Title_16___DEVELOPMENTBuffalo Grove, Illinois, Code of Ordinances
Title 16 DEVELOPMENT
Buffalo Grove, Illinois, Code of Ordinances Created: 2021-12-01 13:00:38 [EST]
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Title 16
DEVELOPMENT1
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."
(Ord. No. 2016-016, § 2, 3-21-2016)
16.10.020 Purpose.
The purpose of this Title is to regulate the development of land and provide standards and specifications for
improvements thereto, and is hereby made a part of the Official Plan of the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.10.030 Geographic jurisdiction.
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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.
B. 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
1Editor's note(s)—Ord. No. 2016-016, § 2, adopted March 21, 2016, amended tit. 16 in its entirety to read as herein
set out. Former tit. 16, §§ 16.10.010—16.10.080, 16.20.010—16.20.130, 16.30.010—16.30.140, 16.40.010—
16.40.080, 16.50.010—16.50.160, 16.60.010—16.60.060, pertained to similar subject matter, and derived
from Ord. No. 2004-94, §§ 1—4, adopted 2004; Ord. No. 2009-19, § 3, adopted 4-6-2009; Ord. No. 2011-53,
§§ 1, 2, adopted 12-5-2011; Ord. No. 2013-26, §§ 1, 2, adopted 5-6-2013; Ord. No. 2013-67, § 15, adopted
10-7-2013; Ord. No. 2014-43, §§ 14—18, adopted 6-16-2014; Ord. No. 2015-27, § 1, adopted 5-18-2015.
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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 of the 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 to the 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 until 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 to the Corporate Authorities and administrative bodies referred
to in this Title.
(Ord. No. 2016-016, § 2, 3-21-2016)
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, would cause unnec essary hardship because of
topographical or other conditions peculiar to the site, and that such variance may be made without
destroying the intent of this 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 of this Title in the public interest and to protect
adjacent property and property values.
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 for the
development. The variation applicant shall provide notice of the hearing pursuant to Section 17.64.030.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.10.060 Enforcement.
It shall 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 conformity with this Title as are necessary to en force this Title. The
Village shall take appropriate action to assure compliance with this Title.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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 of two 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 to the 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 s ix
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.
"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 which sets forth its major policies
concerning desirable future physical development.
"Concept plan" means any and all information as described in Section 16.20.020A. 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 C orporate
Authorities of the Village or other public highway agency.
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"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.
"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 meas ured 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.
"GIS" 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.
"IDOT" 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.
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"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 of the 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 of two 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.
"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 of the 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 "bikepath" 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 or employee 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 further 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.
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"Preliminary plan" means the map or drawing described in Section 16.20.030.
"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 borne 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 borne 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 term denoting land, property, 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 to the State of Illinois or any other species as determined b y 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 t he 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 of this
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.
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.
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"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
information 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 for the management of the municipal urban forest which
includes the review and approval of tree preservation plans, tree surveys, s ite inspection, landscape plan review
and subdivision planting. This individual shall be trained in urban forestry, arboriculture, horticulture, landscape
architecture or closely related fields. (;hn0; Ord. No. 2016 -016, § 2, 3-21-2016)
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 editi on.
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 by the 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 Other Plants," published by the International Society of
Arborculture, latest edition.
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 1" 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.
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O. "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 Profess ional Engineers, latest edition.
S. "Ten States Standards," published by Great Lakes - Upper Mississippi River Board, latest edition.
(Ord. No. 2016-016, § 2, 3-21-2016)
Chapter 16.20 SUBDIVISION PLAT AND DEVELOPMENT PLAN APPLICATION
PROCEDURE
16.20.010 Pre-application procedure.
A. Staff Pre-application Conference. Prior to the 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 afford the owner, develop er, and their
consultants an opportunity for the advice and assistance of the Village concerning the procedures,
standards, specifications, and other documentation required by this Title for the preparation of a
preliminary plan and plat for the proposed d evelopment 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 fifteen days prior to the da te 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 to the Village Manager or his/her designated representative not
less than ten days prior to the date of the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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 plan 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 to the 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 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 information 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 plan 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 is set forth in Chapter 1.16 of this Code. The concept plan filing fee
and initial escrow deposit for recoverable costs shall be tendered to the 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 worksh op 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.
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F. The Planning & Zoning Commission may conduct a workshop meeting on the concept plan. The developer
shall submit a Tree Survey and Preservation Plan along with the concept plan. If any rev isions are required by
the Planning & Zoning Commission or Village Staff, the developer shall revise the concept plan accordingly.
