2016-03-21 - Ordinance 2016-016 - AMENDING TITLE 16, DEVELOPMENT, OF THE MUNICIPAL CODE ORDINANCE NO. 2016 - 016
AN ORDINANCE AMENDING TITLE 16. DEVELOPMENT.
OF THE VILLAGE OF BUFFALO GROVE MUNICIPAL CODE.
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit pursuant to the Illinois
Constitution of 1970; and
WHEREAS, the Village is updating Title 16, Development, of the Buffalo Grove
Municipal Code.
NOW THEREFORE BE IT ORDAINIED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE
COUNTIES, ILLINOIS, as follows:
Section 1. The foregoing recitals are hereby adopted and incorporated into and made
a part of this Ordinance as if fully set forth herein.
Section 2. Title 16, Development, of the Buffalo Grove Municipal Code is hereby
amended to read as follows:
Title 16- DEVELOPMENT*
Chapter 16.10 - GENERAL PROVISIONS
16.10.010 - Title.
This Title shall be known and may be cited and referred to as "The Development Ordinance
of the Village of Buffalo Grove."
16.10.020 - Purpose.
The purpose of this Title is to regulate the development of land and provide standards and
specifications f o r improvements thereto, and is hereby made a part of the Official Plan o f t he
Village of Buffalo Grove and contiguous areas in accordance with the provisions of the "Illinois
Municipal Code" of the State of Illinois and the Home Rule Authority of the Village of Buffalo
Grove.
16.10.030 - Geographic jurisdiction.
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These regulations shall be applicable to all lands within the corporate limits of the Village
and contiguous unincorporated territory within one and one-half miles of the corporate limits of
the Village.
16.10.040 - Application and interpretations.
A. Whenever any person requesting or performing development of land, or subdivision of land,
or wherever any land shall hereafter be laid out within the jurisdiction of this Title, the
developer or owner shall submit a concept plan, a preliminary plan, and a development plan
to the Village. Said plans, proposed improvements, and all procedures relating thereto, shall
in all respects be in full compliance with this Title.
& No portion of a lot, tract, parcel of land, or development area shall be sold, conveyed,
divided into two or more lots, parcels or tracts, subdivided or filed for record, nor any street
or thoroughfare laid out, nor any public or private improvements made to the land until the
concept plan, preliminary plan, development plan, and other supporting documents have
been approved by action oft e Corporate Authorities.
C. No improvements, such as but not limited to sidewalk, water supply and distribution,
stormwater drainage and detention, sewerage or lighting facilities, grading, paving, or
surfacing of streets, shall hereafter be made within or adjacent tote limits of any such
development or redevelopment of land by any owner or owners or his/her or their agents at
the request of such owner or owners or his/her or their agent it a plat for the subdivision
and also the plans for improvements thereto have been formally recommended by the
Planning & Zoning Commission and approved by the Corporate Authorities.
D. Where a tract of land proposed for development is part of a larger, logical subdivision unit in
relation to the Village as a whole, the Corporate Authorities may cause to be prepared or
may require the owner or developer to prepare a proposed plan of the entire area; such plan
to be used by the Planning & Zoning Commission and the Corporate Authorities as an aid in
evaluating the concept plan, the preliminary plan and development plan in relationship to the
realization of the Official Plan.
E. All interpretations of this Title are reserved tote Corporate Authorities and administrative
bodies referred to in this Title.
16.10.050 - Variations and exceptions.
A. The Corporate Authorities may vary and make exceptions to this Title where there is
sufficient evidence, in its opinion, that these regulations, if strictly adhered to, of cause
unnecessary hardship because of topographical or other conditions peculiar to the site, and
that such variance may be made without destroying the intent aft is Title.
B. Unless otherwise directed by the Corporate Authorities, all requests for variations shall be
reviewed by the Planning & Zoning Commission which may recommend a variance or
modification to the Corporate Authorities.
C. The Corporate Authorities may impose such conditions and restrictions upon the variation as
may be necessary or appropriate to carry out the spirit and purpose oft is Title in the public
interest and to protect adjacent property and property values.
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D. Requests for variations shall be made in writing upon forms developed by the Village for
that purpose, and any variance or modification thus authorized shall be attached to and made
a part of the development plan.
E. The Corporate Authorities or the Planning & Zoning Commission shall hold a public
hearing on the variation request. Said hearing may be held in conjunction with any other
public hearing required forte development. The variation applicant shall provide notice of
the hearing pursuant to Section 17.64.030.
16.10.060 - Enforcement.
I t s hall be the duty of the Village Engineer and the staff serving under his or her direction to
enforce this Title and to bring to the attention of the party or parties concerned, the Village
Manager, and the Corporate Authorities any violations or lack of compliance therewith. The
enforcing officer shall have power to make such order, requirements, decisions and
determinations in confon-nity with this Title as are necessary to enforce this Title. The Village
shall take appropriate action to assure compliance with this Title.
16.10.070 - Definitions.
"Administrative Subdivision" means a subdivision that will split an existing lot or parcel
with the creation of a lot line adjustment between two adjoining and contiguous lots or the
consolidation oft o or more adjoining and contiguous lots.
"Alley" means a strip of land, not less than twenty feet in width and not more than forty feet,
along the side of or in the rear of properties, intended to provide access to these properties.
"AWWA" means the abbreviation for American Water Works Association.
"ASTM" means the abbreviation for American Society for Testing and Materials.
"Benchmark" means a permanent object of known elevation.
"Bikepath" means a designated right-of-way provided for recreational purposes.
"Building setback line" means a line parallel tote street line at a distance from it, so
designated on a plat of subdivision or designated by Village ordinance, the area between said line
and the street line where the erection of a structure or portion thereof is prohibited.
"Business street" means any street included in any development of ground to be used for
business purposes as defined in the zoning ordinance of the Village.
"Caliper" means the measurement used for nursery stock. The diameter of a tree trunk as
measured six inches above ground line for nursery trees up to and including four inches in
caliper and as measured twelve inches above ground line for nursery trees larger than four inches
in caliper.
"Certificate of Occupancy" means the certificate issued by the Village which permits the use
of a building in accordance with the approved plans and specifications and which certifies
compliance with the provisions of law for the use and occupancy of the building in its several
parts together with any special stipulations of conditions of the building permit.
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"Collector street or secondary street" means roadways having continuity which carry traffic
from local streets to major streets and are indicated on the Comprehensive Plan as collector
streets or as determined by the Village Engineer.
"Comprehensive plan" means the official statement of the Village is sets forth its major
policies concerning desirable future physical development.
"Concept plan" means any and all information as described in Section 1 .2 . 2 .
adequately delineating the concept of any proposed development.
"Corporate Authorities" means The President and Board of Trustees of the Village of
Buffalo Grove.
"Critical root zone" means that area around a tree as defined by the following calculation:
for each inch of tree measured by the standard D.B.H. method, one foot of area around the tree in
all directions as measured from the base of that tree.
"Cul-de-sac" means a street having one open end and being permanently terminated by a
vehicle turnaround.
"Digital data standards" is the data submittal standards as described in Chapter 2.74.
"Dedicated street" means a public right-of-way owned by the Village or other public
highway agency, and created by designation on a recorded plat or in a recorded instrument of
conveyance accepted by the Corporate Authorities of the Village or other public highway
agency.
"Developer" means any person whose concern and desire is to develop or improve land
governed by this Title.
"Development" means any of the following:
(a) Any project involving construction of more than one single-family dwelling, or two
multifamily dwelling units.
(b) Any nonresidential project involving the construction of any new building(s) or
structure(s)having a total floor area in excess of five hundred square feet.
(c) Any project that will require or consists of more than two parking spaces in any
residential zoning district, twenty parking spaces in any business zoning district, office
and research zoning district or industrial zoning district.
(d) Any project involving the construction of any public or private school, recreational
facility, library, hospital, church, or any place of public assembly.
(e) Any project having a developmental impact upon existing facilities protecting the health
and safety of Village residents.
"Diameter Breast Height (D.B.H.)" means the diameter of a tree measured four and one-half
feet above the existing ground line.
"Engineer" means the individual responsible for the engineering design and preparation of
the proposed improvement plans, supporting calculations, and other required documents for the
development of land. This individual shall be a Registered Professional Engineer licensed by the
State of Illinois.
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"Easement" means a grant by a property owner for the use of a strip of land by the general
public, a corporation, or a certain person or persons for a specific purpose or purposes.
"Final punch list" means a tabulation of construction deficiencies, which must be corrected
prior to final acceptance of a development.
"Flood plain ordinance" means the regulations governing the development and use of lands
as required by Title 18 of the Buffalo Grove Municipal Code, as amended from time to time.
"Frontage" means all the property on one side of a street between two intersecting streets
measured along the line of the street, or if the street is dead-ended, then all property abutting on
one side between an intersecting street and the dead-end of the street.
"Frontage road" means a public or private marginal access roadway or paved parking lot
containing the necessary driveways or trafficways which are located along the frontage of any
zoning district with regulations for purposes of establishing minimum distance between points of
access to a major street.
" IS" means Geographic Information System that is currently utilized by the Village of
Buffalo Grove.
"Homeowner's association" means an organization or association established pursuant to an
agreement, consisting of persons owning or assuming responsibility for open spaces, recreational
facilities, or other commonly owned areas or property within a planned development or other
real estate development.
"I DOT" means the abbreviation for Illinois Department of Transportation.
"IEPA" means the abbreviation for Illinois Environmental Protection Agency.
"Improvement" means changing any of the existing topographical features of land such as
installing or constructing drainage, sewerage, or water systems, or streets, parking areas,
sidewalks, lights, signs, trees, grading, or related appurtenances.
"Industrial street" means any street included in any development of ground to be used for
industrial purposes as defined in the zoning ordinance of the Village.
"Intersection, street" means the area embraced within the prolongation or connection oft e
lateral curb lines, or, if none, then the lateral boundary lines of the roadways of two highways
which join one another at, or approximately at, right angles, or the area within which vehicles
traveling upon a highway includes two roadways thirty feet or more apart, then every crossing of
each roadway of such divided highway by an intersecting highway shall be regarded as a
separate intersection. In the event such intersecting highway also includes two roadways thirty
feet or more apart, then every crossing oft o roadways of such highways shall be regarded as a
separate intersection.
"Key tree" means any tree identified by a qualified arborist as an exceptionally good
example of the species, in good to excellent condition, that has a diameter breast height of
twenty-four inches or larger and that has a species rating percentage of eighty or greater as listed
in the "Species Ratings and Appraisal Factors for Illinois" published by the International Society
of Arboriculture and is a variety that is indigenous to the State of Illinois or any other species as
determined by the Village Forester.
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"Local street" means a street of limited continuity used primarily for access to abutting
properties.
"Lot" means a parcel of land in a development separated from other parcels or portions by
virtue of a plat recorded with the appropriate county office and identifiable by reference to said
plat and not dependent for such identification by metes and bounds.
"Major street" means 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
Comprehensive Plan.
"Marginal access street" means a street which is parallel to and adjacent to a major street or
highway and which provides access to abutting properties and protection to local traffic from
through-moving traffic on the major street.
"MWRD" means the abbreviation for Metropolitan Water Reclamation District of Greater
Chicago,
"Owner" means the person having sufficient proprietary interest of record in the land sought
to be developed to commence and maintain proceedings to plat the same under the statutes oft e
State of Illinois or under the ordinances of the Village.
"Parkway" means the area between the back of the curb and the public sidewalk or the area
between the back of curb and the edge of the street right-of-way where there is no public
sidewalk.
"Pedestrianway" or "bike at '" means a right-of-way or pathway across or within a tract of
land to be used primarily for either pedestrian or bike traffic.
"Person" means a natural person, joint venture, joint stock company, partnership,
association, club, company, corporation, business, trust, organization, or the manager, lessee,
agent, servant, officer ore ployee of any of them.
"Planned Unit Development" means a special use pursuant to Chapter 17.28 of the Village's
Zoning Ordinance of a parcel of land which is planned and developed as a unit under single
ownership or control which includes two or more principal buildings, and which is at least four
acres in area.
"Planning & Zoning Commission" means the Planning & Zoning Commission of the
Village.
"Plat" means a map or drawing on which the plans for development of land are presented
and which the owner submits for approval and intends to record in final form and as her
defined in Section 16.20.090.
"Ponding" means 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" means the map or drawing described in Section 16.20.030.
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"Private improvement" means any installed or constructed facility for which the
responsibility of maintenance and ownership will be retained by the owner or a private
association.
"Private street" means any road that is used for access and circulation and the ownership and
maintenance responsibility of which is home by the owner or homeowner's association.
"Public agency" means any public agency created by authority of the State of Illinois or the
federal government.
"Public improvement" means any facility for which the Village of Buffalo Grove or other
public agency may ultimately assume the responsibility for maintenance and operation and
which is constructed for general public use or benefit.
"Public street" means all major, collector, or local streets which are shown and dedicated on
the plat for public use and the ownership and maintenance responsibility is home by the Village
or other public agency.
"Record Drawing" means the drawings prepared by the Engineer after the completion of all
construction to reflect on-site changes that were made during construction.
"Right-of-way" is a general is denoting la or interest therein, acquired for or
used as a roadway, pedestrianway or bikepath, or other public use.
"Roadway or road" means the paved area existing on the street right-of-way and not the
street right-of-way width.
"SCADA"means supervisory control and data acquisition.
"Shrubbery" means a group of usually low and several-stemmed, woody plants.
"Significant tree" means any tree identified by a qualified arborist in good to excellent
condition, that has a diameter breast height of twelve inches or larger and that has a species
rating percentage of sixty or greater as listed in the "Species Ratings and Appraisal Factors for
Illinois" published by the International Society of Arboriculture and is a variety that is
indigenous t o t he State of Illinois or any other species as determined by the Village Forester.
"Street" means the width of the right-of-way or easement, whether public or private, and
shall not be considered as the width of pavement or other improvement on the right-of-way.
"Subdivider" means any person commencing proceedings under this Title to effect
development or subdivision of land.
"Subdivision" means the division of land or delineation of land by the owner into one or
more parts, for the purpose, whether immediate or future, of transfer of ownership of a portion of
the land or construction of a development.
Any planned development or multiple-family, business, office and research, or industrial
zoning district established by a zoning district amendment of the Zoning Ordinance of the
Village after the effective date oft is Title or any planned unit development within one and one-
half miles beyond the corporate boundaries of the Village shall be deemed a subdivision for the
purpose of this Title regardless of whether the land is divided into parcels for separate sale or is
developed on a lease basis.
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Any project having developmental impact upon existing facilities protecting the health and
safety of Village residents,
"Surveyor" means the individual responsible for the preparation of a plat of annexation, plat,
or a plat of easement. This individual shall be registered and licensed by the State of Illinois.
"Tree" means a woody perennial plant exceeding ten feet in height at maturity having a
single main stem trunk.
"Tree preservation plan" means a written plan having illustrations and text that indicates the
methods which are to be used to preserve existing trees during the construction process. The plan
will contain pertinent infon-nation as may be required by the Village Forester.
"Tree survey" means an inventory document having illustrations and text that includes the
specie, size, condition and location plotted, of all live trees on the property prior to any
construction activity. The survey will contain a level of detail and other pertinent information as
may be required by the Village Forester.
"Village" means the Village of Buffalo Grove, Cook and Lake Counties, Illinois.
"Village Forester" means the individual responsible forte management of the municipal
urban forest which includes the review and approval of tree preservation plans, tree surveys, site
inspection, landscape plan review and subdivision planting. This individual shall be trained in
urban forestry, arboriculture, horticulture, landscape architecture or closely related fields.
16.10.080 - Adoption by reference.
The following are hereby adopted by reference:
A. "American National Standard Practice for Roadway Lighting," published by the
Illuminating Engineering Society, latest edition,
B. "Annual Book of ASTM Standards," published by the American Society for Testing
and Materials, latest edition.
C. "AWWA Standards," published by the American Water Works Association, latest
edition.
D "Bureau of Design and Environment Manual," published by the Illinois Department
of Transportation, latest edition.
E "Bureau of Local Roads and Streets Manual," published by the Illinois Department
of Transportation, latest edition.
F. "Drainage Manual," published by the Illinois Department of Transportation, latest
edition.
G. "Fire Suppression Rating Schedule," published byte Insurance Services Office,
latest edition.
H. "Flood Insurance Study," published by the United States Department of Housing and
Urban Development, latest edition.
I. "Guide for Establishing Values of Trees and to Plants," published by the
International Society of Arborculture, latest edition.
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J. "Guide for Determination of Required Fire Flow," published by the Insurance
Services Office, latest edition.
K. "Guidelines for Highway Lighting," published by the American Association of State
Highway and Transportation Officials, latest edition.
L. "Highway Standards," published by the Illinois Department of Transportation, latest
edition,
M. "Highway Standards Specific to District I" published by the Illinois Department of
Transportation, latest edition.
N. "Landscape Specification: A Uniform Set of Workmanship Standards," published by
the Illinois Landscape Contractors Association, latest edition.
0. "Manual on Uniform Traffic Control Devices for Streets and Highways," published
by the Illinois Department of Transportation, latest edition.
P. "National Electric Code," published by the National Fire Protection Association,
latest edition.
Q. "Standard Specifications for Road and Bridge Construction, (abbreviated as SSR &
BC)," published by the Illinois Department of Transportation, latest edition.
R. "Standard Specifications for Water and Sewer Main Construction in Illinois,
(abbreviated as SSW & SC in IL)" published by the Illinois Society of Professional
Engineers, latest edition.
S. "Ten States Standards," published by Great Lakes — Upper Mississippi River Board,
latest edition.
Chapter 16.20 - SUBDIVISION PLAT AND DEVELOPMENT PLAN APPLICATION
PROCEDURE
16.20.010 - Pre-application procedure.
A. Staff Pre-application Conference. Prior tote filing of an application for the approval of a
preliminary plan, the developer or owner of land shall schedule a pre-application conference
to informally discuss the proposed development of land with the Village Manager or his/her
designated representative. This permissive procedural step does not require a formal
application, fee, or filing of a plan.
1. Purpose. The purpose of the pre-application conference is to a f f o r d t e a wner,
developer, and their consultants an opportunity f o r the advice and assistance o f t he
Village concerning the procedures, standards, specifications, and other documentation
required by this Title for the preparation of a preliminary plan and plat forte proposed
development of land. The pre-application conference is intended, but not limited, to
provide for the clarification of interpretations, avoidance of misunderstandings, and
development of liaison in order to expedite the development of land while minimizing
the expenditure of time and financial resources of the owner, developer, and Village.
2. Request for Conference. The request for a pre-application conference should be made
by the owner or developer to the Village not less than fi fteen days prior to the date
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proposed for the conference. A copy of the conceptual sketch plan, at the time of
request, shall be delivered to the Village for the pre-application conference. The
conceptual sketch plan shall be submitted consistent with the Village's digital data
standards,
B. Village Board Pre-Application Conference. If it is determined by the Village Manager or
his/her designated representative that the Village Board should review a proposed
development on a pre-application basis, a conference with the Village Board will be
scheduled. A copy of the concept plan, consistent with the Village's digital data standards,
shall be submitted tote Village Manager or his/her designated representative not less than
ten as prior to the date oft e Village Board Pre-Application Conference.
C. Upon completion of the pre-application conference with Village staff and/or the Village
Board, the owner or developer may file an application for approval of a preliminary plan.
16.20.020 - Preliminary plan filing and review procedures.
A. Any owner or developer of land wishing to develop said land, or wishing to dedicate streets,
alleys, or other lands for public use, shall submit to the Village Planner an application for
approval of a preliminary plan, on forms provided by the Village, accompanied copies of the
concept plan consistent with the Village's digital data standards.
B. A proposed development may be reviewed by the Village Board for consideration of referral
to the Planning & Zoning Commission. Said referral may be required in certain cases
including, but not limited to, applications that:
1. Propose development not consistent with the Village Comprehensive Plan-,
2. Require amendment of Village standards and regulations including the Development
Ordinance and Zoning Ordinance, or require substantive variations of Village
ordinances; and,
3. Propose development with significant potential impact in terms of traffic management,
land use compatibility, density or intensity of uses or stormwater management.
C. The concept plan and supporting documents shall be filed at least fifteen days before a
regular meeting of the Corporate Authorities.
