industrial driveway aprons shall
' be constructed as directed by the Village Engineer.
New driveway aprons abutting-existing sidewalks or curbs
' shall be constructed to meet-the-grade of such sidewalks
or curbs, or as may be directed by the Village Engineer.
The locations of driveway aprons and grade for driveway
' aprons when no adjacent-sidewalks or curb and gutter exists,
shall be as directed by the Village Engineer. The maximum
slope of the driveway apron shall be 8 %, and the minimum
slope shall be 2% unless otherwise permitted by the Village
' Engineer.
B. Materials
' All materials shall comply with-the following standards
of quality:
' 1. Portland Cement ASTM C -150 Type I, Normal
ASTM C -150 Type III, High-
Early- Strength
2. Fine Aggregate ASTM C -33, clean sand g raded
between #100 and 44 sieve limits
' 3. Coarse Aggregate ASTM C -33, uncoated crushed
stone or washed gravel
' 4. Water Potable and fit to drink
ix
F
D.
n
5. Water - Reducing ASTM -C -494 Type A (normal or
Admixture Type-D (retarder)
6. Air Entraining Agent- ASTM C -260
7. Premoulded Filler
Strips ASTM D -994
8. Curing Compound ASTM C -309, Type 1
9. Reinforcement ASTM A -615, Grade 40 or Grade 60
Concrete Quality
1. Use Ready -Mix Concrete, complying with ASTM C -94 and
supplied by a ready- mix-source which is inspected yearly
by the Illinois Division of Highways, unless otherwise
permitted by the Village Engineer. Delivery tickets
shall note the mix designation, time dispatched, date,
project and contractor, and shall be available for review
by the'Village Engineer or his representative.
.2. Concrete mix design shall be Contractor's responsibility.
Prior to concrete delivery, submit a report from a
Commercial Testing Laboratory on the proposed mix
proportions to the Village Engineer for approval.. Prior
to concrete delivery, submit laboratory reports on 7 and
28 day strengths of each proposed mix. No concrete will
be allowed to be placed until the mix designs have been
approved.
3. Concrete mix shall be designed using the following data:
a. Minimum compressive strength of 3500 psi at 28 days.
b. Minimum of 6 sacks-of cement per cubic yard.
c. Maximum size aggregate of 1 inch.
d. Air entrainment of 6% +1%
e. Maximum slump of-4-inches,
f. Maximum water content including moisture in the
aggregate of 6 gallons per sack of cement.
g. All concrete shall contain a water - reducing admixture
with no reduction in-cement content permitted.
Subgrade Preparation
Where a fill-condition exists, remove all topsoil and
unsuitable material. Tamp or roll subgrade until thoroughly
compacted before placing granular base. Fill shall be placed
x
C.
F
D.
n
5. Water - Reducing ASTM -C -494 Type A (normal or
Admixture Type-D (retarder)
6. Air Entraining Agent- ASTM C -260
7. Premoulded Filler
Strips ASTM D -994
8. Curing Compound ASTM C -309, Type 1
9. Reinforcement ASTM A -615, Grade 40 or Grade 60
Concrete Quality
1. Use Ready -Mix Concrete, complying with ASTM C -94 and
supplied by a ready- mix-source which is inspected yearly
by the Illinois Division of Highways, unless otherwise
permitted by the Village Engineer. Delivery tickets
shall note the mix designation, time dispatched, date,
project and contractor, and shall be available for review
by the'Village Engineer or his representative.
.2. Concrete mix design shall be Contractor's responsibility.
Prior to concrete delivery, submit a report from a
Commercial Testing Laboratory on the proposed mix
proportions to the Village Engineer for approval.. Prior
to concrete delivery, submit laboratory reports on 7 and
28 day strengths of each proposed mix. No concrete will
be allowed to be placed until the mix designs have been
approved.
3. Concrete mix shall be designed using the following data:
a. Minimum compressive strength of 3500 psi at 28 days.
b. Minimum of 6 sacks-of cement per cubic yard.
c. Maximum size aggregate of 1 inch.
d. Air entrainment of 6% +1%
e. Maximum slump of-4-inches,
f. Maximum water content including moisture in the
aggregate of 6 gallons per sack of cement.
g. All concrete shall contain a water - reducing admixture
with no reduction in-cement content permitted.