The Planning & Zoning Commission will determine 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 by the Planning & Zoning Commission will be scheduled once the above requirements in this
Section are met following the developer's submittal of all necessary information for the 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 hard 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 as set forth in Chapter
1.16 of this Code. 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 of the Village of Buffalo Grove. There shall be no refund of the public hearing or Engineering
Review fees.
I. 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 to the Village Board for reconsideration of referral to the Planning & Zoning Commission.
J. Notice of the 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.
L. If a preliminary plan has been previously approved for a property, the Village Manager shall have the
authority to review and approve improvements administratively, or submit to the Village Board for approval
as a minor change.
(Ord. No. 2016-016, § 2, 3-21-2016; Ord. No. 2016-057, § 2, 11-7-2016)
16.20.030 Preliminary plan requirements.
A. Content of Preliminary Plan. The preliminary plan may be drafted on separate sheets to clearly del ineate
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 develop ment 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.
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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 he avy 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; t he percentage of the site area
allocated for open space, stormwater 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 othe r public ways, railroad and
utility rights-of-way, parks and other open spaces, permanent buildings and structures, houses or
permanent easements, section lines, and corporate limit lines within one hundred fifty 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 fifty 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 of the 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 Wetland 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.
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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.
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 an d 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 by the 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 prelim inary
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.20.040 Preliminary plan approval procedure.
Approval of the preliminary plan shall be governed by the following procedures and requirements:
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A. The Planning & Zoning Commission shall recommend to the 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 item 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 for the development of land which 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 to the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.20.045 Time requirements.
A. The preliminary plan approval shall be effective for a 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 to the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 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 of this Title.
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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, which together shall constitute the development plan:
1. Construction plans 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 confirmed each relative elevation, general
notes and title block with preparation and revision dates noted.
2. Detailed grading drawings indicating the elevation of the top of all building foundations and ground
floor elevations, lot corners, 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 corner and at all changes in grading. Base flood
elevations of the 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, pedestrianways, 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
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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 normal
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 fifty feet horizontally and one inch
equals five feet vertically. Drawings indicating the method of erosion and sedimentation control to be
used during construction of the 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 qua ntity 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 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 permitted
without the written permission of the Corporate Authorities. Minor changes may be allowed during
construction of the required improvements only by a written change order which is requested by the
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 hard 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 for the 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 of the plat in accordance
with Section 16.20.100, approve or reject the development plan.
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(Ord. No. 2016-016, § 2, 3-21-2016)
16.20.080 Plat filing procedure.
A. The developer of land shall make applications for plat approval to the Village Engineer, together with the plat
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 of the Village, the following fees:
1. An engineering review and inspection fee in the amount as set forth Chapter 1.16 of this Code.
2. All other fees and deposits required pursuant to Village ordinances.
(Ord. No. 2016-016, § 2, 3-21-2016; Ord. No. 2016-057, § 2, 11-7-2016)
16.20.090 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.
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 easements, 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.
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14. The location of all permanent monuments, constructed substantially as shown in Exhibit No. 101,
which shall be placed at all corners, 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 perma nent monuments shall be located at
remote locations on corners of each area which will be individually platted so as to provide a minimum
of two permanent monuments on corners of each platted area. All lot corners and points where curve
radii change which are not marked by permanent monuments shall be marked by iron pipes at least
twenty-four inches in length and not less than one half inch in diameter and one eighth inch thick. The
top 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 of the 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:
a. Approvals and certifications by the 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 by the 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 form
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:
1. A study or studies which 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 attorn ey, to the 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 for the collection and diversion of these surface waters
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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 con centration 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 s pecifications 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.
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, prepa red 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 of the 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 of the
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.20.100 Plat approval procedure.
A. The Corporate Authorities shall take action concerning the approval of the 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 to the Corpora te
Authorities. Neither the Planning & Zoning Commission's nor 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 to the 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 plat 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 plat within two months, the plat shall automatically and without further
notice or action become null and void.
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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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 by the Planning & Zoning Commission, as follows:
1. A determination by the 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 common owner or if held by two owners, each owner of the 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 set forth in Chapter 1.16 of this Code.
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
the amount as set forth in Chapter 1.16 of this Code.
(Ord. No. 2016-016, § 2, 3-21-2016; Ord. No. 2016-057, § 2, 11-7-2016)
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.20.130 Agreements and development guarantees.