The concept an and application shall specify the intent of the owner or developer with respect
to land use, drainage, sewerage, water supply and street improvements. The concept plan shall
contain the following information (unless otherwise directed by the Village): Title, developer's
name, preparer's name, date of plan preparation, scale, Northpoint, location map, character of the
area contiguous tote site (including structures, driveways, streets, right-of-ways, sidewalks and
bicycle paths), boundary lines of the site, dimensions of the site, area of the site (acreage and
square footage), the total gross floor area of proposed buildings, the proposed F.A.R. (floor area
ratio), the lot coverage ratio of buildings, the location of existing and proposed buildings, the
location of parking areas, the number of parking spaces, the percent of site area covered by
parking areas, the location of proposed right-of-ways, streets, driveways, sidewalks and bicycle
paths, the location of proposed ground signs, refuse disposal areas, fences, and other free-
standing structures, the location of recreational areas and facilities, the percentage of the site to
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be maintained as open space and stormwater detention areas, and the location and dimensions of
all required setbacks.
For residential developments, the number of dwelling units, number of stories and bedroom mix
shall be provided. The concept plan shall include a site data table summarizing inforrnation
depicted on the plan. The concept plan shall include a note stating,
"Signs and fences depicted on this Plan are not approved and are subject to review and approval
by the Building Commissioner, and if necessary, the Planning & Zoning Commission, subject to
applicable ordinances."
D. Coincident with the submittal of the concept In and application, the owner or developer
shall pay a concept plan filing fee and make an initial escrow deposit for the Village's
recoverable costs for review of the development. The concept plan filing fee shall be one
hundred fifty dollars plus twenty-five dollars for each acre or fraction thereof in excess of
five acres, not to exceed one thousand dollars for all developments. The concept plan filing
fee and initial escrow deposit for recoverable costs shall be tendered tote Village in the
form of either a certified check, cashier's check, or money order made payable to the order
of the Village of Buffalo Grove. There shall be no refund of any portion of the concept plan
filing fee.
E. The Village Planner will schedule staff review and if necessary a workshop by the Planning
& Zoning Commission to review the concept plan. The Village Engineer, or his/her
designees, will confer with the owner or developer and the Planning & Zoning Commission
in the review of the standards and specifications for the design and construction of all
improvements as are required by this Title.
F. The Planning & Zoning Commission may conduct a workshop meeting on the concept plan.
The developer shall submit a Tree Survey and Preservation In along with the concept
plan. If any revisions are required byte Planning & Zoning Commission or Village Staff,
the developer shall revise the concept plan accordingly, The Planning & Zoning
Commission will deterrnine the necessary number of workshops or if the project may
proceed to a public hearing. A project may proceed to hearing without a workshop as
determined by staff.
G. The developer shall contact the Village Planner to review the revised concept plan and
further discuss the contribution to the park, school, and library districts. The Village Planner
will further review the concept plan with the appropriate departments and agencies.
H. A public hearing byte Planning & Zoning Commission will be scheduled once the above
requirements in this Section are met following the developer's submittal of all necessary
information forte preliminary plan and its supporting documents, A submittal of the
preliminary plan shall be made to staff, prior to the Planning & Zoning Commission
workshop or public hearing. The submittal shall include, but not be limited to and copies as
needed, and other submissions in accordance with the Village's digital data standards. All
plans and documents, including a list of all variations requested of Village ordinances, shall
be submitted at least twenty-one days prior to the date of the public hearing. At the time of
the preliminary plan submittal, the developer shall pay to the Village a Public Hearing fee
and an Engineering Review fee of one percent of the total estimated cost of construction of
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all improvements required pursuant to this Title. Said fees and additional escrow funds for
Village recoverable costs (if necessary) shall be tendered to the Village in the form of either
a certified check, cashiers check, or money order made payable to the order oft e Village of
Buffalo Grove. There shall be no refund oft e public hearing or Engineering Review fees.
1. If the developer does not submit required documents for each successive workshop within
six months of the previous Planning & Zoning Commission workshop, or does not submit
required documents for the public hearing within six months of the Planning & Zoning
Commission workshop which indicates the project is ready for public hearing, the Corporate
Authorities may require the proposed development to be re-submitted tote Village Board
for reconsideration of referral to the Planning & Zoning Commission.
J. Notice oft e public hearing shall be provided pursuant to Section 17.64.030.
K. The Planning & Zoning Commission and Village Engineer shall undertake a review of the
preliminary plan for general compliance with the comprehensive plan, this Title, and other
applicable ordinances as a basis for recommending approval or disapproval of the
preliminary plan.
preliminary plan has been previously approved for a property, the Village Manager shall
have the authority to review and approve improvements administratively, or submit t o t he
Village Board for approval as a minor change.
16.20.030 - Preliminary plan requirements.
A. Content of Preliminary Plan. The preliminary plan may be drafted on separate sheets to
clearly delineate various elements of the plan including zoning, landscaping and engineering
information.
The preliminary plan shall also show the following:
1. The proposed name of the development.
2. A statement immediately under the proposed name of the development that reads:
"Preliminary Plan, Not To Be Recorded."
3. Locations by section, township and range, or by any other legal description.
4. Names and addresses of the owner or developer.
5. Name, address, and seal of the engineer under whose directions the preliminary plan
was prepared.
6. Scale of the plan, one-inch equals one hundred feet or larger.
7. Date of plan preparation, including all subsequent revisions.
8. North point.
9. Boundary line of proposed development area indicated by a solid heavy line.
10. Total approximate acreage encompassed within the boundary line.
11. A site data table summarizing information including floor area ratio and lot coverage of
all buildings and structures, residential net and gross density and bedroom unit; the
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percentage of the site area allocated for open space, so water detention, and parking
areas; and calculation of required and provided off-street parking spaces.
12. All required zoning setbacks and, if applicable, distances between buildings.
13. A conceptual landscaping plan.
14. The location of proposed ground signs, refuse disposal areas, fences and other
freestanding structures, and the location of recreational areas and facilities.
15. A note stating:
"Signs and fences depicted on this Plan are not approved and are subject to review
and approval by the Building Commissioner, and if necessary, the Planning & Zoning
Commission, subject to applicable ordinances."
16. The location, widths and names of all existing or prior platted streets or other public
ways, railroad and utility rights-of-way, parks and other open spaces, permanent
buildings and structures, houses or permanent casements, section lines, and corporate
limit lines within one hundred fi fty feet of the development.
17. Location of all existing storm and sanitary sewers, field-drains, water mains, wells,
springs, culverts, septic tanks, or other surface features and underground facilities
within one hundred fi fty feet of the development and indicating the pipe sizes, grades,
manholes, and their exact locations.
18. Boundary lines of all adjacent tracts of developed or undeveloped land, showing
ownership where possible.
19. Existing zoning oft e development area and all adjacent tracts.
20. Contours at one-foot intervals within one hundred fifty feet of the development.
21. Layout of streets, alleys, and widths of rights-of-way.
22. The layout and widths of pedestrian ways or bike paths, public service easements and
emergency access lanes for police and fire services.
23. Any existing and proposed deed restrictions and the expected date of development.
24. The location and extent of all wetlands, as determined by competent wetlands
evaluation personnel; but as a minimum, shall show those areas indicated on the
National Welland Inventory prepared by the U.S. Department of the Interior, Fish and
Wildlife Service.
25. The layout, numbers, and dimension of lots and, if requested by the Village, building
locations.
26. Parcels of land intended to be dedicated or temporarily reserved for public use or set
aside for use of property owners in the development area.
27. Building setback lines indicating distance from right-of-way. Provision of public utility
easements where alleys are not provided.
28. Flow lines of streams and other surface water channels and their normal shorelines.
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29. The shorelines for one hundred year flood crest elevations as established from the
Village's Flood Plain Ordinance.
30. The normal shorelines of lakes, ponds, swamps and other detention basins.
31. Preliminary layout of grading and drainage showing the approximate method of lot
drainage and street drainage throughout the subdivision.
32. Preliminary layout of sanitary sewerage facilities showing treatment facilities, depths
and gradients of sewers, and other pertinent information concerning the sanitary sewer
system.
33. Preliminary layout of water mains, showing sizes and location of mains, valves, fire
hydrants, and other appurtenances.
34. Preliminary layout of storm sewers, showing locations, sizes, gradients, and depths of
all storm sewers and drainage swales and open channels.
35. Preliminary layout of streets, showing cross section and grades and gradients of all
streets proposed within the subdivision.
36. The location of soil borings, as required by the Village Engineer.
37. A statement concerning the materials to be used in the construction of improvements.
The preliminary plan shall be prepared on durable Mylar or linen, and the size of the preliminary
plan shall be twenty-four inches by thirty-six inches unless otherwise approved byte Village
Engineer. The Village Engineer may also request other forms of the submittal consistent with
the Village's digital data standards.
B. Preliminary Plan Supporting Documents. The owner or developer of land proposing to
submit a preliminary plan shall provide, but not by way of limitation, the following
supporting documents:
1. Preliminary transportation studies, prepared by an engineer. The developer shall pay the
costs incurred by the Village in the preparation of any traffic impact analysis.
2. A fiscal impact analysis, if requested by the Village.
3. Water main, storm sewer, sanitary sewer, and detention capacity and loading
calculations, prepared by an engineer.
4. Roadway and street lighting design calculations, as applicable and determined by the
Village Engineer, prepared by an engineer.
5. Preliminary soils and subsurface investigation report, prepared by an engineer.
6. The required Natural Resource Opinion from either the North Cook County or Lake
County Soil Conservation District.
7. Preliminary estimate, prepared by an engineer, of the cost of constructing all required
improvements.
8. Any pre-application conference documentation requested by the Village.
16.20.040 - Preliminary plan approval procedure.
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Approval of the preliminary an shall be governed by the following procedures and
requirements:
A. The Planning & Zoning Commission shall recommend tote Corporate Authorities
approval or disapproval of the preliminary plan within one hundred twenty days from
the date of filing by the developer of the last its required to complete the preliminary
plan and supporting document submittal, unless such time is extended by mutual
consent of the developer and the Planning & Zoning Commission.
B. No preliminary plan will be approved forte development of land is is subject to
periodic flooding or which contains extremely poor drainage characteristics which
could not be improved to provide proper drainage of the land. However, if the developer
agrees to make the needed improvements which will make the area of development safe
for human occupancy and demonstrates that the proposed drainage is in conformance
with this Title and all other Village ordinances, then the preliminary plan may be
considered for approval.
C. Once the preliminary plan is recommended for approval or disapproval by the Planning
& Zoning Commission, the Planning & Zoning Commission shall forward their
recommendation and the preliminary plan t o t he Corporate Authorities.
D. The Corporate Authorities shall accept or reject the preliminary plan within ninety days
after its next regular scheduled meeting following the action of the Planning & Zoning
Commission.
E. The recommendation for approval by the Planning & Zoning Commission and the
approval by the Corporate Authorities of a preliminary plan are strictly tentative and
merely indicate the general acceptability of the plan submitted. Preliminary plan
approval shall not qualify the plan for recording.
16.20.045 - Time requirements.
A. The preliminary plan approval shall be effective fora period of two years following the date
of approval. If a plat has not been approved by the Corporate Authorities as provided by this
Title within the two-year time limitation, the Corporate Authorities may revoke its approval
of the preliminary plan. The Corporate Authorities may grant an extension tote two-year
period with or without conditions or restrictions.
B. The Corporate Authorities may approve phasing of the Preliminary Plan. A plat shall be
required for each phase. Unless otherwise provided for by the Corporate Authorities, not
more than two years may elapse between the platting of each subsequent phase.
C. The Corporate Authorities may revoke its approval of a plat if construction, as authorized by
the issuance of building permits, is not completed within two years after approval of the plat.
The Corporate Authorities may grant an extension of the two-year period, with or without
conditions or restrictions.
16.20.050 - Development plan filing procedure.
A. After approval of the preliminary plan, the developer shall prepare a development plan, plat,
specifications, and cost estimates. If a plat is being prepared covering only a portion of the
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approved preliminary plan, the development plan need be prepared for only that portion
being platted, However, the entire area must be taken into account in designing the required
systems.
The developer, at the time of submittal for plat approval, shall submit therewith, as a
supporting document, the development plan describing all required improvements to the
land, public or private, as required by the provisions oft is Title.
B. The developer shall engage and pay the total cost of having an engineer prepare, under
his/her direction, necessary documents describing in detail the required improvements to be
constructed and installed in conjunction with the development. These necessary documents
shall include, but not by way of limitation, the following items, is together shall
constitute the development plan:
1. Construction is including the following elements:
a. Detailed engineering specifications,
b. Engineering drawings,
c. Estimate of cost of development,
d. General construction conditions,
e. Special construction conditions,
f. Plat of subdivision and its supporting documents;
2. Supplemental documents including the following elements-
a. MWRD sewer construction permit application (in Cook County) and IEPA sewer
construction permit applications,
b. IEPA water system extension permit application,
c. County and State Highway Department right-of-way construction permit,
d. Permit application for any other agency having jurisdiction,
e. Site development permit application in accordance with Chapter 15.06 of the
Buffalo Grove Municipal Code,
f. Development improvement agreements prepared on the standard form provided by
the Village for this purpose.
16.20.060 - Development plan requirements.
A. The development plan shall include, but is not limited to, the following:
1. A cover drawing indicating the name of the project, unit (if any), name of developer,
name of engineer with his/her signature and seal, location map, index of drawings,
legend of symbols, location and elevation of benchmarks including one on-site
benchmark and two reference benchmarks denoted in the Village's GIS for which an
accurate closure survey has confinned each relative elevation, general notes and title
block with preparation and revision dates noted.
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2. Detailed grading drawings indicating the elevation of the top of all building foundations
and ground floor elevations, lot comers, points in change of grade, and other
topographical indications required. The direction of surface water flow indicated with
arrows with the slope indicated immediately above the arrow. Curb elevations indicated
opposite each lot comer and at all changes in grading. Base flood elevations o f t he
controlling drainage channels as determined in accordance with the Flood Plain
Ordinance and normal water elevation of internal and adjacent ponds and streams.
3. Detailed drawings showing the location of all streets, alleys, sidewalks, pedestrian ways,
bikepaths, and appurtenances thereto, in plan and profile, including all horizontal and
vertical curve data.
4. A detailed plan and profile drawing of all storm sewer improvements showing location
of all manholes, catch basins, inlets, head-walls, and other appurtenances and indicating
the sizes, lengths, pipe material, and class, slopes, invert and surface elevations of all
storm sewers and ditches. Cross sections, at least every fifty feet, will be required for all
ditches having side slopes greater than ten horizontal to one vertical and for locations of
change in flow capacity, flowline slope, and other cross sectional features.
5. Detailed plan and profile drawings of sanitary sewer improvements including the
location of all manholes,junction chambers, pumping stations, and other appurtenances
indicating the lengths, sizes, pipe material and class, grades, inverts and ground surface
elevations and indication of horizontal ties to stationing.
6. Detailed plan and profile drawings of all water distribution system improvements
including fire hydrants, valve vaults, air relief valves and vaults, blow-offs and other
appurtenances and indicating the lengths, sizes, pipe material and class, and ties for
stationing.
7. Drawings of stormwater detention facilities indicating the location and details of inlet
structures, outlet control structures, overflows, bank protection and any other
appurtenances and denoting the high water elevation and horizontal areas submerged by
one hundred year storm detention and non-nal water levels.
8. Drawings of street lighting systems showing size, type, and location of poles, conduit,
size of conductors, type of insulation, and detailed drawings showing pole foundations
and type of luminaire.
9. Plans and profiles shall be prepared at a scale of one inch equals fi fty feet horizontally
and one inch equals five feet vertically. Drawings indicating the method of erosion and
sedimentation control to be used during construction oft e required improvements.
10. A plan denoting the route of all construction traffic to the site which eliminates or
minimizes the impacts on existing areas.
11. All additional details of required improvements as are deemed necessary to fully clarify
the extent or manner of constructing same.
12. Detailed material and construction specifications, prepared by an engineer, describing
the quantity and quality of materials to be incorporated into the work required to install
the required improvements, including any other requirements deemed necessary by the
Village and an engineer's estimated cost of constructing all of the required
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improvements segregated and broken down by each item or classification of required
improvement.
B. No substantial deviations from the development plan after approval by the Village Engineer
will be pennitted without the written permission of the Corporate Authorities. for
changes may be allowed during construction oft e required improvements only by a written
change order is is requested byte developer in writing and approved in writing by the
Village Engineer. The classification as to whether an item is a substantial deviation or a
minor change shall be determined by the Village Engineer.
16.20.070 - Development plan approval procedure.
The developer shall submit the development plan to the Village Engineer. The submittal
shall include, but not be limited to and copies as needed, and other submissions in accordance
with the Village's digital data standards. Accompanying the submittal shall be a copy of the
Village receipt forte fees required pursuant to this Title. The Village Engineer shall review the
development plan for conformance with this Title and the approved preliminary plan, and
transmit a written report and one copy of the submittal to the Corporate Authorities with his/her
recommendations. The Corporate Authorities shall, in conjunction with the consideration oft e
plat in accordance with Section 16.20.100, approve or reject the development plan.
16.20.080 - Plat filing procedure.
A. The developer of land shall make applications for plat approval tote Village Engineer,
together with the It in such quantity as may be necessary for review and establishing
compliance with this Title.
B. Phasing may be permitted as provided in Section 16.20.045(B).
C. Subsequent to the Village Engineer's review and recommendation, the Village Planner shall
transmit copies of the plat to the Planning & Zoning Commission for review and
recommendations concerning the approval.
D. The developer shall at the time of filing application for plat approval pay to the Village
Clerk, in the form of a certified check, cashier's check, or money order payable to the order
oft e Village, the following fees:
1. An engineering review and inspection fee in the amount oft ree and one-half percent of
the total estimated cost of all improvements, both public and private, governed by this
Title, less the amount oft e engineering review fee, paid pursuant to Section 16.20.020.
2. All other fees and deposits required pursuant to Village ordinances.
16.20.0 90 - Plat requirements.
A. Contents of Plat. The plat shall, but not by way of limitation, contain the following:
1. The name of the development.
2. Location by section, township and range, or by any other legal description.
3. Scale of one-inch equal to one hundred feet or larger, shown graphically.
4. Date of plat preparation and any subsequent revisions.
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5. Northpoint.
6. Boundary of plat indicated by heavy solid line, based upon an accurate traverse with
angles and bearings shown to the nearest second of arc and lineal dimensions in feet and
hundredths.
7. The total acreage contained within the plat boundary.
8. Exact location, width and names of all streets within and adjoining the plat, and the
exact location and widths of all pedestrianways or bikepaths. Streets that are obviously
in alignment with others already existing and named shall bear names of existing
streets.
9. True angles and distances to the nearest established street lines or permanent
monuments (not less than three) which shall be accurately described on the plat.
10. All township, county or section lines accurately tied to the boundary lines of the tract by
distances and angles.
11. All radii, internal angles, points of curvature, tangent bearings and lengths of arcs.
12. The location of all casements, right-of-ways and emergency access lanes for police and
fire services provided for public services and utilities.
13. All lot numbers and lines with accurate dimensions shown in feet and hundredths
including lot width at the required front building setback line and the area of all lots.
14. The location of all permanent monuments, constructed substantially a s s hown in Exhibit
No. 101, which shall be placed at all comers, each end of all curves, at the point where a
curve changes its radius, at all angle points in any line and at all angle points along a
meander line that occur along the boundary of the area of the preliminary plan.
Additional permanent monuments shall be located at remote locations on comers of
each area which will be individually platted so as to provide a minimum of two
permanent monuments on comers of each platted area. All lot comers and points where
curve radii change is are not marked by permanent monuments shall be marked by
iron pipes at least twenty-four inches in length and not less than one if inch in
diameter and one eighth inch thick. The to of the pipe is to be visible above the
established grade of the ground prior to initial acceptance.
15. Dimensionally accurate outlines and legal descriptions of any areas to be dedicated or
reserved for public use, and of any area to be reserved by deed covenant for common
uses of all property.
16. Building setback lines indicated by dimension.
17. Any restrictive covenants which meet with the approval oft e Corporate Authorities.
18. A summary of all restrictions applicable to any part of the tract relating to building
restrictions, use restrictions, building lines or otherwise.
19. Written approvals, certifications, endorsements and other required stipulations
including:
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a. Approvals and certifications byte Corporate Authorities, Planning & Zoning
Commission, Village Clerk, and the Village Engineer substantially as shown on
Exhibit No. 102.
b. Certification by the County Clerk substantially in the form shown on Exhibit No.