Subgrade Preparation
Where a fill-condition exists, remove all topsoil and
unsuitable material. Tamp or roll subgrade until thoroughly
compacted before placing granular base. Fill shall be placed
x
in six inch layers to-the proper subgrade elevation,. Side
'
slopes of fill material shall -not exceed one foot vertical
to three feet horizontal. Where -a cut condition exists,
remove all top soil and unsuitable material and remove
'
subgrade to the proper elevation allowing sufficient width
to accommodate the forms.
Granular Base
Place a granular base of 5 inch minimum thickness on the
prepared subgrade. The base shall extend the full width
i
of the driveway apron. Aggregate gradation shall conform
to gradation CA6 of the - Illinois - Division of Highways
standard specifications.
Forms
Side forms shall be of-lumber -of not less than two inches
'
nominal thickness or steel of-equal rigidity. The use of
•
2 x 4 lumber forms is not-permitted. Forms shall be held
securely in place by stakes or-braces with the top edge
'
-true to line and grade.
'
G.
Expansion Joints
Expansion joints shall be placed at the junction of the
driveway apron and the sidewalk and at the junction of the
'
driveway apron and the curb. Such expansion joints shall
be 1/2 inch thick premoulded filler „strips with the top
of the strip placed 1/4 inch below.the surface of the
'
driveway apron.
H.
Placing and Finishing Concrete
1. Notify the Village when the subgrade has been finished,
with a minimum of-24 hours notice prior to placing
concrete. No concrete shall be placed until the sub-
grade has been inspected and approved by the Village.
2. Do not place concrete -on -ice or frozen subgrade.
3. The subgrade shall -be - moistened just before the concrete
is placed. The concrete shall be placed in successive
batches for the entire width of the slab, struck off
'
- from 1/2 to 3/4 inch-higher than the finished slab,
tamped until all voids are removed and free mortar
appears on the surface, thoroughly spaded along the
'
edges, struck off to the-true grade, and finished
to a true and even surface with-floats and trowels.
The final troweling shall be done with a steel trowel,
leaving a smooth, even surface. After the water sheen
'
has disappeared the surface shall be given a final
xi
finish by brushing with-a- fine =hair broom. The broom
shall be drawn across-the--driveway apron at right - angles
to the edges of the apron with adjacent strokes slightly
overlapping, producing a uniform', slightly roughened
surface with parallel marks.
' 4. Control joints shall be constructed so as to divide the
driveway apron into sections which are approximately
square, and having no side longer than 15 feet. The
control joints shall be not less than 1/8 inch nor more
than 1/4 inch in width, and shall be edged with an
edging tool having a 1/4 inch radius. The minimum
depth shall be 1 1/4 inch.
I. Cold - Weather Concreting
' After the first seasonal frost protect concrete from freezing
in accordance with "Recommended Practice for Cold- Weather
Concreting (ACI 306)'. The Contractor shall be, responsible
' for all concrete damaged by low temperatures and any concrete
so damaged.shall be removed and replaced by him at his
expense.
' J. -Curing
' Driveway aprons-must be cured by one of the following methods:
1. Apply specified curing compound with brush, roller or
spray at the rate of one gallon for every 250 square
' feet of surface.
2. Place burlap on the finished surface saturate with
' water and cover with are impermeable covering.
3. Place polethylene sheeting as soon as the concrete has
' hardened sufficiently to prevent marring of the surface.
Wet the surface on the concrete immediately before the
sheeting is placed. The edges of the sheeting shall be
weighted securely with a continuous windrow of earth or
any other means satisfactory to the Village to provide
an air tight cover.
' Any of the above curing methods must remain in place for not
less than 6 days.
' R. Backfill
After the concrete has been cured forms shall be removed and
the space near the edges of-the driveway shall be backfilled
' to the required elevation with material approved by the
Village. The material shall be compacted then until firm and
the surface evenly graded.
xii
1
1
1
1
1
L. Disposal of Surplus Material
Surplus or waste material resulting from the driveway apron
construction operation shall be disposed of by the Contractor.
M. Control of Materials
The Contractor or owner shall, at his expense, have a
Commercial Testing Laboratory prepare and test samples of
delivered concrete. One set of tests shall be taken for the
first 25 cubic yards or fraction thereof, and one set of
tests shall be taken for each-additional 50 cubic yards. A
set of tests shall consist-of 4 standard cylinders (two shall
be broken at 7 days and two shall be broken at 28 days), one
slump test and one air content test. The laboratory shall
perform tests in accordance with recognized ASTM standards
and shall submit written reports of such tests to the Village
Engineer for review.