103, and other county approvals, if any.
c. Dedication of all public lands and public easements byte owner of the property
platted, mortgagees of record, trustees of record, or any other party having interest
therein, and each of them notarized, substantially in the form shown on Exhibit No.
104.
d. Certification of the Registered Illinois Land Surveyor substantially in the form
shown on Exhibit No. 105.
e. Easement provisions for various public utilities and acceptance thereof
substantially in the forrn shown on Exhibit No. 106.
f. Easement provisions for electronic sounds and signals substantially in the form
shown on Exhibit No. 107.
g. General easement provisions for the Village of Buffalo Grove substantially in the
form shown on Exhibit No. 108.
B. Plat Supporting Documents. Supporting documents accompanying the plat shall consist of,
but are not limited to, the following:
I. A study or studies is shall show topographically, and by profile, the elevation of
land prior to commencement of any change of any elevations as a part of any phase of
any development, and additionally, if it is contemplated that such elevations, or the flow
of surface water from such land will be changed as a result of any portion of the
development, then such study or studies shall show such proposed changes in the
elevations of the land and in the flow of surface water from the land. Where applicable,
the topographical study or studies shall be prepared as overlays of the same scale and
size as the plat. These topographical and profile studies shall have on their face the
certification of an engineer and the owner of the land, or his/her duly authorized
attorney, tote effect that to the best of their knowledge and belief, the drainage of
surface water will not be changed by the construction of the proposed development of
the area of the plat, or that if such surface drainage water will be changed, adequate
provision has been made forte collection and diversion of these surface waters into
public areas, or drains which the owner or developer has right to use, and that such
surface water will not be deposited on the property of adjoining landowners in such
concentration as may cause damage to the adjoining property because of the
construction of the development.
2. The written opinion of the affected Soil and Water Conservation Service District.
3. Complete documents, including but not limited to, plans and specifications describing
the size, kind, and quantity of items which shall be used in the construction of
improvements to the standards set forth by this Title and bearing the seal of the engineer
under whose direction they were prepared.
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4. Copies of all design computations prepared by the developer's engineer for drainage and
sewerage facilities, storm sewer detention facilities, water system main sizing and fire
flow determination, structural design strength and design loading for all water, sewer
and drainage conduits and the structural design for all streets, alleys, and parking areas.
Any design computations relating to street lighting, if applicable.
5. A detailed cost estimate for the construction of all improvements, both public and
private, prepared by the engineer.
6. A completed permit application for water and sewer system construction on forms
prepared by the IEPA and the MWRD (Cook County only) or from such other
governmental agencies as may review and approve construction elements o f t he
proposed development.
7. Completed copies of the Village's Development Improvement Agreement.
8. Posting of the required financial security for the Development Improvement Guarantee
in accordance with Section 16.20.130.
9. A written statement from the local postmaster approving the names of the proposed
streets and oft e proposed system of postal addresses along such streets.
10. Any other support documents that may have been requested by the Corporate
Authorities, Planning& Zoning Commission, or Village Engineer.
1620.100 - Plata roval procedure.
A. The Corporate Authorities shall take action concerning the approval oft e plat within one
hundred twenty days from the date of filing the last required item of the development plan or
within one hundred twenty days from the date of filing the application for plat approval,
whichever is later.
B. The Planning & Zoning Commission and Village Engineer, after reviewing the plat and
supporting documents, shall indicate their approval by signing the plat in the places
provided and forwarding same tote Corporate Authorities. Neither the Planning & Zoning
Commission's or Village Engineer's approval shall be deemed to constitute or affect an
acceptance by the public of any dedication of any portion of the premises marked or noted
on such plat as being donated or granted t o t he public.
C. Upon receipt of the plat and upon motion, a majority vote of the Corporate Authorities then
holding office is required for approval.
D. Upon plat approval, the Village President and the Village Clerk shall sign the statement on
the at denoting the Corporate Authorities' approval and advise the developer to record the
plat with the Recorder of Cook County or Lake County within two months following the
date of plat approval.
E If the developer fails to record the It within two months, the plat shall automatically and
without further notice or action become null and void.
F. The developer shall secure all required permits from other public agencies and shall secure
such other signatures as may be required in the spaces provided on the plat prior to
recording.
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16.20.105 - Administrative subdivisions.
A. Administrative Subdivisions may be allowed and approved by the Village Manager or
designee, without a public hearing or review byte Planning & Zoning Commission, as
follows:
1. A determination byte Village Manager or designee that an application for subdivision
meets the criteria for an Administrative Subdivision, as determined by this Section;
2. The two or more lot lines sought to be altered by a split, consolidation or lot line
adjustment are adjoining and contiguous;
3. The properties are held by a commono er or if held by two owners, each owner oft e
property has provided, in writing, an application for an Administrative Subdivision-,
4. Lots must meet all applicable standards concerning zoning and access; and
5. The subdivision will not result in a non-conforming lot or lots.
B. For Administrative Subdivisions the Village Manager or designee may waive the
requirements for parkway trees, sidewalk installation and water/sewer connections if in the
Village Manager's or designee's opinion such requirements, if strictly adhered to, would
cause unnecessary hardship,
C. The Village filing fee for an Administrative Subdivision is one hundred dollars.
D. The petitioner for an Administrative Subdivision shall comply with the requirements of
Section 3.06.040, Recovery of Village Costs, except that the advance estimate set forth in
Subsection 3.06.040(D)(1) shall be five hundred dollars.
16.20.110 - Validity.
No plat shall be entitled to be recorded in the proper county or have any validity unless it
shall have been approved in the manner prescribed in this Title.
16.20.120 - Retention of plat.
All plats, after the same have been submitted, approved, and recorded as provided for in this
Title, shall be retained by the Village Clerk among the records of the Village with one copy
being forwarded to the Village Planner and the Village Engineer.
16.2 .130 - Agreements and development guarantees.
In conjunction with the development plan submittal, the developer shall submit the
following to the Village-
A. Development Improvement Agreement, A development improvement agreement,
prepared on a forrn developed by the Village for that purpose, executed byte owner
and the developer.
B. Development Improvement Guarantee.
1. A statement shall be submitted t o t he Village by the engineer, giving an estimate of
the total cost of the construction and/or installation of all such improvements, both
public and private, governed by this Title. In addition to the cost of the construction
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and/or installation of all such improvements, an amount equal to ten percent of
such costs shall beaded for estimated construction engineering. Said estimate
shall be subject to review and approval of the Village Engineer.
2. The developer shall post a security in a sum sufficient to cover one hundred eight
percent of the approved engineer's estimate of cost as described above, The
financial security shall be in the form of either cash, an irrevocable letter of credit
issued by a financial institution authorized to do business in the State of Illinois and
subject to the approval of the Corporate Authorities, or direct financial obligations
of the United States of America subject to the approval of the Corporate
Authorities. The approval of any of the above mentioned securities is subject to a
minimum of one percent of the amount of the security, but not less than five
thousand dollars being deposited in cash with the Village.
3. Said security is to be issued to assure the Village of the acceptable completion of
the following improvements, of public and private, including but not limited to:
earthwork, streets, driveway and parking area pavements and curbs, sidewalks and
bikeways, sanitary and storm sewers, water mains, drainage and storm detention
facilities, site grading, street and parking area lighting and landscaping.
4. Said security shall remain callable and usable by the Village until release is
authorized by the Village. Funds may be released for individual completed
improvement elements prior to completion of the overall project subject t o t he
requirements stated herein.
S. All releases of funds will be approved by the Village Manager or his/her designate
subject to the following:
a. A specific written request by the developer tote Village noting completed
improvement quantities and costs.
b. Submittal to the Village of contractor's affidavits or waivers of lien for labor
and material for the or completed.
c. Certification by the Village Engineer that the improvements are satisfactorily
completed.
The release of funds for development improvements is subject to a minimum
fifteen percent retention which shall remain in the guarantee account until the
Corporate Authorities approve and accept the improvements. The actual amount to
be retained for a specific improvement shall be as determined by the Village
Engineer.
d. Until the required tests have been submitted and approved by the Village
Engineer, the following will be subject to full retention: earthwork and street,
sanitary sewers and storm sewers (televising and infiltration test), water mains,
(pressure test, chlorination and bacteriological test), and issuance of IEPA
operating permit.
6. The aforementioned guarantee shall be kept in effect by the developer or the
fi nancial institution so long as project improvements are incomplete and until the
Village authorizes the release of all remaining funds. Such authorization will occur
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upon the Corporate Authorities' approval and acceptance of the project
improvements. The financial institution shall be required to notify the Village
Manager by certified mail of the expiration and any necessary renewals o f t he
guarantee account. The developer shall then submit evidence tote 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 development plan, or other requirements of this
Title, the Village, at any time, may elect that the financial institution shall deliver
the security funds to the Village. The Village shall the use these funds for
payment of the cost for completing the improvements, and the responsibilities of
the developer established pursuant to this Title. Also, the Village, upon notification
of the expiration date of the guarantee by the financial institution shall have thirty
days in which to decide whether or not to extend the guarantee account and/or
complete the improvements.
C. Maintenance Guarantee. The developer shall repair or replace any defective work or
material within thirty days of receipt of a written notice from the Village that such
defects exist.
The developer shall provide a financial security in the amount of fi fteen percent oft e
original financial security f o r construction, t o t he credit of the Village, in the form of cash or
other type of security as required for construction in subsection B above and shall be held
after the final completion and acceptance of the improvements. Such security shall be held
by the Village fora period of one year after initial acceptance of the development by the
Corporate Authorities.
If the developer fails to properly repair defects within the required period, the security
shall be callable and usable by the Village for the purpose of:
1. Securing the correction of any damage to such improvements by reason of settling
of the ground, base, or foundation thereof.
2. Securing the correction of any defect in material or workmanship furnished for
improvements constructed in conjunction with the development.
Chapter 16.30 - DEVELOPMENT REQUIREMENTS AND STANDARDS
1630.010 - Introduction.
The development of land, including the arrangement, character, extent, width, grade and
location of all streets, alleys, or other land to be dedicated for Public use shall conform to the
Comprehensive Plan, latest edition. This chapter establishes guidelines in order to ensure the
orderly development and improvement of land within the jurisdiction of the Village.
1630.020 - Land dedication for public use and library donations.
As a condition of approval of a development plan or plat, each owner or developer will be
required to dedicate land for park and recreational purposes and land for school sites, or cash
contribution in lieu of actual land dedication, or a combination of both, at the option a f t he
Village, and make a cash contribution to provide adequate library facilities. The developer shall
Page 24
conform to the requirements of Title 19 as amended. The location of the areas shall be referred to
the Planning & Zoning Commission in conjunction with the submittal of the preliminary plan
and the areas shall be appropriately are on the plat prior to approval of the plat.
16.30.030 - Required improvements.
No preliminary plan or plat of any development shall be approved unless and until the
required improvements to be constructed have been described in the form of supporting
documents is shall include,but not be limited to, the following:
A. to water Drainage and Detention Facilities. Storm sewer, stormwater detention
facilities, and open channels shall be sized and constructed, including all necessary
appurtenances thereto, to accept and convey all so water runoff on all lots in
accordance with the provisions of this Title.
B. Sanitary Sewerage Facilities. Sanitary sewers and all appurtenances including pumping
stations and force mains shall be sized and constructed to serve all lots and designed to
provide for future expansion or extension of system services in accordance with the
provisions of this Title.
C. Water Distribution System. Water distribution mains, services, and all other
appurtenances shall be sized and constructed to serve and provide for fire protection for
all lots and designed for future expansion or extension of system service in accordance
with the provisions of this Title.
D. Street Layout and Geometric Design. All streets shall be designed to be compatible with
existing and proposed streets, topographical conditions, public convenience and safety,
and shall be curvilinear except major streets.
E. Curb and Gutter. Combination concrete curbs and gutters shall be constructed on both
sides of all public and private streets.
F. Sidewalks, Concrete sidewalks shall be constructed on both sides of all public and
private streets and cul-de-sacs. Sidewalks shall be located one foot from the property
line of all lots and to such lines as extended to street intersections. Sidewalks
without parkways between the back of curbs and the lot property line are prohibited.
G. Street Lighting. Street lighting systems shall be installed for all public and private
streets.
H. Street Signs. Street signs shall be erected to provide ample identification for all public
and private streets and bike paths.
1. Bikepaths. Bikepaths shall be constructed to serve proposed parks and areas designated
on the Comprehensive Plan and shall be designed in accordance with the provisions of
this Title.
J. Landscaping. All parkways and medians within any dedicated street area or any other
area of public use shall be landscaped in accordance with the provisions of this Title.
K. Grading and Drainage of All Lots. The grading of all lots and streets shall be designed
to provide positive drainage and to prevent ponding of surface water in excess of eight
inches in the event of a complete failure oft e storm sewer system. The grading of lots
Page 25
shall be kept within a range of slope running from two percent to five percent. Drainage
easements shall be provided wherever surface waters from more than one lot are
conveyed down a lot property line.
L. Public Utilities. All public utility lines for electronic sounds and signals, telephone,
electric and gas services shall be placed in easements, entirely underground and in
compliance with standard engineering procedure adopted by the franchised utility and
the National Electric Code, latest edition.
M. Erosion, Sedimentation and Dust Control. All developments shall have a planned
program for erosion, sedimentation and dust control during construction.
N. Off-Street Parking Facilities. The developer shall provide parking facilities in
accordance with the provisions of this Title.
0. Foundations and Floor Elevations of All Structures to be Constructed on Any Lot.
Elevations of structures shall be shown on the development plan so as to assure
adequate provisions for the control of underground, surface, and runoff water. The
development plan shall conform to the standards of Flood Plain Regulations of the
Village.
The Village Engineers all reserve the right to alter, delete or add to these requirements as he/she
sees fit.
16.30.040 - Design computations.
A. The engineer shall submit copies of design computations for required improvements is
shall include, but not necessarily be limited to, the following:
I. to water detention reservoir capacity and outlet control design.
2. Structural design of pavements.
3. The design of water main sizes, maximum day flow demands and fire flow
deterrninations.
4. Design of inlet spacing, storm sewer systems and open channels.
5. Design of sanitary sewer systems.
6. Structural design for storm sewer, sanitary sewer, and water conduit.
7. Design of street lighting conductors and luminaire spacing.
8. Development improvement cost estimate.
B. The design computation shall be prepared in legible format that can be readily followed,
including design assumptions, references, catalog cuts and other relevant data.
C. The design computations for required improvements shall be submitted simultaneously with
the preliminary plan and development plan.
D. The submittal of the design computations shall comply with the Village's digital data
standards.
16.30.050 - Streets—General design criteria.
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All general design criteria will be derived from the Bureau of Design and Environment Manual,
latest edition, and/ or Bureau of Local Roads and Streets Manual, latest edition, unless specified
differently within this Title.
A Right-of-way widths: The minimum widths of right-of-way for streets to be dedicated or
established shall conform to Section 16.50.070.
B. Local streets shall be so laid out that their use by through traffic will be discouraged. In
residential subdivisions with the lot having frontage on both a local street and a major or
collector street, the covenants forte subdivision shall prohibit the installation of
driveways along the property line of the lot is forms the line of the major or collector
street.
C. Cl-de-sacs shall have a maximum length of five hundred 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 right-of-way
diameter of one hundred twenty feet.
D. Half-streets shall be permitted only where essential for reasonable development in
conformity with the other requirements oft is Title, and where the Corporate Authorities
find it will be practicable to require the dedication of the other half when the adjoining
property is platted. Wherever a half-street exists adjacent to a tract to be developed, the
remaining portion required for completion 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 Corporate
Authorities. Half-street rights-of-way shall be forty feet for local streets, forty-six feet for
collector streets, and fifty feet for major streets. The street or pavement width shall be a
minimum of twenty-two feet for either local or collector streets. The remaining right-of-
way area shall include other public improvements, such as street lights, sidewalks, and
parkways on the developing side.
E. No street names may be used which will duplicate or be confused with the names of
existing streets in the Buffalo Grove Postal District. Existing street names must be
extended wherever possible. Streets within a development cannot be named after the
developer or the name of the project unless such street is within such development and
cannot be extended into other developments.
F. Where a development borders on or contains an existing or proposed major street, the
Corporate Authorities may require a frontage road for protection of residential properties
and to afford separation oft o and local traffic. If a frontage road is required, then
screening, landscaping, or of shall be required in a strip of an reserved to prevent
access to the major street, between intersections, having a minimum width of ten feet.
G. If the tract of land proposed to be developed, or any part thereof lies adjacent to a
highway over which the Department of Transportation of the State of Illinois, the County
of Lake, or the County of Cook has jurisdiction with respect to maintenance and upkeep
thereof and an entrance o r e ntrances are desired from such highway to lots, streets,
roadway or alleys in the proposed development, the developer shall submit to the Village
Engineer a written permit from the appropriate jurisdiction granting permission to obtain
and construct such an entrance or entrances.
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H. Alleys may be required in business, office and research and industrial districts unless
provisions are made for service access, such as off-street loading, unloading and parking,
consistent with and adequate for the uses proposed. Alleys shall be prohibited in
residential areas except where topographic or other conditions may necessitate their use.
The minimum it of an alley right-of-way shall not be less than twenty-five feet. The
minimum alley pavement width shall be twenty feet. Dead end alleys are prohibited.
1. Developments planned to be constructed adjacent to existing ones shall be designed to
accept the alignment and corresponding widths of existing pavements. The Village
Engineer shall determine proper adjustment which shall be made where the widenings
merge with the existing narrow pavement at the boundary of the property and require that
the lanes are painted to designate driving and parking lanes.
J. Major or collector streets shall be provided with a density approximately equal to that of
the grid section and half and quarter section lines. Final approval of the major and
collector street system will include consideration of topography, land use, existing
roadways, recommendations of the comprehensive plan, and other factors which may be
unique to the site. The collector network density may be reduced in cases where the
standard collector cross-section is demonstrated to have adequate capacity for the
projected ultimate traffic, provided that no undesirable traffic patterns will result.
K. Clear visibility, measured along the center line of the street, shall be provided for at least
three hundred fifty feet on all major streets, two hundred feet on collector and local
streets, or as designated by an engineering study.
L. It must be evidenced that all street intersections and confluences encourage safe traffic
flow.
16.30.060 - Easement standards.
Easements across lots or centered on rear or side lot lines shall be provided for utilities and
street lighting, electronic sounds and signals, drainage or other public use, and shall be at least
fifteen feet wide or as required by the Village Engineer. Easements shall be so laid out so that a
proper continuity shall be provided from lot to lot and from block to block. In addition, due
provisions for extension of easements to adjacent areas shall be made. Approval of the utility
easement layout by the public utility companies shall be required on the plat. Where a
development is traversed by a to course, drainage way, channel or stream, there shall be
provided a stormwater easement or drainage right-of-way conforming substantially with the lines
of such water course, and such her width required for construction and maintenance, as will
be adequate for the purpose and approved by the Village Engineer. Easements containing
pedestrian ways, bikepaths, or rights-of-way for this purpose must be a minimum oft enty feet
in width.
1630.070 - Residential block standards.
A. The maximum length of residential blocks is eighteen hundred feet. Blocks over eight
hundred feet may require a pedestrian way or bike at easement or right-of-way where
required, or bike path pavements not less than eight feet in width shall be provided at the
approximate center of the block. The use of additional pedestrian ways or bike paths in any
instance to provide safe and convenient access to schools, parks, or other similar
Page 28
destinations may be recommended byte Planning & Zoning Commission and required by
the Corporate Authorities.
B. No specific rule concerning the shape of blocks is made, but blocks must fit easily within the
platted area and their design must evidence consideration of lot planning, traffic flow, and
public areas.
16.30.080 - Residential lot standards.
A. All side lot lines in residential districts shall be at right angles to the straight street lines
unless a modification to this requirement will give a better street and lot plan. Double
frontage and reverse frontage lots shall be avoided except where essential to provide
separation of residential development from major streets. All residential lots shall abut on a
publicly dedicated street.
B. The minimum area of lots shall be as provided in the Zoning Ordinance of the Village.
C. The minimum width of residential lots shall be as provided in the Zoning Ordinance of the
Village.
D. Where lots front on a cul-de-sac or curved road or street having a radius of two hundred
feet or less, the minimum width of the frontage of the lot may be measured at the building
setback line, with width at such right-of-way line to be not less than fifty percent of the
width required by the Zoning Ordinance, the width being measured on the arc of the street
right-of-way line.
E. The areas of the street right-of-way, whether dedicated to the public or a private street or
easement for street purposes, shall not be included in calculating the area of the lot to be in
accordance with the minimum lot area requirements of the zoning district in is the lot is
located. The lot shall also have a width and a depth entirely adequate to provide the
necessary yard requirements of the Zoning Ordinance. Lots with an area greater than the
minimum required are desired.
F. Lots facing upon major street intersections and at all other acute angle intersections, which
in the opinion of the Village Engineer are likely to be dangerous to traffic movement, shall
have a radius oft e y feet at the street comer. On business lots, a chord may be substituted
for the circular arc with the approval of the Village Engineer. Where grade separation
structures are proposed at an intersection with a major street, the lots and required
improvements shall be arranged to make adequate provision for such structure.
G. Lots abutting a water course, drainage way, channel or stream shall have additional
minimum width or depth in order to provide an adequate building site and provide the
minimum usable area required in the Zoning Ordinance for front, rear, and side yards.
H. The developer shall certify that the plat is in conformance with the codes and ordinances of
the Village.
16.30.090 - Business district standards.
The minimum standards for areas zoned for business use shall be in accordance with the
requirements of this Title and the Zoning Ordinance of the Village. These standards shall apply
Page 29
regardless of whether the business district is platted for sale in lots, tracts or parcels, or is
planned to be held in one ownership and leased.
16.30.100 - Office and research district and industrial district standards.
The minimum standards for areas zoned for office and research and industrial use shall be in
accordance with the requirements of this Title and the Zoning Ordinance of the Village. These
standards shall apply regardless of whether the office and research or industrial district is platted
for sale in lots, tracts or parcels, or is planned to be held in one ownership and leased.
16.3 0.110 - Building setback lines.
Minimum building setback lines shall be shown on all preliminary plans and plats. Building
setback lines on lots adjacent to major highways shall not be less than the building setback lines
established by any ordinance of the Corporate Authorities. In all cases, building setback lines
shall not be less than required by any zoning regulations applying to the property. Where a
development is not under zoning control, the owner or developer shall establish building setback
lines in accordance with the needs of each addition, but in no case shall such building setback
lines be less than twenty-five feet from the right-of-way of the roadway or highway upon which
the lot fronts.
Building lines for territory outside the incorporated limits, but within the jurisdiction of this
Title, shall conforin to the provisions of the applicable county ordinance, except that in no
instance shall the building setback line be less than twenty-five feet from the right-of-way line.
16.30.120 - Resubdivision.
In case of resubdivision or areas to be resubdivided where required improvements are
already installed which meet the provisions oft is Title, no duplication of such improvements
shall be required; provided, however, that where such improvements have become worn, broken,
defective or do not meet Village standards, the owner or developer shall be required to repair and
correct such defects or deficiencies.
If property for which an application to resubdivide has been presented abuts or contains an
existing public street which has a width of pavement less than that required by this Title, the
owner or developer shall dedicate additional land sufficient to provide the additional pavement to
bring the street it up to the minimum standards of this Title including the relocation of any
water, stonn sewer, sanitary sewer, or other public utilities involved, if any, before the approval
of the property for resubdivision.
The necessary dedication and required improvements shall be located on the side of the
street that the developer is building on.
16.30.130 - Frontage roads and major street access standards.
A. The complete design for frontage roads, including specification and designation of traffic-
ways, driving lanes, parking lanes, paving widths, thickness, and materials shall be
submitted to the Village Engineer for review and approval prior to the issuance of building
pen-nits. The minimum number of off-street spaces shall be in accordance with the
requirements of the Zoning Ordinance oft e Village.
Page 30
B. Whenever a frontage road is to be dedicated to public use, it shall conform to the
requirements of this Title for other streets of similar nature.
C. No development is permitted in which more than one owner is to use the same private
frontage road or parking lot unless a covenant with authority for use and maintenance of
such private frontage road or parking lot is recorded and approved byte Corporate
Authorities.
D Where possible, a minimum distance of seven hundred fifty feet shall be required between
points of ingress and egress to a major street where all property to be developed is under one
ownership.
E. Where property has frontage on a county, state, or federal highway, the spacing and design
of the points of ingress and egress tote major street shall be subject to the approval oft e
District Engineer, Illinois Department of Transportation, or the Superintendent of Highways,
Cook or Lake County Highway Departments.
F. Street gradients shall be designed for continuity with collector and major streets without
abrupt changes. The adjustment of the grade of private driveways with the public street shall
avoid abrupt changes or drainage pockets.
16.30.140 - Survey benchmarks and markers.
A. Permanent benchmarks shall be placed at every quarter mile interval at each north-south and
east-west direction.
B. The developers all provide a minimum of one permanent benchmark in each development.
C. The permanent benchmark shall be a brass disc set in concrete, eight inches in diameter at
the top and twelve inches at the bottom by forty-eight inches deep concrete cast in place
with one No. 4 vertical reinforcing rod on its center.
D. The benchmarks and markers shall be set level with the finished grade.
E. The proposed benchmark shall be in accordance with the Village's digital data standards,
and shall be inscribed with the number and elevation. at elevation shall be checked
against at least two of the reference mark elevations denoted on the Village of Buffalo
Grove GIS System. The result of the closure survey shall be reported in writing to the
Village Engineer along with a SHAPE file consistent with the Buffalo Grove GIS system.
The reference marks used for this survey and their elevations shall be denoted on the cover
sheet of the development plans,
F. Permanent monuments shall be constructed as denoted on the plat. Permanent monuments
shall be constructed in accordance with the standards for permanent benchmarks.
G. Iron pipe markers of one half inch in diameter, minimum one either inch thick, and twenty-
four inches long shall be set at all comers, angle points, and points of curvature of lots and
streets by a registered land surveyor.
H. The developer shall replace or verify the existence of all iron pipes after the completion of
all construction and before initial acceptance of the development byte Corporate
Authorities.
Page 31
Chapter 16.40 - PROCEDURE FOR APPROVAL AND ACCEPTANCE OF
IMPROVEMENTS
16.40.010 - Pre-construction meeting.
A. Prior to initiating any construction, the developer, his/her contractors, and the design
engineer shall schedule a meeting with the Village Engineer and other departments
concerned. The purpose of the meeting is to review the construction and inspection
procedures of the development plan.
B. The developer shall furnish the Village Engineer with a list of construction improvement
contractor's names and phone numbers of authorized representatives, and an estimated time
schedule for construction. The construction of improvements sequence shall be approved by
the Village Engineer. Any schedule alterations must also be approved or to proceeding.
C. All requirements of other governmental agencies, including the federal government relative
to safety shall be complied with,
16.40.020 - Construction of improvements.
A. Construction Completion Schedule. The developer shall complete all improvements within
twenty-four months following the approval of the plat by the Corporate Authorities, except
public parks and detention areas which shall be completed within twelve months, and except
any improvements for which specified time limits are noted on the approved plans, which
shall be completed within the specified time limits shown on the plans. If work is not
completed within the time prescribed herein, the Village shall have the right to call upon the
financial security forte purpose of completing improvements or confortning to the
provisions oft is Title.
B. Protection, Maintenance and Repair of Existing Improvements.
1. The developer, his/her contractors, and their suppliers shall be jointly and severally
responsible to insure that existing improvements and the property of the Village are not
damaged or rendered less use or unsightly by any construction of improvements or
any other action.
2. This Subsection B is intended to include damage or nuisance with respect to adjoining
land, existing improvements of the Village such as pavements, sidewalks, curb and
gutter, parkways, landscaping, water mains, sanitary sewer, open ditches, culverts,
storm sewers and any appurtenances.
3. To minimize the possibility of damage to pavements by heavy trucking, the Village
Engineer shall instruct the developer as to the method to be used for access to the
development site by equipment and trucks. The developer will be responsible for
posting signage along local routes designating these routes to construction traffic.
4. The developer shall be responsible for enforcement of these instructions upon his/her
contractors or suppliers.
5. The developer shall be responsible for snow plowing and ice control on all streets which
are within the development until initial acceptance.
Page 32
6. The developer shall be responsible for the proper control of weeds, grass, refuse, junk,
and other nuisances in the project area in accordance with the standards established in
Village ordinances. The developer shall continue to be responsible for the proper
maintenance of any parcels of property for is the developer transfers ownership to
the Village until such time as the development's improvements are initially accepted by
the Village in writing in accordance with the provisions of this Title.
C. or Requirements During the Period of Construction.
1. The developer or contractor shall maintain the construction site and surrounding areas
including all public ways, sewers, and drains free from debris and trash and all other
extraneous material prior to acceptance by the Village.
1 Where pavements are used by construction vehicles and equipment, the developer or
contractor shall clean such streets of dirt and other foreign materials at the end of each
day's operation or as directed by the Village.
3. During dry weather, an effective dust control procedure shall be performed, such as
watering.
4. A positive erosion control system shall be established and maintained to prevent
storrawater eroded soils to flow onto adjacent improved grassed areas or other adjacent
properties. Provisions for temporary detention shall also be established and maintained
to protect adjacent properties from flooding damage during construction.
5. The developer or contractor shall only use such streets for ingress and egress to the
construction site as approved by the Village Engineer.
D. The owner is responsible for complying with the Clean Construction Demolition Debris Act
for all removal and disposal of excavated spoils. A copy of the LPC-663 or LPC-662 shall
be provided to the Village along with a detailed description of any failed acceptance to a
dump site and the remedy that followed for compliance with the Clean Construction
Demolition Debris Act.
16.40.030 - Inspection of improvements.
A. All required improvements, public and private, shall be subject to inspection by
representatives oft e Village during their construction for compliance with the provisions of
this Title and the development plan. The owner or developer's contractors are required to
notify the Village Engineer not less than twenty-four hours in advance of the construction of
any required improvements in order to arrange for field inspection. The Village Engineer is
empowered to condemn and order the removal of any construction work or improvements
which are not in compliance with the development plan or other Village ordinances. Such
condemned construction shall be promptly removed and replaced in accordance with the
development plan and Village ordinances.
B. The Village Engineer or his/her authorized representative may require that work be
suspended with due cause and such due cause shall include, but not be limited to, conditions,
questionable materials or construction, methods of construction, workmanship or
nonadherence to the development plan or this Title.
16.40.0 40 - Material testing and evaluations.
Page 33
A. All material incorporated into any required improvements of this Title shall be subject to
testing and evaluation in accordance with the provisions oft is Title.
B. All costs associated with material testing and evaluation shall be home by the developer or
owner and performed by independent laboratories or others evidencing expertise for specific
evaluations subject to the approval of the Village Engineer.
C. Documentation shall be supplied in accordance with, but not limited to, the SSR & BC and
Standard Specifications for Water and Sewer Construction in Illinois.
16.40.050 - Initial acceptance of improvements.
A. Between the time of substantial completion and completion of the construction oft
required improvement, the Village shall inventory deficiencies in the required improvements
is do not totally conform with the provisions of this Title and submit a list thereof to the
owner or developer for correction. When the deficiencies have been corrected and re-
inspected, the engineer shall prepare a Certificate of Initial Acceptance, the form for which
shall be obtained from the Village Engineer.
B. Following the review and approval of the Village Engineer, Director of Public Works,
Director of Building and Zoning, and the Village Manager, the Village Manager shall
forward the Certificate of Initial Acceptance of the completed improvements t o t he
Corporate Authorities.
C. Upon receipt of the certificate, the Corporate Authorities shall consider approval of the
Certificate of Initial Acceptance, thereupon formally accepting such improvements subject
to the terms of the maintenance guarantee.
D. The Certificate of Initial Acceptance of required improvements, as evidenced by the
signature of the Village Engineer, Director of Public Works, Director of Building and
Zoning, and the Village Manager and Village President, shall mark the beginning of the one
year guarantee period covering the workmanship and materials incorporated into the
required improvements.
16.40.060 - Final acceptance of improvements.
A. Prior to the expiration of the twelve month guarantee period, the Village Engineer shall
prepare an inventory of deficiencies or "final punch list," if any, that must be corrected in
accordance with the provisions of this Title.
B. After all deficiencies on the "final punch list" have been corrected, with the confirmation of
the Village Engineer, the developer may request the release of the financial security for the
maintenance guarantee.
16.40.070—Record Drawings
A. Prior to initial acceptance of improvements, the developer or owner shall cause its design
engineer to prepare and submit record drawings showing any and all changes from the
approved development plan, which plans shall be certified byte engineer. Special
consideration should be shown to areas of utility deviations in elevation and aligriment,
detailed grading plans for detention and compensatory storage as required by the WDO or
WMO, or any other special information requested by the Village Engineer. This submittal
Page 34
substance shall meet the Village's digital data standards, include one set of 4 mil double
matte mylar prints and any additional requests of the Village Engineer.
B. The record drawing set of plans shall be submitted to the Village Engineer for retention as
part of the Village's permanent supporting document file.
C. Subject plans shall show horizontal and vertical location of pipes and service appurtenances
referenced to property lines and United States Geological Survey Datum, and the
development's benchmarks.
D. T e a pproved development plan shall be used for the base oft e record drawings and shall
be accompanied by an overall utility plan at a scale of one inch equals one hundred feet.
16.40.080 - Maintenance guarantee.
The guarantee supplied to the Village byte developer or owner pursuant to Section
16.20.130 shall be held by the Village for a period oft elve months after initial acceptance of
such improvements.
Chapter 16.50 - GENERAL DEVELOPMENT DESIGN STANDARDS AND
SPECIFICATIONS
16.5 0.010 - General.
A. Unless specifically stated otherwise in this Title, the following standard specifications shall
provide the requirements and covenants applicable to construction within the Village.
B. Coordination of Documents: In the event of a conflict between contract documents, standard
specifications and this Title, the following hierarchy will be applied and the or shall be
completed based on the interpretation of the Village Engineer.
I. This Title
2. "Standard Specifications for Road and Bridge Construction," Illinois Department of
Transportation, latest edition.
3. "Highway Standards," published by the Illinois Department of Transportation, latest
edition.
4. "Standard Specifications for Water and Sewer Main Construction in Illinois," latest
edition.
5. "Bureau of Local Roads and Streets Manual," published by the Illinois Department of
Transportation, latest edition.
6. "Bureau of Design and Environment Manual," published by the Illinois Department of
Transportation, latest edition.
7. "Drainage Manual," published by the Illinois Department of Transportation, latest
edition.
8. "10 States Standards" published by the Great Lakes — Upper Mississippi River Board,
latest edition.
Page 35
The Village Engineer reserves the right to interpret and approve changes t o t his hierarchy as
he/she sees fit at any time it may present an interpreted conflict with this Title.
16.50.020 - Soil erosion and sedimentation control.
A. All developments, whether private or public, shall include a planned program for the
positive control of erosion, sedimentation, and dust during the construction period. This
control program shall be furnished to the Village Engineer for review.
B. The developer or owner shall adhere to the standards and requirements described for soil
erosion and sedimentation control requirements in Chapter 15.24 of the Buffalo Grove
Municipal Code.
16.50.030 - Drainage and storm sewer system.
A. General. All developments, whether public or private, shall include provisions for the
construction of storm sewers and appurtenances designed in accordance with this Title.
for sewer systems shall be installed in accordance with the "Standard Specifications for
Road and Bridge Construction", "Standard Specifications for Water and Sewer Main
Construction in Illinois", "Bureau of Design and Environment Manual", "Drainage
Manual", unless otherwise modified in this section or as approved by Village Engineer.
B. All Village of Buffalo Grove specific materials are referenced in Exhibit o.109. If
material is not specifically referenced there then the coordination of documents hierarchy
shall be referenced, or as approved by the Village Engineer.
The design of the system shall be remain consistent with the surrounding community and
kept within the intent of this Title, including but not limited to, included a rear and side yard
drainage system for all lots.
C. Inspection and Test.
1. Cleaning. All sewers and appurtenances shall be cleaned prior to inspection and testing
required by this Title.
2. T.V. Inspections.
a. Upon completion of construction and prior to initiation of the maintenance
guarantee period, and if deemed necessary during the construction of the storm
sewer, a T.V. inspection shall be performed on the sections or portions of the sewer
as directed by the Village Engineer. Video tapes and a written report of all
television inspections shall be provided tote Village prior to the initial acceptance
provided for by this Title. The form of the report and type and format of the video
tape shall be approved by the Village Engineer.
b. Fees and costs connected with T.V. inspections shall be paid for by the developer
or owner.
c. All dips, cracks, leaks, improperly sealed joints, and departures from approved
grades and alignment shall be repaired by removing and replacing the involved
sections of pipe.
Page 36
d. All defects and corrective work required as the result of T.V. inspection shall be
performed by the developer without delay. Upon completion thereof, the sewer
shall be re-tested and such further inspection made as may appear warranted.
16.50.050 - Sanitary sewer system.
A. General.
L All developments, whether public or private, shall include provisions for the
construction of sanitary sewers and appurtenances designed in accordance with this
Title.
2. All sanitary sewer improvements shall be installed in accordance with the "Standard
Specifications for Road and Bridge Construction", "Standard Specifications for Water
and Sewer Main Construction in Illinois", "10 States Standards", unless otherwise
modified in this section or as approved by Village Engineer.
1 All Village of Buffalo Grove specific materials are referenced in Exhibit No. 109. If
material is not specifically referenced there then the coordination of documents
hierarchy shall be referenced, or as approved by the Village Engineer.
4. All sanitary sewer apparatuses that create a surface component shall be kept from hard
surfaces (manholes, cleanouts, etc.) unless otherwise permitted by the Village Engineer.
5. The design of the system shall be remain consistent with the surrounding community
and kept within the intent of this Title.
B. Service Areas. All sewers shall be designed to accommodate an ultimate service area as
defined by the Village Engineer. If extending the ultimate service area beyond the limits of
the proposed development results in additional construction cost in conjunction with the
development, a written agreement may be made with the Corporate Authorities for the
recapture by the owner or developer of the additional cost when future system extensions are
made. Recapture payments will be made to the owner or developer only after the person
benefiting from the extended service area has made payment tote Village.
C. System Extension. The location of proposed extensions t o t he existing sanitary sewer system
shall be as approved by the Village Engineer.
1. Lift Stations.
a. Whenever possible, sanitary sewerage facilities shall be designed so as to avoid the
necessity of providing lift stations.
b. Lift station and force main designs shall be submitted for review and approval by
the Village Engineer, the Illinois Environmental Protection Agency, and the
MWRD or the Lake County Public Works Department.
c. Lift stations shall be submersible pump type with above ground controls and shall
be comparable to other recently constructed lift stations in the Village.
d. A standby internal combustion power source shall be provided for lift stations. As
an alternate, the Village Engineer may require or approve a dual connection t o t he
power system as a method of providing standby power in cases where such an
Page 37
alternate would provide an equal degree of reliability and would provide an
economy to the Village over the use life of the alternate standby power system.
e. SC controls shall be submitted for review and approval by the Village and be
comparable to other recently installed systems constructed and maintained within
the Village. The Village endeavors for uniformity of control devices and network
communications equipment.
D. Inspection and Test.
1. T.V. Inspection.
a. Upon completion of construction, and prior tote issuance of any connection
permit, and also again prior to initiation of the maintenance guarantee period, and if
deemed necessary during the construction of the sanitary sewer, a T.V. inspection
shall be performed on the sections or portions of the sewer as directed by the
Village Engineer. Video tapes and a written report of all television inspections shall
be provided to the Village prior to connecting services and prior to the initial
acceptance required by this Title. The form of the report and type and format of the
video tape shall be approved by the Village Engineer.
b. Fees and costs connected with T.V. inspections shall be paid for by the developer
or owner.
c. All dips, cracks, leaks, improperly sealed joints, and departures from approved
grades and alignment shall be repaired by removing and replacing the involved
sections of pipe.
d. All defects and corrective work required as the result of T.V. inspection shall be
performed by the developer without delay. Upon completion thereof, the sewer
shall be re-tested and such further inspection made as may appear warranted.
16.50.060 -Water distribution system.
A. General.
1. All developments shall include provisions for the construction of water distribution
facilities complete with valves, fire hydrants, and other appurtenances designed in
accordance with this Title. Asa minimum, the water distribution system shall provide a
service connection or connections at the approximate mid-point of the front property
line of each individual lot or parcel within the development. Where more than one
building is located or planned on one lot or parcel of property, or when water main
construction is required on the property for fire protection, the proposed construction
shall also include all water main construction and appurtenances within the lot or parcel
except service lines.