N% Guarantee and Bond
-All work constructed under these standards shall be guaranteed
by the Contractor to be free-from defects in workmanship and
materials for a period of one year from the date of written
acceptance of the completed work by the Village of Buffalo
Grove. He shall replace or repair any defective work or
material upon written notice-from the-Village that such
defects exist.
A bond shall be deposited with the Village in the amount of
15% of the Improvement cost-at-the time of acceptance of the
driveway aprons as collateral security for the guarantees.
xiii
APPENDIX D
' VILLAGE OF BUFFALO GROVE; ILLINOIS
STANDARD SPECIFICATIONS
' FOR
STORM WATER DETENTION
' A. GENERAL: It is recognized that the receiving streams and
storm sewers within the area of the Village of Buffalo Grove
do not have the capacity to receive and convey the increased
' storm water runoff resulting from rapid urbanization occurring
in the Village and adjacent areas. These receiving streams
and storm sewers are subject to frequent flooding which results
in a growing rate of property damage. It is the intent of this
specification that detention storage of storm water be provided
to eliminate the excessive storm water runoff caused by the
reduction or elimination of previous land surfaces through the
' construction of buildings, parking lots, streets and other
improvements to real estate.
' B. REQUIREMENTS: A building permit will not be issued unless the
.- applicant provides on -site detention of storm water runoff or
participates in the provision-of a Village approved regional
' detention facility as set forth in the following criteria:
1. A combination of storage and controlled release of storm
water runoff is required for all residential developments
' exceeding 5 acres in the area, for all residential develop-
ments of less than 5 acres which have an impervious area of
50 percent or greater, for all non - residential developments
' exceeding 2 acres in area and for all non - residential
developments of less than 2 acres which have an impervious
area of 50 percent or greater. However, a residential
development of 5 acres or less and a non - residential
development of 2 acres or less must have an adequate out-
let as signified by the Village Engineer. If the outlet
is not adequate, then detention, as determined by the
' Village Engineer, will be required to store that portion_
of the runoff exceeding the-outlet capacity.
' 2. The release rate of storm water from all developments
requiring detention shall not exceed the storm water run -
off rate from the area in its natural undeveloped state.
' a. Because of the flat conditions of the land in this
area, 'channel configurations cut by nature are
generally unable to handle the runoff from high
' intensity rainfalls and results in flood plain
storage or spreading of runoff over the land areas
during the larger storm periods. In order not to
' increase the runoff from such areas after develop-
ment, the release rate must be limited to carrying
capacity of these natural channels.
xiv
'
b. The Village-will-accept-the release rate of not
greater than -that-calculated from a storm two
-of
(2) year frequency with a runoff rate coefficient
of 0.15, unless the applicant can show by his detail
'
calculations, which are acceptable by the Village
that the discharge.rate of the natural outlet channel
serving the area is greater.
'
3.
Drainage systems shall have adequate capacity to bypass
through the development -the flow from all upstream areas
'
for a storm of design frequency assuming that the.land is
in a fully developed state under present zoning or zoning
proposed under a Comprehensive Plan. The bypass flow rate
shall be computed utilizing a runoff coefficient of not
'
less than 0.35. An allowance will be made for upstream
detention when such upstream detention and release rate
has previously been approved by the Village and evidence
'
of its construction-can be shown.
4.
The detention volume required shall be that necessary to
'
-
handle the runoff of a-one hundred (100) year rainfall,
for any and all-durations, from the fully developed drain-
age area tributary to the reservoir less that volume dis-
charged during the same duration at the approved release
'
rate. The live detention storage to be provided shall be
calculated on the basis of -the one hundred (100) year and
two (2) year frequency rainfalls as published by the U.S.
'
Weather Bureau for the - Chicago area.
5.
Detention facilities for developments within the Cook County
'
portion of the Village shall-be subject to the approval of
the Metropolitan Sanitary District of Greater Chicago.
Detention facilities for developments within the take County
portion of the Village shall-be subject to the approval of
'
the Lake County Department-of Public Works. All detention
facilities within the Village of Buffalo Grove are subject
to the approval of the Village Engineer and the Village
'
Board of Trustees.
6.
Designs for fencing, embankment slopes, depth of permanent
'
pools, - protection - of- inlets -& outlets, screenings, physical
shape and appearance'shall-be as determined and approved
by the Village Engineer.
xv
C t
ORDINANCE NO. 80' D_�.