2. All water distribution system improvements shall be installed in accordance with the
"Standard Specifications for Road and Bridge Construction", "Standard Specifications
for Water and Sewer Main Construction in Illinois", "10 States Standards", unless
otherwise modified in this section or as approved by Village Engineer.
Page 38
3. All Village of Buffalo Grove specific materials are referenced in Exhibit No. 109. If
material is not specifically referenced there then the coordination of documents
hierarchy shall be referenced, or as approved by the Village Engineer.
4. The design of the system shall be remain consistent with the surrounding community
and kept within the intent oft is Title.
B. Basic Design Standards.
1. Extensions to the water distribution system shall form a complete network extension or
a part of a complete network extension including all primary mains, secondary mains,
and gridiron mains, complementing the existing distribution system network.
2. Primary mains are those mains forming the arterial portion of the system and in the case
of construction within a development are further defined as mains twelve inches or
larger. Primary mains may be within or adjacent to a development. Secondary mains
shall be sized, looped, and spaced as required for fire flows and shall have a minimum
diameter of eight inches. Gridiron mains shall form a grid to supply water to the local
fire hydrants and service lines. Gridiron mains shall have a minimum diameter of six
inches and then only when cross pipes are provided at intervals of not more than six
hundred feet or on dead-end when no more than twelve residences are serviced. At all
other locations, a minimum diameter of eight inches is required. Dead ends shall be
avoided whenever possible and shall not exceed six hundred feet. The determination of
existing or proposed main types shall be at the sole discretion of the Village Engineer.
3. The proposed system extension shall be arranged so that the service interruption caused
by a break in any main will be limited to thirty-two residential units or five hundred
feet in all nonresidential areas.
4. Fire hydrants
a. Fire hydrants shall be installed so that the near comer of all construction on the
site that could bum will not be further than one hundred fifty feet from a fire
hydrant. Fire hydrants shall be provided so as to provide the required fire flows to
structures as described in the "Fire Suppression Rating Schedule," latest edition,
published by the Insurance Service Office. Six inch main extensions serving
hydrants shall not be more than six hundred feet long. Where water transmission
lines or offsite water lines are installed in existing rights-of-way or in existing
easements, hydrants must be installed at six hundred foot intervals.
b. Fire hydrants shall be placed on private property, under the direction of the Fire
Chief, when he/she determines that fire hydrants are at too great a distance to
provide proper protection for multifamily, commercial, or industrial properties.
c. Fire hydrants shall be placed within one hundred feet of all sprinkler and or
standpipe siamese connections provided on buildings unless otherwise directed by
the Fire Chief because of existing or proposed circumstances.
5. Fire Service Line. All fire sprinklers shall be connected tote water system through a
separate fire service line constructed in accordance with the requirements in this Title.
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6. All water main distribution apparatuses that create a surface component shall be kept
from hard surfaces (sidewalk, pavement, or driveways) unless otherwise permitted by
the Village Engineer.
16.50.070 - Pavements.
A. General. The arrangement, character, extent, width, grade and location of all streets to be
dedicated to the public, all parking lots and all private streets shall be compatible and
complementary to existing and planned streets, to reasonable circulation of traffic within any
development and adjoining lands, to topographical conditions, to no of storrnwater, to
public convenience and safety, and in their relations to the proposed uses of the area to be
served. All traffic intersections and confluences must encourage safe and efficient traffic
flow.
B. Design References. All pavements shall be designed and constructed in accordance with the
following references as they apply:
1. "Standard Specifications for Road and Bridge Construction," Illinois Department of
Transportation, latest edition.
2. "Bureau of Design and Environment Manual," published by the Illinois Department of
Transportation, latest edition.
3. "Bureau of Local Roads and Streets Manual," published by the Illinois Department of
Transportation, latest edition.
4. "Highway Standards," published by the Illinois Department of Transportation, latest
edition.
C. Pavement Design Requirements.
I. Pavement design shall relate to the street classification as set forth in the
Comprehensive Plan, latest edition, or as determined byte Village Engineer and as
described in this Title.
2. The classification of new streets, as well as variations to street classifications for a
given street, shall be submitted to the Village Engineer for review with the submittal of
the preliminary plan.
D. Pavement Design. All new streets, public or private, shall be improved and constructed to
the design standards listed in 16.50.070B unless further specified within this Title. Any
discrepancies or variations between this Title and the references shall allow the most
stringent to prevail or as otherwise determined by the Village Engineer.
1. The pavement design standards denoted in the following Table of Pavement and Right-
of-Way Width shall be conformed to. A copy of all design assumptions and
computations on which the proposed pavement design is based shall be submitted to the
Village Engineer.
TABLE OF PAVEMENT DESIGN AND RIGHT-OF-WAY WIDTH
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Street Min. Right-of- Width(Face of Curb to Minimum Maximum
Classification Way Width Face of Curb) Grade Grade
Major* 105 Ft. Per IDOT design criteria 1.0% 3.0%
Collector 80 Ft. 36 Ft. 1.0% 10%
Local
(Resi 60 Ft. 24 Ft. 1.0% 5.0%
cal
24 Ft. 1.0% 5.0%
Industrial/Business 80 Ft. 45 Ft. 1.0% 5.0%
*NOTE: Alternatively, width (back to curb to back of curb) may be 2 roadways at 28 F . with a
13 Ft. grassed median strip.
"NOTE: The pavement diameter of circularly ended cul-de-sacs shall be eighty-seven feet.
E. Pavement Construction Cross Sections. Pavement cross sections approved for street
construction shall comply with the minimum requirements as tabulated in the following
Table of Approved Pavement Cross Sections based on Street Classification.
TABLE OF APPROVED PAVMENT CROSS SECTIONS BASED ON STREET
CLASSIFICATION
Street Classification Aggregate Base Asphalt Binder Asphalt Surface
Course
Major* Per BDE Per BDE Per BDE
Collector Per BDE Per BDE Per BDE
Local (Residential) W 2.5" 299
Industrial/Business 1291 599 291
Private Design engineer shall determine the appropriate pavem nt cross
section based on use. Supporting calculations shall be supplied for
review during plan review.
*NOTE: All pavement materials shall comply with the SSR & BC. Recycled materials
permitted from IDOT approved sources meeting the correct gradations,
F. Subgrade Preparation.
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I. Geotextile fabric, minimum eight ounce per square yard, shall be placed at the base of
the aggregate base course or undercut. Fabric will be placed under the full length of the
road from one foot behind the curb in every direction.
2. All undercuts will be constructed back to sub grade elevation with CA-1. Underdrain
will be extended to base of undercut were required by Village Engineer.
G.
of ix Asphalt Binder& Surface Courses
1. This mix type is commonly known as "MURPHY MIX".
The of Mix Asphalt mix design, production, and construction (materials, machinery,
and methods) shall conform tote specific requirements of the standard specifications
for as and Bridge Construction adopted by the Illinois Department of Transportation
and Special Provisions for of Mix Asphalt mixtures and as modified hereinafter.
Surface: N-50 of Mix Asphalt 9.5-mm Surface Course Mix "C or D" and Level
Binder. The AJMF during production shall have a minimum of 40% passing a n t he #8
sieve and still meet 1 volurnetric requirements,
Binder: N-50 Hot-Mix Asphalt 19.0-mm Binder Course Mix '13'. The AJMF during
production shall have a minimum of 40% passing on the#4 sieve and still meet IDOT
volumetric requirements
HOT-MIX ASPHALT MIXTURE REQUIREMENTS
Its AC Type Overlay ACT e Full Depth Air Voids
Hot-Mix Asphalt PG 58-22 / 58-28* PG 58-28 /46-34* 3.5% @ 50 GYR
Surface
Course, Mix "C/D",
N50
Leveling Binder PG 58-22 / 58-28* PG 58-28 /46-34* 3.5% @ 50 GYR
(Machine
Method), N50
Hot-Mix/Asphalt PG 58-22 / 58-28* PG 58-28 /46-34* 3.5% @ 50 GYR
Binder PG 58-28 when
Course, IL-19, N50 below 4" in depth
a. All production shall trend about 3.5% it Voids.
b. Re-proportioning (within SSR&BC adjustments allowed) of IDOT verified mix
designs may be allowed and the Contractor must submit these values for a review by
the Village Engineer at least one week prior to the first day of production,
c. One field TSR test by the Contractor will be required to validate changes.
d. The AJ submitted and during production shall meet remaining IDOT volumetric
requirements.
e. When Asphalt Binder Replacement (ABR) exceeds 15%, the new asphalt binder in
the mix shall be changed as noted above. No more than 30% ABR and no more than
2.0% Reclaimed Asphalt Shingles (RAS) shall be allowed in the asphalt.
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2. of Mix Asphalt Construction
a. Tack coat all longitudinal joints (hot and cold) and curb faces.
b. Pneumatic tired roller is required on all lifts, all mixes, except surface courses.
c. Auger extensions are required on all lifts, all mixes.
d. Reverse augers must be installed properly.
c. Roll (compact) the confined and curb line longitudinal joint by overlapping by 6"
from the hot to cold side of at and/or curbing.
f. Paving of the it roadway width shall be completed at the end of each day.
Longitudinal joints shall be closed daily and within one truck load of HMA to
prevent cold joints. Any violation shall require saw cutting edge back 3" to expose
straight edge, shall be tack coated twice, and will be straight and uniform.
g. Asphalt along the curb line shall be compacted such that the asphalt is 1/4" above the
flag of gutter.
h. Temporary ramps, regardless of material, shall be removed prior to placement oft e
next pavement course.
H. Curb and Gutter,
1. Combination curb and gutter shall be constructed on both sides of all street pavements
and shall comply with the requirements of Exhibit No. 501 or I Highway Standard
except within development classified in the R-E Single Family dwelling district where
curb and gutter will only be required at intersections with arterial streets and at other
such locations required by the Corporate Authorities where in their opinion additional
delineation of the pavement edge is required. In those locations where curb and gutter is
not required, the pavement base course shall be extended an additional two feet beyond
the finished pavement width.
2. Two No. 4 reinforcing bars shall be placed continuously between expansion joints and
have polyurethane coated fiber in the mix. The fiber shall be mixed in the concrete at a
rate of 1.5 lbs. per cubic yard of concrete at the ready mix plant, not at the job site.
3. Unless otherwise directed byte Village Engineer B4.12 curb will be placed on all
streets. Curbs shall be depressed at all driveways with a taper of 2 feet from full curb
head to depressed curb. Saw cutting of the curb head will not be permitted. Curbs
included in 1 Highway Standard can be applied as permitted by the Village
Engineer.
4. All type I I structures will have the curb box placed at a height of 6", a taper of 5' will
be used to match curb specified.
5. Matching to any existing curb type shall be done over a 5' taper length.
6. All curb shall be constructed on a minimum 4" mat of CA-7 (crushed) or -1I
(crushed). Sub grade shall be prepared in accordance with SSB&RC and stone shall be
compacted to the same requirements. Sub grade at shall extend I' behind the back of
curb. This its shall meet the requirements of Class B CA-I I or CA-7, as specified in
the SSR&BC. All stone shall be crushed; rounded aggregate will not be permitted. The
stone shall be compacted to 90% modified proctor density as required by AST M D 1557
orAASHTOT-180.
I. Subsurface drainage
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At each curb drainage structure 2 — 4" subsurface drains shall be placed at the base of
lowest level of stone under either the stone or the curb and shall comply with the
requirements of Exhibit No. 203. Drains shall be extended at a minimum of 50' in either
direction either under the curb or within 6" of the back of curb. When drainage structures
are not under the curb a minimum 2 —4" subsurface drain at 10' shall be placed conforming
with the same requirements as those in the curb. The perforated PVC draintille shall be
covered with a filter sock and capped on the ends. Each drain must have a separate precast
or cored hole in the structure as an outfall. Additional drains or drain length may be
required as low or wet areas are determined byte Village Engineer.
J. Maintenance and Responsibility.
1. The maintenance and responsibility for private roadways shall be the responsibility of
the developer until the time of final Maintenance Bond release, when the owner or
homeowner's association shall become responsible for maintenance.
2. All streets, curbs and gutters to be dedicated to the Village shall be under warranty for
any and all defects and failures in either the surface course or the base course for a
period of one year after the date of initial acceptance.
K. Village Engineer Approval.
The Village Engineer shall have the authority to approve the use of alternative pavement
materials than those specifically required by this title in the manner provided for in this
section. The Village Engineer may approve alternative pavement materials that are not
specifically required by this title when:
1. The pavement materials or their components required by this title are no longer
manufactured and available for purchase-, and
2. The alternative pavement materials are generally consistent with requirements of this
title, including but not limited to those standards relating to production, composition,
safety and aesthetics.
16.50.080 - Sidewalks, driveway aprons and driveways.
A. General.
1. Sidewalks. Sidewalks shall have a minimum width of five feet and a minimum
thickness of five inches, except the thickness shall be six inches where passing across
an existing or proposed driveway and where passing over public utility lines. The length
oft icene slab where passing over public utility lines shall be constructed to meet the
grade of such sidewalks or as may be directed by the Village Engineer or his/her
representative. Concrete sidewalks shall be constructed to both sides of all public
and private streets, including cul-de-sacs, and comply with the requirements shown on
Exhibit No. 502 except within the R-E Single Family dwelling district where sidewalks
will only be required on arterial streets and in other locations deemed necessary by the
Corporate Authorities to provide safe and efficient pedestrian movements. Where
sidewalks are not required, the pavement shall be widened four feet on each side, except
on cul-de-sacs, ads all have pavement markings included.
Page 44
a. Detectable Warnings: The detectable warning plates required shall be produced
and supplied by: Neenah Enterprises, Inc. The color of the detectable warning
plates shall be brick red. Cutting of the detectable warning plates will only be
allowed in accordance with the manufacturer's specifications and
recommendation. Radius Plates shall be used as deemed necessary by the
Engineer. of types, is Connect Plates and Bolted Plates are acceptable.
b. All sidewalks and detectable warnings shall be installed meeting the industry's
latest accessibility standards.
2. Driveway Aprons (Exhibit No. 503).
a. The work performed under these standards shall consist of the construction of
Portland cement driveway aprons and service walks (concrete paving or concrete
bricks) as described herein. The driveway apron, by definition, shall be that portion
of the driveway located between the sidewalk and the street. The service walk, by
definition, shall b e t hat sidewalk located perpendicular to the public walk, or right-
of-way line in the absence of a public walk, and the street and shall be located a
minimum oft ree feet from a driveway apron.
b. Residential driveway aprons shall have a minimum width of ten feet; a maximum
width of twenty-four feet for one-car and two-car driveways and twenty-seven feet
for three-car or greater driveways, measured at the sidewalk in or adjacent to the
public parkway. Residential driveway aprons shall have a maximum width of
twenty-one feet at the curb for one-car and two-car driveways, and a maximum
width of thirty feet at the curb for a three-car driveway or greater. In no case shall
the driveway apron width at the curb be greater than six feet wider than the
driveway width at the sidewalk. Where a driveway wider than eighteen feet is
pennitted by the Zoning Ordinance, the driveway apron shall be increased up to the
allowable width, not exceeding twenty-four feet, measured at the sidewalk, as long
as the edge of the driveway apron is no closer than two feet to any street light or
three feet to any fire hydrant and does not encroach into the dripline of any
parkway tree, and shall be tapered to twenty-one feet at the curbline, as shown on
Exhibit No. 503. Service walks shall be thirty-six inches wide. All residential
aprons shall have a minimum concrete thickness of six inches and a granular base
of five inches minimum compacted thickness. Concrete paving brick (conforming
to ASTM C-936) shall have a minimum thickness of six centimeters (two and
thirty-six-hundredths inches)on a granular base of eight inches minimum
compacted thickness with one-inch setting sand. A concrete base may be used and
installed per the concrete paving brick manufacturer's specifications.
c. Business, Office and Research, and Industrial District driveway aprons shall have a
width equal to that of the driveway at the property line, but is width shall not
exceed the maximum allowable driveway width established in the Village's Zoning
Ordinance. The driveway apron can be constructed by flaring out three feet on each
side up t o t he allowable width.
d. New driveway aprons abutting existing sidewalks or curbs shall be constructed to
meet the grade of such sidewalks or curbs. If necessary, the sidewalk and/or curb
Page 45
shall be removed and relocated by the applicant or property owner to accommodate
the maximum or minimum driveway apron slope. The location and grade for
driveway aprons, when no adjacent sidewalks or curb and gutter exists, shall match
the adjacent parkway. The maximum slope of the driveway apron shall be eight
percent, and the minimum slope shall be two percent. The driveway can be up to
one-foot wider on each side of the apron.
e. Wire mesh or mesh reinforcement is not allowed in the driveway apron.
d. Control joints shall be constructed so as to divide the driveway apron into sections
is are approximately square, and having no side longer than fifteen feet. The
control joints shall be not less than one-eighth inch nor more than one-fourth inch
in width, and shall be edged with an edging tool having a one-fourth inch radius.
The minimum depth shall be one and one-fourth-inch.
3. Driveways. All residential driveways shall have a minimum concrete thickness of five
inches and a granular base of five inches minimum compacted thickness or a minimum
asphalt thickness oft ee inches and a granular base of six inches compacted thickness.
Concrete paving brick (conforming to ASTM C-936) shall have a minimum thickness
of six centimeters (two and thir-ty-six-hundredthe inches) on a granular base of eight
inches minimum compacted thickness with one-inch setting sand minimum. A concrete
or alternative base may be used and installed per the concrete paving brick
manufacturer's specifications. Driveway grades on all lots, as measured from the top of
curb to the finished garage floor, shall be between two percent and eight percent, except
when a grade of eight percent or less is not practical due to topographical conditions, in
which case the Village Engineer may approve driveway grades up to ten percent.
Section (16.50.130(B)(3) Lot grading.) New driveways abutting existing sidewalks or
curbs shall be constructed to meet the grade of such sidewalks or curbs. If necessary,
the sidewalk and/or curb shall be removed and relocated by t e a pplicant or property
owner to accommodate the maximum or minimum driveway slope. The location and
grade for driveways, when no adjacent sidewalks or curb and gutter exists, shall match
the adjacent parkway. Generally matching driveway and driveway apron widths
measured on both sides of the sidewalk is preferred however, a maximum width of one-
foot greater on either side oft e sidewalk up t o t he allowable widths are permitted.
B. Materials and Testing. All materials and testing shall comply with the following Sections
and Articles of the latest edition of the "Standard Specifications for Road and Bridge
Construction" as published by the Illinois Department of Transportation.
16.50.090 - Bike paths.
A. Bikepaths shall be constructed in locations required by the Comprensive Plan, latest edition,
and shall comply with the requirements shown on Exhibit No. 502.
B. Off-street bikepaths shall be constructed with a minimum width of to feet and with a
minimum thickness of four inches of bituminous surface course and 5" of compacted
aggregate base.
C. Bikepaths on or within twenty feet of and parallel to street rights-of-way shall conform to all
requirements of sidewalks and shall have a width of ten feet, as shown on Exhibit No. 502.
Page 46
D. All bike path construction and design shall conform to SS or other referenced design
standards in this Title.
16.50.100 - Street lighting system.
A. General. All developments shall include provisions for the design and construction of street
lighting facilities in accordance with this Title for the illumination of all roadways, public or
private, is lie in or border the development and all parking lots in the development. The
design of the system shall be kept consistent with the surrounding community and kept
within the intent of this Title.
B. Codes and Regulations. All work required under this Title shall conform with the
requirements of.
1. "National Electric Code," published by the National Fire Protection Association, latest
edition
2. "Standard Specifications for Road and Bridge Construction" published by the Illinois
Department of Transportation, latest edition
3. "Highway Standards" published by the Illinois Department of Transportation, latest
edition
4. "Highway Standards Specific to District I" published by the Illinois Department of
Transportation, latest edition.
Any conflict between documents or interpreted conflict with this Title will be determined by the
Village Engineer.
C. Design Criteria for Major Streets. All major streets which are located within or border a
development shall be illuminated in conformance with:
1. "Bureau of Design and Environment Manual," published by the Illinois Department
of Transportation, latest edition.
2. "Guidelines for Highway Lighting," published by the American Association of State
Highway and Transportation Officials, latest edition.
3. "American National Standard Practice for Roadway Lighting," published by the
Illuminating Engineering Society, latest edition.
Any conflict between documents or interpreted conflict with this Title will be determined by
the Village Engineer. The details of the lighting system shall be approved by the Village
Engineer.
Light poles along major streets shall be Funk-Linko tapered Cor-Ten steel square upright
with six ft. long Car-Ten steel davit(s). The Village utilizes three different Car-Ten pole
upright heights.- Thirty-five ft. with single davit, forty ft. with twin davits, and thirty-four ft.
six is with twin davits.
Luminaires along major streets shall be American Electric Lighting, Autobahn Series AT B2,
LED (various drive current and wattages).
Page 47
D. Design Criteria for Streets other than Major Streets.
1. Pole Location.
a. Poles shall be installed at all intersections, curves, and cul-de-sacs, with additional
poles installed as needed to provide a maximum pole spacing oft ree hundred sixty
feet or as current design criteria allows for proper illumination of the roadway.
b. Unless otherwise directed byte Village Engineer or design criteria, the direction
of the support arm shall bisect the angle formed by the intersection a f t he
centerlines of the intersecting streets at a four legged intersection. At "T"
intersections, a poles all be provided on the centerline extended of the terminating
street at the top of the "T" with the support arm extending toward the center of the
intersection. Between intersections, mast arms shall be orientated at a right angle to
the centerline. In cul-de-sacs, lights shall be placed in the center median or if no
center median is to be constructed, at the end of the cul-de-sac to the centerline
extended.
c. Poles shall be set with a minimum of two feet clear between the be of curb, or
edge of driveway, and the pole.
2. Poles.
a. Poles are to be matched to the proximal existing system to match one of the
following:
1. Ameron International, Centrecon Series Medium Embedded Octagonal Pole,
twenty-three feet in height, catalog number MEO-7 (W/MO-AD-8fi. Davit
Arm).
2. Ameron International, Centrecon Series Medium Embedded Octagonal Pole,
twenty-eight feet in height, catalog number MEO-8.5 (W/MO-AD-8ft. Davit
Ann)•
3. Any poles also permitted for major streets as pen-nitted by the Village
Engineer.
3. Luminaires and Lamps.
a. Luminaries and lamps are to be matched tots proximal existing system to match
Leotek Light-On group, ECobra-head, ECI-6-M-MV-NW-2-530-DB or any
luminaires permitted for major streets as permitted by the Village Engineer.
E. Construction Criteria for on All Streets
1. Unless specifically stated otherwise in this Title, the following standard specifications
shall provide the requirements and covenants applicable to construction within the
Village.
2. Coordination of Documents: In the event of a conflict between contract documents,
standard specifications and this Title, the following hierarchy will be applied and the
work shall be completed based on the interpretation of the Village Engineer.
a) This Title
Page 48
b) "National Electric Code," published by the National Fire Protection Association,
latest edition
c) "Standard Specifications for Road and Bridge Construction," Illinois Department of
Transportation, latest edition.
d) "Highway Standards Specific to District I" published by the Illinois Department of
Transportation, latest edition.
e) "Highway Standards," published byte Illinois Department of Transportation, latest
edition.
f) "Bureau of Local Roads and Streets Manual," published by the Illinois Department
of Transportation, latest edition.
g) "Bureau of Design and Environment Manual," published byte Illinois Department
of Transportation, latest edition.
The Village Engineer reserves the right to interpret and approve changes t o t his hierarchy as
he/she sees fit at any time it may present an interpreted conflict with this Title.
H. Village Engineer Approval, The Village Engineer shall have the authority to approve the use
of alternative street lights than those specifically required by this title in the manner
provided for in this section. The Village Engineer may approve alternative streets lights that
are not specifically required by this title when:
I. The street lights or their components required by this title are no longer manufactured
and available for purchase; and
2. The alternative street lights are generally consistent with requirements of this title,
including but not limited to those standards relating to the light output, safety and
aesthetics.
16.50.110 - Signage.
Bikepath signs, street name signs, and other signs shall be provided where required or
warranted pursuant to the Manual on Uniform Traffic Control Devices, published by the Federal
Highway Administration. These signs and their installation shall be provided through purchase
from the Village.
16.50.120 - Landscaping.
A. General. All developments, whether public or private, shall provide for the landscaping of
parkways, parks, open space areas, areas to be dedicated to the public, and other areas in
accordance with this Title and other Village ordinances.
The followings ecifications are to prevent unnecessary damage and destruction to trees:
1. Authorization must be given by the Village Forester before anyone attaches or installs
any metal materials, signs, cables, wires or other items foreign t o t he natural structure of
the tree, excavates into the critical root zone within the drip line of a tree or treats the
soil within the critical root zone with a soil sterilant.
Page 49
2. A site plan and a landscape plan shall indicate all existing trees, trees to be protected
and saved, and trees to be removed. Every effort shall be made to preserve all key trees
and significant trees.
3. Trees to be saved shall be marked prominently.
4. Curb cuts shall not be closer than five feet from the trunk of a tree. Paving or asphalting
shall not be one closer than two and one half feet from the tree trunk.
5. New sidewalks, paving or asphalting shall allow breathing space for tree roots. The
following shall be used as a guideline:
a. For trees up to four inches in trunk caliper, twenty-five square feet of porous area is
required.
b. For each additional two inches of tree caliper, ten more square feet shall be
provided.
6. Where grade change is required, the same area as described in subsection 5 above shall
be provided either by construction of a dry well where the level is to be raised or by
building a retaining all where the level is to be lowered.
7. Avoid cutting surface roots wherever possible. Sidewalks and paving levels should be
contoured sufficiently to avoid such cutting. When cutting is require root pruning shall
be perfonried in accordance with the SSR&BC, latest edition. Pruning shall be done in
advance of excavation if there is expectation that roots may be encountered.
9. Yvlhere any roots have to be removed, prune branches out of the to of the tree to
restore a proper to to root balance.
10. If trees are in full leaf during the construction phase, supply supplemental irrigation.
B. Authority. The Village Forester is authorized to act on behalf of the Director of Public
Works in exercising authority to grant permission for planting and maintaining trees and
other landscaping on public streets and municipal properties when such trees and
landscaping are installed or maintained pursuant t o t his Title.
C. Protection of Existing Trees.
1. All developers with sites containing any trees four inches in diameter or greater,
calipered at four and one-half feet above the highest ground level, shall prepare a Tree
Survey is shall certify the locations and size of all such trees and the species of
each. Each tree which is required to be certified shall be tagged with an inventory
number, mapped on the Tree Survey, and a written evaluation and rating of the tree's
condition shall be submitted and shall include a description of the rating system and
process used in the evaluation at the time of Tree Survey submittal. A Tree Preservation
Plan shall be submitted indicating such existing key trees and significant trees as
identified during the preparation oft e Tree Survey. All key trees and significant trees
shall be clearly identified in the required Tree Survey and indicated on a subdivision
engineering plan and a site plan. All key trees and eighty percent of the significant trees
shall be preserved.
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1 The Village Forester shall review the developer's proposed methodology for saving or
removing key trees and significant trees. If, in the opinion of the Village Forester, the
developer has not provided forte protection of key trees and significant trees, the
Village Forester will advise the Village Engineer that the developer has not provided for
the protection of key trees and significant trees and recommend that preliminary plan
approval not be granted until such time as the developer satisfactorily amends the plans
for the preservation of such existing trees. If the developer, Village Forester and the
Village Engineer cannot agree on a satisfactory plan, the developer can appeal the
decision to the Corporate Authorities. Based on the review and approval of the
Corporate Authorities, the Village Forester may grant relief from the preservation
requirements for key trees and significant trees.
3. All grading and construction equipment shall be forbidden from encroaching within the
trees' critical root zone. Materials detrimental to tree survivability shall not be dumped
or stored within the trees' critical root zone or at any higher location draining toward the
trees.
4. Where trees are to be saved, temporary fencing shall be erected at the periphery oft e
drip line to keep construction from killing the tree or from compacting soil and
damaging shallow feeder roots. At a minimum, all provisions of the "SS R & BC," latest
edition, shall be followed.
5. Not withstanding subsection C I and C2, the Village Forester may allow removal of key
trees and significant trees. Key trees and significant trees so authorized for removal
shall be replaced at the following ratio:
a. Key tree - shall be replaced with two inches of caliper for every inch of removal.
The minimum size for replacement trees shall be six inches in caliper.
b. Significant tree - shall be replaced with two inches of caliper for every inch of
removal. The minimum size replacement trees shall be four inches in caliper.
All replacement trees shall be guaranteed fora period oft ee years. A replacement
plan shall be submitted to the Village Forester for review and approval prior to granting
the requested relief.
6. In lieu of installing replacement tree(s), the developer, with the Village Forester's
approval, may compensate the Village of Buffalo Grove with a cash payment at the
required replacement value. The required replacement value shall be calculated using
the following method:
a. The Village will calculate the sum of inch diameter of key trees and significant
trees removed multiplied by two.
b. The Village will obtain three prices from local landscapers for the purchase and
planting of the sum of inch diameter of key trees and significant trees removed
multiplied by two.
c. The Village will invoice the developer for the calculated replacement value.
Page 51
The funds collected shall be allocated tote Village Tree Replacement Program and
used solely for the purpose of purchasing and planting new and replacement trees within the
Village of Buffalo Grove.
7. In addition to all other enforcement and penalty sections of this Title, the Village may
issue a stop work order if construction practices are jeopardizing the viability of trees
protected by the approved Tree Preservation Plan.
8. The care and protection of all plant materials specified to be preserved shall, at a
minimum, follow the requirements of the "SSR& BC."
D. Areas To Be Graded and Sodded.
1. All areas within the dedicated street area or other public areas and all swales draining
more than two lots shall be graded and sodded in an approved manner, unless otherwise
specifically approved in writing by the Village Engineer. Unless otherwise approved,
such swales shall be sodded with a minimum width of sodding of ten feet. Restoration
work shall be subject to the approval of the Village Engineer.
2. Areas to be sodded shall be graded smooth and topped with at least our inches of black
dirt after compacting and removal of stumps, trees that cannot be saved, boulders and
other debris. These areas shall be sodded in accordance with the ""SS R& BC."
E. Areas To Be Graded and Seeded. All open areas in the development which are not sodded
shall have a new lawn established through seeding in accordance with the following
requirements:
1. Material.
a. Fertilizer shall be standard commercial 10-8-6 or 10-6-4 grade, or as otherwise
approved by the Village Engineer, uniform in composition, free flowing and
suitable for application with proposed equipment.
b. Seed mixture shall be a certified seed mix consisting of thirty percent Park
Kentucky Bluegrass, thirty percent Dawson Creeping Red Fescue, thirty percent
"Fults" Puccinelli istans, and ten percent Permfine Perennial ye ass, and shall
be applied at the minimum rate of one hundred eighty pounds per acre. Any
changes or substitutions must be approved by the Village Engineer.
2. Preparation of Seed Bed.
a. After the areas to be seeded have been brought to proper grades, the area shall be
thoroughly tilled to a depth of at least three inches by disci g, harrowing or other
approved methods until the condition of the soil is acceptable.
b. Fertilizer shall be distributed uniformly at the rate of four hundred pounds per acre
and shall be incorporated into the soil to a depth of at least three inches by discing,
harrowing or other approved methods.
3. Planting. Planting shall be done by hydroseeding with a mulching material unless
otherwise approved by the Village Engineer during March, April, the last two weeks of
August, September, and the first two weeks of October; but no soil will be sown during
Page 52
high winds, nor until the surface is suitable for working and is in proper condition for
seeding.
F. Trees Not Allowed. The following trees shall not be allowed for planting in parkways unless
otherwise approved by the Village Engineer.
1. Elms (Siberian, Chinese);
2. Willows;
3. Poplars-,
4. Box Elders;
5. Soft Maples,
6. Norway Maple, Schwedler Maple, Crimson King Maple, Emerald Queen, Summer
Shade;
7. Red Maple, October Glory, Red Sunset, Cardinal;
8. Sugar Maple-,
9. Honey Locust (thornless and seedless), Majestic, Skyline, Shademaster, Imperial,
Sunburst, Moraine-,
10. Ornamental (Flowering shrubs, it trees),-
11. All upright Evergreens;
12. Ash, all species.
G. Approved Trees. Trees to be planted in Village parkways shall be selected from the tree
species listed below, unless in the opinion of the Village Forester the tree will not survive,
will be a nuisance in the location or locations indicated, or will result in an over-population
of a species in the area. The following is a list of trees is may be approved and not
necessarily a recommendation.
1. European Black Alder
2. Hackberry
3. European Beech
4. Copper Leaf Beech
5. Ginko or Maidenhair Tree(male only)
6. Kentucky Coffee Tree
7. European Larch
8. Northern Red Oak
9. Burr Oak
10. English Oak
Page 53
11. Linden Greenspire Redmond
12. Horsechestnut
13. Sweet Gum
14. Kwanzan Cherry
15. Sargent Cherry
16. Bradford Pear
17. Hybrid American Elm
18. Crab Trees
19. Others as approved by the Village Engineer
Certain of the above species have special requirements which must be provided by the
developer in order to insure the trees survive in a healthy condition. These requirements
sometimes include well drained soils, acid soils, or other conditions. It is the developer's
responsibility to denote in the development plan what measures, if any, have been taken to
survey existing conditions to insure compatibility with each planting specie he/she proposes and
what modifications, if any, he proposes to provide to existing conditions in order to insure final
conditions which are compatible with each proposed specie.
All crippled, deformed and physically damaged trees, regardless of species, shall be
removed and replaced if an inspection byte Village indicates recovery and normal development
cannot be expected. All trees infected with non-curable disease that will result in deformation,
death, and infection of other trees shall be removed and replaced with healthy species.
IT. Variety in Planting.
1. Diversification of tree species selection is desired to be as great as possible. For every
linear mile, and succeeding mile or fraction thereof, of parkway in a development, a
minimum of eight different species is required. Deviation from the above will be
considered only after approval by the Village Forester.
2. An approved master tree planting schedule shall be submitted and must be approved by
the Village Forester.
1. Requirements for Planting Trees and Shrubbery.
1. Trees.
a. All plants shall conform in size and grade in accordance with American Standard
for Nursery Stock.
b. All plants will be handled and planted in accordance with accepted horticultural
practices and professional standards as published by the Illinois Landscape
Contractors Association in "A Uniform Set of Workmanship Standards in
Landscape Specifications."
Page 54
c. Specified varieties of any species shall be specimen type trees and shall be first
class representatives of their normal species and varieties. They shall have well
developed root and branch systems, reasonably straight sterns, and a well defined
single leader.
d. Trees shall be nursery grown with a good compact, fully developed fibrous root
system which has been developed by proper cultural treatment and is sufficient
enough to insure plant growth.
e. Trees for parkways and other public areas shall be required throughout all
developments. Trees shall be planted in the parkways not less than four feet from
any sidewalk or curb and spaced not less than forty feet and not more than fi fty feet
apart and not less than one per lot. However, at a street comer, trees shall be
located at least twenty-five feet from the intersection of street right-of-way lines.
f. Trees shall be a minimum trunk diameter of one and three quarter inches, calipered
at six inches above the highest ground level. Trees shall be northern nursery grown
(hardiness one 5 USDA Map). Trees shall have been transplanted twice, the last
transplanting not less than four years prior to planting. All trees shall be tagged and
identified as to species, size, and place of origin. Tags shall remain in place until
inspection and approval by the Public Works Department is one both at the
nursery and at the final planting site. All trees shall be balled and burlapped. All
trees shall have straight trunks and good branching. Branches shall be from five
to six feet above the ground level, and shall be high quality representatives oft eir
species in all regards, including general shape. Each tree shall be planted plumb
and at the same level as where it stood in the nursery in relation to finished grade.
Backfill shall be limited to the spoils needed from the excavation for the tree base.
g. After watering, the filling shall be completed and the soil thoroughly tapped. After
planting, a for inch mulch of wood chips or an approved equal shall be applied
over the disturbed ground and a shallow watering basin provided around the tree.
h. All digging of trees in the nursery and all planting shall be done during the proper
season.
i. Each tree shall be staked when necessary with a two inch square stake six feet long.
The stake shall be driven plumb two feet into the ground adjacent to the tree. Each
tree shall be tied at the top with a fi gure eight hitch consisting of AWG #14 wire
encased in a section of rubber hose at the tree. If necessary, guide wires shall be
used where more support for the tree is needed.
j. All trees shall be maintained until established. All trees not in a vigorous growing
condition after one growing season shall be replaced at the beginning of the next
succeeding planting season, at no cost to the Village.
k. Tree pits shall be at least eighteen inches wider than the diameter of the ball, have
vertical sides and a depth of at least twenty-four inches below finished grade.
2. Shrubbery. Shrubbery, bushes, or evergreen bushes existing in the public ground or
dedicated right-of-way shall not exceed thirty inches in height. Deciduous trees in the
public ground or dedicated right-of-way shall be maintained with their branches not
Page 55
lower than six f e e t f r o m the ground. Existing evergreen trees shall be allowed t o e main
as is. Notwithstanding the foregoing provisions, no planting, fence, or other obstruction
to vision shall be maintained on a dedicated right-of-way, alley, other public ground, or
other property if it is detrimental tote public's health, safety or welfare.
16.50.130 - Lot grading.
A. General. All developments shall provide for the grading of all lots in accordance with this
Title.
B. Lot Grading.
1. Grading of lots within the Village shall be accomplished in such a manner so as to
prevent ponding in excess of eight inches in the event of complete failure of the storm
sewer system. The only exceptions to allowing the maximum pending of eight inches
shall be for ponds or detention basins, which may be deeper.
2. Longitudinal grading on all grassed areas of lots shall be kept within the range of two
percent and five percent unless otherwise approved by the Village Engineer. If slopes
up to five horizontal to one vertical or steeper are approved, retaining walls or other
treatments approved by the Village Engineer shall be required. In no case shall an
earthen slope be graded more than 3:1.
3. Driveway grades on all lots, as measured from the top of curb tote finished garage
floor, shall be kept within the range o f t wo percent and eight percent, except when a
grade of eight percent or less is not practical due to topographical conditions, in is
case the Village Engineer may approve driveway grades up to ten percent.
4. Where the slope between adjacent properties is f i v e horizontal t o o ne vertical or steeper,
retaining walls or other treatments approved by the Village Engineers all be required.
5. No grading shall be done within five feet of a property line without approval from
Village Engineer. The intended and designed drainage pattern must be maintained
along all lot lines.
16.50.140 - Public utilities.
A. All lines for electronic sounds and signals, telephone, and electric services shall be placed in
casements and entirely underground. Where electronic sounds and signals, telephone, and
electric service lines are placed underground entirely throughout a developed area, the
conduits or a cable shall be placed within easements or dedicated public ways in a manner
which will not conflict with other underground services. All transformer and terminal boxes
shall be located so as not to be unsightly or hazardous tots public.
B. All gas is shall be placed within the street right-of-way or within casements.
C. Underground utility work cannot commence until the appropriate public utilities are staked
and the Village Engineer has been notified to arrange for appropriate inspection.
16.50.150 - Parking lots.
A. General. All parking lots shall conform to of the Zoning Ordinance and this Title.
Page 56
B. Design.
1. Plan. The design of all ground level outdoor lots shall be subject to the review oft e
Village Engineer.
2. Parking Lot Detention Prohibited. Detention in parking areas is prohibited.
3. Base Course Construction and Surfacing. Design engineer shall determine the
appropriate pavement cross section based on use. Supporting calculations shall be
supplied for review during plan review.
All off-street loading berths or accessways from loading berths to the public street shall
be designed and constructed in accordance with Section 16.50.070 meeting the
requirements of a business/industrial classification.
4. Landscaping Islands. A landscaped island of a minimum size of one hundred eighty
square feet shall be provided for every twenty parking spaces. In open parking areas
larger than four, but smaller than twenty spaces, proportional amounts of landscaping
area within the parking facility shall be provided as approved by the Village Forester.
Design of the island shall be approved by the Village Engineer.
5. Curbs and Gutters. Combination concrete curb and gutter or concrete barrier curb is
required around the perimeter of all parking lots with greater than five spaces and
around all islands.
6. Traffic Control Signage and Striping. Traffic control signage and striping shall conform
to the Manual on Uniform Traffic Control Devices,
16.50.160 - Protection and restoration requirements.
A. Introduction. A portion of the project construction required in connection with a
development is often in or adjacent to areas with existing surface or underground
improvements. The intent of this section is to codify Village requirements relative to
construction affecting existing and future improvements and the restoration of existing
improvements. Plans and specifications presented for Village approval shall provide for the
implementation of the requirements of this section.