AN ORDINANCE AMENDING THE SUBDIVISION
REGULATIONS' OF BUFFALO GROVE'
WHEREAS, it is the intent of the President and Board of Trustees
to have the Village's Subdivision Regulation Ordinance apply to
Planned Developments within one and one -half miles beyond the incor-
porated boundary of Buffalo Grove.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUS-
TEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS
as follows:
SECTION 1. Subsection 2 under the Definition of Subdivision in
Section IV of the Buffalo Grove Ordinance for the Subdivision and
Platting of Land and Providing for Installation of Subdivision Im-
provements is hereby amended to read as follows:
SECTION 'IV DEFINITIONS
Subdivision: A subdivision is:
2. Any planned development or multiple - family, commer-
cial, or industrial district established by a zon-
ing district amendment of the zoning ordinance of
the Village of Buffalo Grove after the effective
date of this ordinance or any planned development
within one and one -half miles beyond the corporate
boundaries of Buffalo Grove shall be deemed a sub-
division for the purpose of these regulations re-
gardlags of whether the land is divided into par-
cels for separate sale or is developed on a lease
basis and.said subdivision shall be subject to the
improvement and design requirements of this ordi-
nance and other requirements specified by the Com-
mission.
SECTION 2. No plat of any subdivision shall be entitled to be re-
corded in the County Recorder's Office nor shall any planned develop-
ment be approved or have any validity until it shall have been approved
in the manner prescribed in the Subdivision Regulation Ordinance of
Buffalo Grove.
SECTION 3. This Ordinance shall be in full force and effect from
and after its passage, approval and publication according to law.
AYES; 6 - Marienthal, Stone, O'Reilly, Hartstein, Kavitt, Gerschefske
NAYES: 0 - None
ABSENT: 0 - None
• � 1
-2-
PASSED: January 21 ,1980.
APPROVED: January 21 ..... ....... ,1980.
PUBLISHED: January 22 ,1980.
APPROVED:
V L
ATTEST:
LJ VILLAGE C=
VILLAGE OF BUFFALO GROVE
ORDINANCE NO.
ADOPTED BY THE PRESIDENT
AND BOARD OF TRUSTEES OF THE VILLAGE
OF BUFFALO GROVE
THIS _ DAY OF 19Ga.
Published in pamphlet form by authority
of the President and,Board of Trustees of
the Village of Buffalo Grove, Cook and Lake
Counties, Illinois, this day of
19�D•
Village Clerk
�� ,_�
i
ORDINANCE NO. 80 7
AN ORDINANCE AMENDING THE SUBDIVISION
REGULATIONS OF BUFFALO GROVE"
WHEREAS, it is the intent of the President and Board of Trustees
to have the Village's Subdivision Regulation Ordinance apply to
Planned Developments within one and one -half miles beyond the incor-
porated boundary of Buffalo Grove.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUS-
TEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS
as follows
SECTION 1. Subsection 2 under the Definition of Subdivision in
Section IV of the Buffalo Grove Ordinance for the Subdivision and
Platting of Land and Providing for Installation of Subdivision Im-
provements is hereby amended to read as follows:
SECTION IV DEFINITIONS
Subdivision: A subdivision is:
2. Any planned development or multiple- family, commer-
cial, or industrial district established by a zon-
ing district amendment of the zoning ordinance of
the Village of Buffalo Grove after the effective
date of this ordinance or any planned development
within one and one -half miles beyond the corporate
boundaries of Buffalo Grove shall be deemed a sub-
division for the purpose of these regulations.re-
gardless of whether the land is divided into par -
cels for separate sale or is developed on a lease
basis and said subdivision shall be subject to the
improvement and design requirements of this ordi-
nance and other requirements specified by the Com-
mission.
SECTION 2. No plat of any subdivision shall be entitled to be re-
corded in the County Recorder's Office nor shall any planned develop-
ment be approved or have any validity until it shall have been approved'
in the manner prescribed in the Subdivision Regulation Ordinance of
Buffalo Grove.
SECTION 3. This Ordinance shall be in full force and effect from
and after its passage, approval and publication according to law.
AYES: 6 - Marienthal, Stone, O'Reilly, Nartstein, Kavitt, Gerschefske
NAYES • 0 - None
ABSENT: 0 - None
-2-
PASSED: January 21 ,1980.
APPROVED: January 21 ,1980.
PUBLISHED: January 22 ,1980.
APPROVED:
VIiiAGE"
ATTEST:
�� VILLAGE CLERK