B. Unless otherwise specified in this section, work pertaining to existing surface or
underground improvements will match the same requirements of this Title and it's
references.
C. Interruption to Utilities and Damage to Surface Improvements. All reasonable precautions
shall be taken against damage to existing utilities. In the event of a break in an existing
water main, as main, sewer or underground cable, the developer shall immediately notify a
responsible official from the organization operating the utility interrupted. The developer
shall lend all possible assistance in restoring service and shall assume all costs, charges, or
claims connected with the interruption and repair of such services.
In the case of Village utilities, the cost of such work will be billed to the developer as
follows:
1. Wages will be billed at two and one-half times the wages expended.
Page 57
2. Equipment rates will be charged based directly upon the most current published rental
rates of the Illinois Department of Transportation.
3. 20% of the above rates will be charged on each and every emergency call as a
mobilization fee. All other emergency repair work by the Village, as well as any other
work that may be one by the Village at the request of the developer, will be one at the
above rates.
D. Traffic Control. All work within public rights-of-way shall conform to the requirements of
the "Manual on Uniform Traffic Control Devices," The provisions of this manual will be
enforced when:
1. An opening is made into the existing pavement.
2. Construction takes place adjacent to the edge of the existing pavement.
3. A utility crossing is made beneath the existing pavement.
4. It is necessary to close a lane of traffic due to construction operations.
A full lane closure will be required whenever construction is underway or whenever a
vehicle is are in the lane normally used for through traffic, even if this facility is on a
four-lane roadway. Written permission for such a lane closure must be obtained from the
Village Engineer prior to commencing construction. Signing will be required in
conformance to the Manual on Uniform Traffic Control Devices. No construction operation
is to commence until such time that all required signs and barricades have been erected.
Unless written authorization is obtained from the Village Engineer, all openings in any
pavement or traveled way will be backfilled prior to the end of the working day. All
excavations will be backfilled and a temporary bituminous patch of at least two inches in
thickness shall be constructed. In lieu of a bituminous patch, a steel plate (minimum of one
inch of thickness) over the excavation may be approved by the Village Engineer upon
request by the developer.
E. Pavement Crossings. Unless otherwise specifically approved by the Village Engineer, all
conduits crossing existing pavements shall be installed by jacking or angering. When the
carrier pipe is a conduit intended to operate under internal pressure, a casing pipe of
adequate strength for all applied loads shall be used. The nearest face of its or other open
excavations on each side of a traveled pavement shall be at least to feet from the edge of
the pavement.
F. Restoration of Existing Improvement Surfaces. The contractor shall restore all permanent
type pavements, sidewalks, driveways, curbs, gutters, trees, shrubbery, lawns, fences, poles,
and other property and surface structures removed or disturbed during or as a result of
construction operations to a condition is is equal in appearance and quality t o t he
condition that existed before the work began.
Chapter 16.60 - ADMINISTRATION
16.60.010 - Building permit.
Page 58
All requirements oft is Title shall be fully complied with before any building permit shall
be issued by any Village official for the construction of any building, structure, or improvement
t o t he land or any lot within a development as defined herein.
16.60.020 - Certificate of occupancy.
No Certificate of Occupancy shall be granted by any Village official for the use of any
structure within any development 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 with only a surface course forte street
remaining to be completed and that compliance has been had with this Title and other applicable
ordinances and rules and regulations of the Village.
16.60.030 - Validity and severability.
If any section, paragraph, clause, sentence, or provision oft is Title shall be adjudged by
any court of competent jurisdiction to be invalid, such judgment shall not affect, impair,
invalidate, or nullify the remainder of this Title, but the effect thereof shall be confined to the
section, paragraph, clause, sentence, or provision immediately involved in the controversy in
which judgment or decree shall be rendered,
16.6 .040 - Violations and penalties.
A. Any person violating the provisions of this Title shall be punished according t o t he
provisions of Chapter 1.08 of the Buffalo Grove Municipal Code.
B. In addition to any penalty which may be imposed herein, the Village may initiate injunctive
relief, including the issuance of temporary restraining orders and preliminary injunctions, to
abate any violation of this Title the continuation of which would frustrate or defeat the intent
and purpose oft is Title.
C. The Village Engineer may serve or cause to be served a notice of violation of this Title or a
notice of violation of any permit issued under this Title. Such notice shall direct the
discontinuance of the illegal action or condition and the abatement oft e violation.
16.60.050 - Repeal.
Village Ordinance numbers 68-6, 69-19, 70-20, 71-14, 73-41, 78-36, and 80-2 are hereby
repealed in their entirety.
16.60.060 - Effective date.
This Title shall be in full force and effect from and after its passage, approval, and
publication. Publication oft is Title and sale in pamphlet form is authorized.
EXHIBIT INDEX
EXHIBIT # TITLE
101 Property Line Marker, Boundary Monument, and Benchmark
Page 59
102 Municipal Certificates
103 County Clerk's Certificate
104 Owner's Certificate
105 Surveyor's Certificate
106 Utilities Certificate
107 Electronic Sounds & Signals Easement
108 General Village Easements
109 Material List
201 Storm Sewer Manhole Lid
202 Sump Pump Connection Detail
203 Subsurface Drainage Detail
301 Sanitary Sewer Manhole Lid
401 Valve Vault Lid
501 Curb and Gutter
502 Sidewalk and Bike path Detail
503 Driveway Apron Detail
Section 3. This Ordinance shall be in full force and effect from and after its passage,
approval and publication.
AYES: 6— Bertuan,Trilling, Stein, Ottenheimer, Weidenfeld, Johnson
NAYS: 0 -None
ABSENT: 0 - None
Page 60
March 21, 2016..
Much 21, 2016.
everiy SussiIi . vFIfi ge Presi ent
Janet Strabian, Village Clerk
Page 1
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Page 104
EXHIBIT NO 102
('Q RPCzRA T F ADI T H 01?i i Y:S C F R T IF ICAT F
Approved and accepted by the President and Board of Trustees of the Village of Buffalo Grove,Cook
and Lake Counties,Illinois,at a meeting held this._____-day of
A.D.20
Village President
Attest:
Village Clerk
PLANNING 8,ZONING COMMISSION'S CERTIFICATE
Approved by the Plann:fg&Zoning Commission of the Village of Buffalo Grove,Cook and Lake Counties,
Illinois,at a meeting held this_day of A.D.20.......
Chairman
VILLAGE COLLECTOR'S CERTIFICATE
I hereby certify that I find no deferred Installments of outstanding unpaid special assessments due
against the property described in the plat hereon drawn. Buffalo Grove,Cook and Lake Counties,Illinois,
dated this day of .A.D.20_
Village Collector
VILLAGE ENGINEER'S CER—,RCATE
Approved by the Village Engineer of the Village of Buffalo Grove,Cook and Lake Counties,Illinois,dated
this. —-------------day of AD 20
Village Engineer
MUNICIPAL
CERTIFICATES
Page 105
STATE OF ILLINOIS) ss EXHIBIT NO. 103
COUNTY OF —)
1, , COUNTY CLERK OF COUNTY,
I LLT—No-T—s, D(T—H CF08y'CE-Fft fry--tTuff I FIND NO DELINQUENT T,6_P_AC_r-A k cs, NO
UNPAID CURRENT GENERAL TAXES, NO UNPAID SPECIAL TAXES, NO UNPAID FOR-
FEITED TAXES, AND NO REDEEMABLE TAX SALES AGAINST ANY OF THE LAND INCLUDED
IN THE ANNEXED PLAT, I DO FURTHER CERTIFY THAT I HAVE RECEIVED ALL
STATUATORY FEES IN CONNECTION WITH THE ANNEXED PLAT,
GIVEN UNDER MY HAND AND SEAL OF THE COUNTY OF
THIS DAY OF A.D. 19
COUNTY'CLERK
COUNTY CLERK'S
CERTIFICATE
Page 106
EXHIBIT NO. 104
STATE OF ILLINOIS l, SS
COUNTY OF-i
This is to certify that
is the Owner Of the property described on the annexed plat and has caused the same to be surveyed
and subdivided as indicated thereon,for the uses and purposes therein set forth,and does hereb%
acknowledge and adopt the same Linder the style and title thereon indicated.
The undersigned hereby dedicates for public use the lands shown on this plat for thoroughfares,
streets,alleys,and public services,and hereby also reserves for the Village of Buffalo Grove,
Ameritech,The--.- Gas Company,and the Commonwealth Edison
Company,the casement provisions which are stated on their standard form which is attached hereto.
Dated this-day Of_ AD,19
(denote Title)
Attest:
(denote Title)
STATE OF ILLINOIS; sa
COUNTY OF-)
1, a No Public in and for a said county in the
aforesaid state,does hereby certify that--
and personally known to me to be the
and -of
and personally known to me to be the same persons whose names are subscribed to the aforesaid
instrument,appeared before me this day in person and severally acknowledged that they signed and
delivered the annexed plat as and
of said and caused the seal of said
to be affixed thereto,pursuant to authority given by the
of said' as their free and voluntary act,and as the free and
voluntary act and deed of said
for the uses and purposes therein set forth.
Given under my hand and notarial seal this day of
A-D 19
No Public
OWNER'S CERTIFICATE
Page 107
EXHIBIT NO. M
STATE OF ILLINOIS)
COUNTY OF —) SS
THIS IS TO CERTIFY THAT THE FOLLOWING DESCRIBED PROPERTY WAS SURVEYED
AND SUBDIVIDED BY
UNDER THE SUPERVISION OF
AM ILLINOIS REGISTERED) L
CORRECT REPRESENTATION OF SAID SURVEY, ALL DISTANCES ARE SHOWN IN FEET
AND DECIMALS THEREOF,
(DENOTE LEGAL DESCRIPTION)
THIS IS ALSO TO CERTIFY THAT UPON COMPLETION OF CONSTRUCTION, CONCRETE
MONUMENTS, AS SHOWN, AND IRON PIPES AT ALL LOT CORNERS AND POINT OF
CHANGES IN ALIGNMENT WILL BE SET.
THIS IS ALSO TO CERTIFY THAT THE PROPERTY, AS DESCRIBED ON THE ANNEXED
PLAT, LIES WITHIN THE CORPORATE LIMITS OF THE VILLAGE OF BUFFALO GROVE,
ILLINOIS, WHICH HAS ADOPTED A COMPREHENSIVE PLAN.
THIS IS ALSO TO CERTIFY THAT (NO) PART OF THE PROPERTY COVERED BY THIS
PLAT OF SUBDIVISION IS SITUATED WITHIN 500 FEET OF ANY SURFACE DRAIN
OR WATER COURSE SERVING A TRIBUTARY AREA OF 640 ACRES OR MORE,
GIVEN UNDER MY HAND AND SEAL AT ILLINOIS,
THIS DAY OF
BY:
ILLINOIS REGISTERED LAND SURVEY OR NO.
SURVEYOWS CERTIFICATE
Page 108
EXHIBIT NO. 106
EASEMENT PROVISIONS
An easement for serving the subdivision and other property with electric and communications
service is hereby granted to
COMMONWEALTH EDISON COMPANY
and
AMERITECH,GRANTEES,
their respective successors and assigns, jointly and severally,to install,operate, maintain and
remove, from time to time, facilities used in connection with underground transmission and
distribution of electricity and sounds and signals in,under,across,along and upon the sufface,of the
property shown within the dotted lines on the plat and marked"Easement,"and the property
designated on the plat for streets and alleys, together with the right to install required service
connections under the surface of each lot to serve improvements thereon,the right to cut,trim or
remove trees,bushes and roots as may be reasonably required incident to the rights herein given,and
the right to enter upon the subdivided property for all such purposes,Obstructions"I not be placed
over grantees'facilities or in,upon or over the property within the dotted lines marked"Easement"
without the prior written consent ofgruosres- After installation of any such facilities,the grade of
the subdivided property will not be attered in a manner so as to interfere with the proper operation
and maintenance thereof.
An easement is hereby reserved for and granted to
GAS COMPANY,its successors and assigns,in all platted"easement"areas,streets,alleys,other
public ways and places shown on this plat,said easement to be for the installation,maintenance,
relocation,renewal and removal of gas mains and appurtenances for the purpose of serving all areas
shown on this plat as well as other property,whether or not contiguous thereto. No buildings or
others etures wiI1 be constructed or erected in any such"easement"areas,streets,alleys,or other
public ways or places nor will any other use be made thereof which will interfere with the casements
reserved and granted hereby
E As EItL--N. IS AIT u)M.'LAN�2ALCLP–il Q
Accepted: Date.
Ameritech
Accepted: — Date:
Commonwealth Edison Company
Accepted: Date:
Gas Company
UTILITIES CERTIFICATE
Page 109
EXHIBIT . 107
EASEMENT PROVISIONS
An easement for serving the subdivision and other property
with electric sounds and signals and communications service
is hereby reserved for and granted to
VILLAGE OF BUFFALO GROVE
its successors and assigns, to install, operate, maintain
and remove, from time to time. facilities used in connection
with underground transmission and distribution of electricity,
sounds and signals, including but not limited to, television,
data and radio signals and communications in, under, across,
along and upon the surface of the property show within the
dotted lines on the plat and marked 'Easement,' and the
property designated on the plat for streets and alleys,
together with the right to install required service connections
under the surface of each lot to serve improvements ,
the right to cut, tries or remove t s, bushes and roots as
may be reasonably required incident to the rights herein
given, and the right to enter upon the subdivided property
for all such purposes. Obstructions shall not be placed
over grantee's facilities or in, upon or over the property
within the dotted lines marked 'Eas nt' without the prior
written consent of grantees. After installation of any such
facilities, the grade of the subdivided property shall not be
altered in a inanner so as to interfere with the proper operation
and maintenance thereof.
ELECTRONIC SOU S
SIGNALS E SE T
Page 110
EXHWT NO. 108
GENERAL VILLAGE EASEMENT PROVISIONS
An easement for purposes including, but not limited to, water supply
and distribution, sewerage, storm sever and drainage, and street
Sighting, is hereby reserved for and granted to
VILLAGE OF BUFFALO GROVE,
its successors and assigns to install, operate, maintain, and remove,
from time to time, facilities used for purposes including, but not limited
to, water supply and distribution, sewerage, storm sewer and drainage, and
street lighting tn, under, across, along and upon the surface of the
property shown within the dotted lines an the plat and marked "Easement",
and also, within five (5) feet of all side and rear lot lines. The five
(5) foot wide easements along all side and rear lot lines shall be mea-
sured perpendicular to, and run parallel with the side and rear lot lines
and to the extent that they fall within other easements shown on the
annexed plat, they shall run concurrently therewith. Also granted
herewith is the right to cut, trim or remove trees, bushes and roots as
may be reasonably required incident to the rights heroin given, and the
Tight to enter upon the subdivided property for all such purposes.
Obstructions shall not be placed over grantee's facilities or in, upon or
over the property within the easements without the prior written consent
of grantees. After installation of any such facilities, the grade of the
subdivided property shall not be altered in a manner so as to interfere
with the proper operation and maintenance thereof.
GENERAL VILLAGE
EASEMENTS
Page 111
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z
UJI
f1F1 1111 1PI 11F I I I f z
_TIF z 0
flill I I Illy, —/ Z, Till
Y f 1 11 t Ct)
--4H4-H--
7 Ylily ---
V_ I I FT_T_ JIV/ I 1XI - -- co
77 1 X
0
z
1111 IA I
x
x IIIVI V �
I IV 1 1/1 IPT
Imi V v ......
hi fl
I I 1AIII DI 11 11 d I I
HIPOH H3d S3HON1 N1 AIX*OIM TIVANIVU
EXHIBIT NO. 202
4'
OUTSIDE OF STING, W
W14EN PERU j R 0
WELL GRADED GRANUCA w
R
MATERIAL CONFORMING To
ASTM C33-SIZE ®67
PLACED IN UNIFORM
LAYERS OF 0-GAmmum
DEPTH AND COMPACTED EXTEND REDDING TO 12"
UNDER PIPE HAUNCHES By I ABOVE TOP OF PIPE
SLICING WITH SHOVELS I i2 FOR SANITARY SEWERS.
EXTEND BEDDING TO
S RINW FOR
STORM GL SEWERS
BEDDING ONLY FOR
45,.Ir MIN WATER MAIMS
'Az t R +
0
A
z A
7S .
I
WITH E LL GRADEO
6 5-2• GRANULAR
a S-T SIMULTANEOUSLY WITH
ID 3•-2° THE POLLING O F T RENCH
12 X A SHEETING AND BRACING
15 3-6-
18 G-10;"
21 W-4- Sc= OUTER DIAMETER OF PIPE
24 4'_®" D = NOMINAL DIAMETER OF PIPE
27 4:_Il� W =MAXIMUM ALLOWABLE TRENCH
30 S'-3_, WIDTH AT TOP OF PIPE WHEN
33— v_O_• NO SHEETING IS USED
35 9,--41
42
-54 S-7,
2_ 10'-4"
?a &.•'r
84 11'-8"
96 TYPICAL TRENCH AND
102
too 13'7,F BEDDING DETAIL
Page 113
EXHIBIT NO.
ROADWAY OR
DRIVEWAY 4' WIDE
THERMOPLASTIC
4 PAVEMENT
MARKING
DITCH
i I ❑ DEPTH
� I
D+'I �4D
L
MINIMUM CULVERT LENGTH
o + ROADWAY OR
DRIVEWAY
MINIMUM COVER—IS'
OPEN GRADED BEDDING MATERIAL
EXTENDED TO 2' BELOW
FINISHED PAVEMENT
CA-5
SEE EXHIBIT NO-202
CULVERT CROSSING
[} BEDDING DETAIL
Page 114
EXHIBIT NO. 3STMD4RD PRAIRIE AND LID
------ "CRETEe OR APPROVED EQUAI!
4"Mft
�" MASTIC(BETWEEN FRAME AM
TOP RING OR CONE)
MAY- WIDT ELASTOMERIC BAND
1H EXTENOW ��AM BELOW
ADA)STING RINGS AND CLAMPED
ONTO MANHOLE FRAME AND
F
T'
N NN CONE
-OR APPROVED EQUAL
EAST STICK
STANDARD STE ECAST TE SEC
CONCRETIONS
NOTE
OTE
I A MAX.OF 6"ADJUSTMENENT
IS ALLOWED USING A NIAX.
OF 2 RINGS•
2.BASE SLAB SHALL INE
MONCILJTHICALLY PRECAST
M= WITH MANHOLE 00
5-0"[NA, CAT04BASK STRUCTURE,
4-D'DIA. 3.BEDDING MATERIAL SHALL BE
CONCRETE INCH SIZE NO 67 OR SAND,
SEWER 4,PIPE CONNECTION OPENINGS
SHALL BE PRECAST WITH
RESILIENT SISTER TIGHT PIPE
MANHOLE TO MANHOLE SLEEVES OR SEALS
BOTTOM
DETAIL 3.SEE EXHIBIT NO. 205 FOR
PVC DRAIN TILE FIEQUIREMENTS
FOR STORM MANHOLES IN
PAVEMENT
S CATCH BASIN BOTTOM DETAIL
MIN
KATERAIM.CHIMNEY SMS'CONTEX-OR AMPROVID
IWAL REGUNNO ON ALL SANITARY MANHOLE
AT TRAMS ANO ONLY Om STORM DOWNS GTNLKT.Mi
LOCATED I N N V1*1ENTAREAS. MANHOLE AND
CATCHBASIN DETAIL
Page 115
EXHIBIT NO. 204
3--6 BARS EACH WAY
STANDARD FRAME AND LID
*RE TE X-On APPROVED 9OUAL!
ELASTOWRIC BAND
BAND "Amp-- 14' MASTC
4'THICK RWG PRECAST WfTH TOP
a"MAX TMENT
USA RINGS MAX
EASY STtCK"COR :s—I517-7 CL AR --REPNFWC04G
APPROVED EOLWL
ISTANDOOD STEPS 16"QC,
STANDARD MANHOLE
OR CATcRBASm-,�
A
I EXTE RMAL CHIMNEY SEALS%RIFTWOR ALFPmOVffl)IKOUAL
PKGU6990 ON ALL SANITARY MANHOLE STRUCTURES AMR
ONLY ON groom SENTIN STRUCTURES LJACATIM,go
PAVENIff"T AREAS.
2 MUTT OM SECTIONS AM THE SAME AS DENOTED CM
MANHOLE ANN CATCH IIASIM KTAOL (EXHIBIT 00 202U.
S. SEE EXHI04T NO 205 PON "C ORMH TOLE
REQUIREMENTS FOR STORM OQUIlmOOLES to
PAVEMENT AREAS.
RESTRICTED HEADROOM
MANHOLE DETAIL
Page 116
EXHIBIT NO. 205
I r FILTER SOCK
30,-15,PVC 1: _
DRAM TILE CAPPED
MINIMUM WIDTH
ELASTOWIERIC BAND EXTENDING
4
j I i I MIN LOVAAER15
RIING
MANHOLE FRAM ANON
NE
L _J
SECTION -A
-CRETEM OR APPROVED STAWMRD FRAME AND GRATE
EQUAL' E LASTOW RIL BAND
F 'I B CLAMP
V'MAST 9ETY11EEN FRAM :i'
D OF RIr4GOR RISE ■ �Q. PRECAST RUBBER SLEEVE OR
SEAL COWIECTION
FILLETS' I
4"MIN MONOLITHIC BASE /-1�':'Y
MIN ," SIZE NO 67
DR SAND BEDDING
SECTION B-8
NOTES
1 4 MAX OF fi ADJUSTMENT S ALLOWED USING A MAX OF 2 PRECAST RINGS
2 INLET WILL BE BUILT WITH PRECAST CONCRETE RISER SECTIONS
3 BASE SLAB SHALL BE MONOLITHICALLY PRECAST WITH INLET STRUCTURE.
4 EXTERNAL CHIMNEY SEALS'CRETEX OR APPROVED EQUAL REQUIRED
ONLY ON STORM INLETS IN PAVEMENT AREAS-
5 EXTEND T O(2)-d'PVC DRAIN TILES FROM ALL INLETS IN PAVEMENT
AREAS. DRAIN TILES SHALL BE INSTALLED AT A MINIMUM ELEVATION
OF ONE F00T BELOW THE PAVEMENT BASE COURSE. CONNECTION TO
INLET TO BE MADE WITH RUBBER SLEEVE-
F-1-
IL j
Page 117
EXHIBIT .
I STANDARD' 'PICKWXE
J D�
� D ❑ 0
Q STORM ❑
SEWER d
iG D
.c�A% pJ
STORM SEWER
MANHOLE LID
Page 118
EXHIBIT
PIP.c� p yr!
�
1 t ...
G
T
SECTION A-A END V%W
• y1
* 5
9ARS h w 114
I I
a 1
t � r
PLAN
TABLE OF EWSXWS
Al-L IS- IA rb
m au. a svorra� ]-iov. •w.r n
�Ii eau- ,5
I
A i 'i' ]' ]'.' i•�
In
ftplft r
.]r
eMn 7�1. f v1q.ffi,Iet
NOTE rRATINGS AS APPROVED BY THE VILLAGE
ENGINEER SHALL BE PROVIDED ON ALL
PIPE OPENNGS
REINFORCED MEADWAL
FOR 150-36m PIPES
Page 119
EXHIBIT .
SECTION A-A • EtEVATI
•jli�\�/1 �iP?h �
r-
-� r �
w ba.c.ro oaw+rnn
rtiaa
a.._7 �• I
ps a�riva.ee ws v•e w eenr wa
a
as a F
NOTE GRATINGS A.S APPROVED BY THE VLLAGE
ENGINEER SHALL BE PRONDED AT All REINFORCED CONCRETE HEADWALL
PIPE OPENINGS
PIPES FOR 424-60o
Page 120
EXHIBIT NO. 209
w"09A if Wm=
JL
00mom now
Iwo a ampom
Am■mm"m
Ttff offm mm NMWUW-
am so-W gala Sma.L a=a
oErn�as a RMT At*%lumen OHM woosm Orr N:fmftwa VL
Was
NORMAL 11111 ME
=now
LEWL TH AMERICAN GREEN C350'
0 OR EQUAL
411 W.9ft 70 o0ow-00 w wet'am"&AM
*m
.& FW
0@7W aF■RMT OF 6%Tomm Imm
TYPICAL CROSS-SECTION
OF POND SHORE
Page 121
bD
-4'PVC SUMP PUMP DIOCNAMOIE
EXIATINO IT,on HOU EE
CIRCULAR SAWCUT AND
INSTALL AUSSER MOOT
41 AIR GAP
PINIONED QAAOM`-7
STORM Il1WMM
SUMP PUMP DISCHARGE
. 7iv A.'.
C5 241 MAN.7
z tr-
4-A.Pvc PIPE-
ELOPE 0.25►MIN,
0 FOUNDATION WALL
x MORMON SLOPE 0.25%
Ld &PAtN4 LINE OF PIPE
NOTE: WHEN SUMP PUMP DISCHARGE 08 TO BE COMNECTKD TO STORM DRAINAGE
STRUCTURE,INVERT OF 4'PVC POPE TO MATCH INVENT Of STRUCTURE.
amp PUMP
CONNECTION DETAIL
EXHIBIT 1
SAME AS MANHOLE
d A s»'EASY STICKORAPPROVED EOUAL
' --BRICK RAM SET IN MORTAR
s
i
Vr
RECAST MONOLITNiC DROP
' COMI NG SEWERR B�RNN,12'�
CONCRETE FILL
SEWER MAIN , &'
} f4. OF DROP SEWER AT SAME
_ ELEY AS SPRING LINE OF
MAIN SEWER
MONOLITHIC CONCRETE BASE 4" SANG ING
MANHOLE DROP
Page 123
EXHIBIT . 302
— 2'CONCEALED`OR 'CLOSED'
PrC7 OL.ES
Q SANITARY
A A
Q SEWER
�� ❑ El D D w
�Lo
REQURED GROOVE
AND GASKET
CLOSED
SECT A-A
SANITARY
MANHOLE LID
Page 124
EXHEXHIBIT NO. 303
1/8 BEND
LHOUSE SERVICE AT 1% GRADE
-'�-WYE BRANCH IN SEWER MAIN
SEAL END WITH EXPANSION PLUG
MINIMUM BEDDING
AI
HOUSE SERVICE AT 1% GRADE
6" WYE MINIMUM BEDDING
SEWER MAIN RISER PIPE CUT INTO BANK
HOUSE SEWER SERVICE
6" COMPACTED BEDDING AND SERVICE RISER
Page 125
EXHIBIT NQ 401
To T2, 4
HOSE NOZZLE V 1/2 DIA.
0
-ETTnrAjG To
READ I BREAKAWAY FLANGE
Uj
MUELLER H 10360,664.S
THRUST
BLOCK
BLOCK
STONE
8"x d'A 16" Cow-
BLOCK
NOTE: HYDRANT DRAIN HOLE SHALL BE FREE OF CONCRETE.
FIRE HYDRANT
Page 126
EXHIBIT NO. 402
EMBOSSED 'WATER' ON LID I I
GRAi]E SIDEWALK
i
I
SERVICE DOX
i
MINNEAPOLIS PATTERN
muELLER1410300 n
D I
bMCT �
l�[ECT
ISEAL CUI N
TAP SERVICE STOP H-;5134
PIPING COPPFjt TIfW LLER)
TYPE IS (I MIN)
CONCRETE OWK
CORPORATKM STOP COUPLING SUPPORT
MUELLER H-15 000
TYPICAL SERVICE TAP
AND CONNECTION
Page 127
EXHIBIT
AAMMIWAI
Lc
' a
a .a
ied� � � •
f
v i
v
I ALL BLOCKING SHALL BE CONSTRUCTED WITH POURED
CL, X CONCRETE AGAINST UNDISTURBED VERTICAL
EARTH FACE WITH A MINIMUM WIDTH OF 12 INCHES F
2 THRUST BLOCKS TO BE USED AT ALL BENDS I I i/4 OR ^y'
GREATER
3 MECHANICAL JOINT RETAINER GLANDS MAY BE USED
AS AN ALTERNATIVE TO CONCRETE THRUST BLOCK
INSTALLATION WHEN APPROVED BY THE VILLAGE
ENGINEER
THRUST BLOCK DETAILS
Page 128
EXHIBIT NO.404
STANDARD FRAME AND LJO
CONCRETE ADJUSTMENT
RINGS AS REQUIRED
(6- 2 RINGS 3/4'MASTIC
PRECAST REINFORCED 2!�O'
CONCRETE RISERS
CONCRETE
T
CRETE
GS AS
MAX.,AX"
REINFORCED
E RISE
2
0 A
R
DJUSTME
EQU'RED
RINGS MAX.)MA
RCED
S
ADJUSTMENT
T
'L "'L'FRAME A14U L10
5 jR ?'-0
STA�NDARD STEPS
16'ON CENTER >
EA-Sy s-ricK'OR 4�E�XA�(FOR 6"a
APPROVED EOUtit, Ir ALYE
6� 5 Da (FOR VALVES 6
THAN
in
Tw-
PRECAST REINFORCED CONCRETE \-BRICK OR CONCRETE
BASE SLAB ON A SAND CUSHION BLOCK SUPPORTS
(4' MINIMUM)
PRECAST SECTIONS SHALL CONFORM WITH ASTM C478
aPP ROVED 94UAL SEAMED ONLY"
VALVE VAULTI OR PAVRMgNT AM•*. VALVE- VAULT
Page 129
EXHIBIT
5TANDARD FRAME AND L®
31IC MASTM
PftCA7T T
Amw 9a" K.t
1
ROM MAXI
°'• PWC.AIT MOLT
57E 06' ON(ELATE
1
z 'EASY sT rGll"011
APPROVED FORM
0
it
/
I
NAMES i •• -~- __
1
ilOVT
rRE CAf1' COMCCRET11
SAM cLemm
CENTERED UNDER WUYE AND
EXISTING WATER MAIN
PRECAST CONCRETE SECTION SMALL
CONFORM TO ASTM C478 WITH RUBBER
RING JOINTS CONFORMING TO 0443
AHQTE'
EXTERNAL CHI PREY AL$'CRETRX^QR
ARRRQVER EQUAL R£QUIR®QRLY FOR
VALVE YAUTXIA wVEYERTAREA9. VALVE AND VALVE VAULT DETAIL
FOR PRESSURE CONNECTIONS
Page 130
EXHIBIT NO. 406
2 •CONCEALED®OR'CLOSED'
PfC*4OLES
AGS
El 0
WATER A A
0 El
ko
—JOPTIONAL GROOVE
ASKE
AND G i T
CLOSED P�CKHOLE
SECTION A-A
VALVE VAULT,LID
Page 131
EXHIBIT NO. 407
STORM SEWER OR
SANITARY SEWER
WATERTIGHT SEAL AT
ENDS OF CARRIER PIPE
[,��C . Lw
QUAL
DUCTILE WAR
WATER MAIN
CARRIER PIPE
CARRIER PIPE
Page 132
EXHIBIT . 501
18"
too
Its 3� '4"
i
Sloe 3!4 per f Rx3 w slope 4,perft. it. - ~
2-44 Cont. Y Dowel Bars of 2- 4 Cost. t dowel tars of
Eaponsion Joists txpoftelom Joists
TYPE I TYPE 2
3' MOUNTABLE CURB 6' MOUNTABLE CURB
Is' 19*
11w 1 TO 11� �Ir ■'
` •
Slope Ill1c per t1. Slope 3i4 per _
' . S
2- 4 Coat. t Vows$ Bore of 4 Cast, it Dowel ■srs of
Expenolos Joists Eapossf Joists
TYPE 3 ck TYPE
DEPRESSED CURB BARRIER CURB
CURB AND GUTTER
Page 133
EXHIBIT NO. 501 -B
-Im
7*
1-04
CONT.
CONT. i
r
LDowel Bare at Dowel liars at
Expansion Joists Expameloo Joists
TYPE 4a TYPE 4
DEPRESSED CURB BARRIER TURD
GENERAL NOTES
I'm Pavienoat Thickness
ex is Sokooth Dowel Bar Provide control Islets at 16 feet 0.411,
sold expansion Islots of 60feetai
Lubricate Bar sad at the lamiloot pews at as Forill.
To Prevent
Concrete Bond itieleforolne bars shot so run im aso
expenslos joint.Lop bum It lashes
C; ■ File 3 ■ at so spiless.
Where Corb sell $sliler are adjacent
to P.C.Concrete pavement ar base
course,lit bare shelf he provided In
4 V0r--\ seeordases with 1111sois Deli of
1/4 TMri Storiderds 230 ard 2.323,
-1—'Nt . .Ir.dinjj filler
CASTM 0-994) Expansion Cap
TYPICAL
EXPANSION JOINT DETAIL
CURB AND GUTTER
Page 134
EXHIBIT NO. 502
simori,wid
Conxarion jovy,---�- I
LM
PLAN vew
lw
R*nWOM E4sbw roft 11
C*nVfttod jAW" CAR
%
5'SURAGA
PROMS VIEW
NOTES,
I AT ALL TRENCH CROSSINGS,3-Vx3,M'REVIFORCING BARS SHALL BE PLACED,
EGUALLY SPACED AND CENTERED OVERT TRENCH.
2.00 TE THICKNESS SHALL BE 6'AT ALL DRIVEWAYS AM TRENCH CROSSINGS
3 3/4'EXPANSION"IS SHALL BE CONSTRUCTED AT A MAXIMUM SPACING OF 50:
4.SURFACE AT runs PER 4 STANDM 424004-01
SIDEWALK DETAIL
Page 135
EXHIBIT NO. 503
I e 4"-sy. 6."SAMIMI
."Me I——d"...p
27'IS,dev—.1.,—I e,*tr_fte
C Qddhoft
Convened,".Aegreple
eon: Rn
)MM.
w.t.&N-Ai's
I12,Emdolo,Material
DRIVEWAY APRON DETAIL
MApron widening removal and replacement area
acres:
1.Co,mmlon Atnt depla Mat MI 1-1!#®eveaveh. Scale In Feet
2,C then In 11 Ovens Me on Who Made ArrvdMalay Mte,ov with
-Md.Wood,th-IS!
3,minknum aeon wide,Is 19'at the sidedolk.
Page 136
EXHIBIT NO. 504
REQUIRED CLEAR SPACE
BIKEPATH
NOTES I LONG TUB NAL SLOPES SMALL NOT EXCEED 5%.
2 SEE EXHIBIT 502 FOR STRUCTURAL DETAILS FOR
PCC.CONCRETE BIKE PAT HS.
3 BITUMINOUS CONCRETE BKEPATHS SHALL CONSIST
OF 4'OF CLASS I ASPHALTIC SURFACE COURSE
PLACED ON PROPERLY PROPERLY PREPARED SUBGRADE.
BIKEPATH DETAIL
Page 137
EXHIBIT NQ 601
Al
SECTIONW-N TOP V"
a Some.13r Square Top K
41--o-Lwv.7 GmuGm Car". Archer
r—mRd Bell
B—d A
R
'JA
—Gurb ow Gutter A caov"
RR-15 wor,
e'� 6-TKI"ded End,
L=
G1=1 lrhw� tp
Each So�Purnam-nd With 2 Hex MAR 3 Ad(Stioral
a Fiel Ahmhws�Are Smaeamy At Top coud
co'"N
Pq-blr Dw-ow POLE F"DATm
adl 1:mo
p ,2z ",
381ID'er"
T-
PME SAW
ow,fdr,micere")
VALMONT POLE No.
DS220-788-H410-6S-WS
LIGHT POLE
TYPE D
Page 138
EXHIBIT NO. 6
1/4 TURN FASTENERS
a f- A- - -
ND CLIPS FOR REZVO
AND INSTALLATION OF
GLASS
?3Z SWIPED TEMP.
GLASS--7
I
i—SILICONE GASKET'
BETWEEN DOOR
CAST ALLINIVUM AND LENS.
FITTER
SILICONE GASKET
BETWEEN DOOR
FRAME a HOUSING
ELEC.
C>eSCONNECr CAPACITOR 250 W HPSL
WrsraRrER +
BAL-LAST
INSIDE VIEW OF
REMOVABLE ALLST
COMPARTMENT COVER
ALL WELDED CORNERS BOTTOM VIEW OF CABINET
GROUND SMOOTH SHOWN WITH DOOR OPEN
HEAT RESISTANT
POLYSULFANE REFLECTORS HIT PHOTO CONTROL RECEPTACLE
°313 BRONZE FINISH
QUALITY LIGHTING
NO. SD-1-1322
CROUSE HINDS
RCL-29-SCNO2-OA1090-4
STYLE 4
LUMINAIRE
Page 139
EXHIBIT NO, 603
&AACKET
SFVW-40
FkiU Groms
5�g Dan
SPECIFICATIONS
conarecon.inc. pcft mm" P* am
Two smo coulovA aw, Ty" HOW HMIW* 0.a DOOM_
MWIRWMO-A"
§UTT aft Wit2LPF - A 24V ZS ff ir W
MEO-as
BUTT aft il 112 LPF 8 29'ir aw cr a5, 1.
T�AM
2'a'-a• 4vpbomm
HW.khM 6 C C540DID
?C,00W RocMay
Oor,
sr
o
Cot*Ennw
BFLOCXET SLP-OVER
PWCAST BUTT BASE
N.i LIGHT POLE
TYPES ABB
Page 140
EXHIBIT NO. 604
O'DIAM SPECIFICATIONS
U*" vllim Me"I Al w
r falq�_ Domew Mghp
&oi 9CO-02 "/6, 12'
q�tlmV+lMa 3 ®
NOTES-
90 1-ur,1"fftd.ft—mhad 1-30
SIA&- E
POL
F ftwod
"Orowds
cam
PRECAST BUTT BASE
F�Wwd Gri"
LIGHT POLE
TYPE C
Page 141
EXHIBIT NO. 605
' .T FAs-rvimts
y3e owl", 06"
L 'I L
rw
d�ft�w4
Cod Ak�
capmw CO 1KylP5 Lang i a L&Ar
lrn romw
ALL WELDED CORNERS
GROUND 5MD0TM
HYDROFORMED ALUMINLM WTTUM=oFoM
SHOWN D
FtEFLEcroR-spEcLLAR
*M DUROMMIC MOWE FINISH
QUALITY LIGHTING
NO. SID-1-1329-VANDAL SHIELD
CROUSE HNDS
RCL-10-5 PN3D-GA1090-4-6
STYLE I
LUMINAIRE
Page 142
EXHIBIT NO. 606
14 rtm"Amom"
S-o""-womd emu
twi~
II
SAC—
d—f�d
ecjl.d 6. PKV
C.M AkmnrWb � � ! P SK
+
Va._z I
ALL WELDED CcM*N6;IS
GROUND swoyf-t BOTTOM
j g=v 14 am
DIFUSE ■LtA:WUIA SHOWN v
WFL.ECM07
313 DURON01AC MONZE FINISH L"a
QUALITY LIGHTING
SD-1-128-VA L SHIELD STYLE 2
GROUSE HINDS LUMINAIK
RCL-10-SPN3D-OA1090-4-6
Page 143
EXHMIT NO. 607
1`110TV CONTROL RECEPTACLE
SOCXET
FABRICATED ALUWWLM
TOP REFLECTOR SPECULAR ALZAC
i.ExAm LENS
OW PECE W-ECLX-AR FVD�LZCTIOR
>LENS CLIPS
L m:
rir
II &NAAST
STARTING UNFT
it II
CA)%CI MR
GRLtEID AUJIMINIM LOUVRE
ij Ii
QUALITY LIGHTING
No. SD-1-1334
with photo control STYLE 3
LUMINAIRE
Page 144
EXHIBIT
Z01TYR) EtaC. J
TRENCH ILL
PAVEMENT CROSSINGS
24' MIN.
COMPACTED
G ILL
6"
'-T
■
®GALVANIZED (1)-* GROUND
RIGID L CONDUIT (2)-m CONDUCTOR
COPPER;USEALP
OR HEAVY L �� APPROVED:FOR
SCHEDULE 40 DIRECT I L
NOTE FOR LIGHT POLES DIRECTLY CONNECTED
TO COMMONWEALTH EDISON FACILITIES
*6 BARE GRQUNp SHALL OE CONNECT&
TO A 3145(10-O LONG COPPER GROUND
ROO LOCATED WITH IN 3 FEET OF THE
POLE.
CABLE
IT DETAIL
Section 3. This Ordinance shall be in full force and effect from and after its passage,
approval and publication.
AYES: 6—Berman,Trilling,Stein,Otte:nheimer. Weidenfeld..lahnson
NAYS: 0-None
Page 145