In conjunction with the development plan submittal, the developer shall submit the following to the Village:
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A. Development Improvement Agreement. A development improvement agreement, prepared on a form
developed by the Village for that purpose, executed by the owner and the developer.
B. Development Improvement Guarantee.
1. A statement shall be submitted to the 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 and/or installation of all such
improvements, an amount equal to ten percent of such costs shall be added 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 s ecurity 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, both 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 to the requirements stated herein.
5. 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 to the 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 work 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 financial institution
so long as project improvements are incomplete and u ntil the Village authorizes the release of all
remaining funds. Such authorization will occur 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 of the guarantee
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account. The developer shall then submit evidence to the Village that said guarantee account has
been renewed in an amount acceptable to the Village.
7. In the event the developer does not complete or provide improvements in accordance with the
approved 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
then 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 fifteen percent of the original financial
security for construction, to the 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 for a period of one year after initial acceptance of th e
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
Chapter 16.30 DEVELOPMENT REQUIREMENTS AND STANDARDS
16.30.010 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.020 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 of the Village, and make a cash contribution to provide
adequate library facilities. The developer shall conform to the requirements of Title 19 as amended. The lo cation 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 marked on the plat prior to approval of the plat.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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 which shall include,
but not be limited to, the following:
A. Stormwater 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 stormwater 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 along 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 bikepaths.
I. 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 of the storm sewer system. The grading of lots 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.
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O. 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 Engineer shall reserve the right to alter, delete or add to these requirements as he/she sees fit.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.040 Design computations.
A. The engineer shall submit copies of design computations for required improvements which shall include, but
not necessarily be limited to, the following:
1. Stormwater 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 determinations.
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.050 Streets—General design criteria.
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 for the subdivision shall prohibit the installation of driveways along the property line of the
lot which forms the line of the major or collector street.
C. Cul-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.
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D. Half-streets shall be permitted only where essential for reasonable development in conformity with the
other requirements of this Title, and where the Corpora te 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 of through and local traffic. If a frontage road is required, then screening, landscaping, or
both shall be required in a strip of land 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 or entrances 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.
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 width 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.
I. 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.
It must be evidenced that all street intersections and confluences encourage safe traffic flow.L.
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(Ord. No. 2016-016, § 2, 3-21-2016)
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 water 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 further width required for construction and maintenance, as will be adequate for the purpose and approved
by the Village Engineer. Easements containing pedestrianways, bikepaths, or rights -of-way for this purpose must
be a minimum of twenty feet in width.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.070 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 path 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 destinations may be recommended by the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 upon 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 which the lot is located. The lot sh all 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.
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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 of twenty feet at the
street corner. On business lots, a chord may be substituted for the circular arc with the approval o f 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.110 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 jurisdic tion of this Title, shall
conform 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.30.120 Resubdivision.
In case of resubdivision or areas to be resubdivided where required improvements are already installed
which meet the provisions of this Title, no duplication of such improvements shall be required; provided, however,
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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 s uch 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 width up to the minimum
standards of this Title including the relocation of any water, storm 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 permits. The minimum number of off -street spaces shall be in
accordance with the requirements of the Zoning Ordinance of the Village.
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 by the 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 to the major street shall be subject to the approval of the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 developer shall 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.
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E. The proposed benchmark shall be in accordance with the Village's digital data standards, and shall be
inscribed with the number and elevation. Datum 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 corners, 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 by the Corporate Authorities.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 prior to proceeding.
C. All requirements of other governmental agencies, including the federal government relative to safety shall be
complied with.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 sp ecified
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 for the purpose of completing improvements or conforming to the provisions
of this Title.
B. Protection, Maintenance and Repair of Existing Improvements.
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1. The developer, his/her contractors, and their suppliers shall be jointly and severally respon sible to
insure that existing improvements and the property of the Village are not damaged or rendered less
useful 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.
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
which 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. Work 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.
2. 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 stormwater 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.40.030 Inspection of improvements.
A. All required improvements, public and private, shall be subject to inspection by representatives of the Village
during their construction for compliance with the provisions of this Title and the development plan. The
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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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.40.040 Material testing and evaluations.
A. All material incorporated into any required improvements of this Title shall be subject to testing and
evaluation in accordance with the provisions of this Title.
B. All costs associated with material testing and evaluation shall be borne 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 Standa rd
Specifications for Water and Sewer Construction in Illinois.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.40.050 Initial acceptance of improvements.
A. Between the time of substantial completion and completion of the construction of the required
improvement, the Village shall inventory deficiencies in the required improvements which 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 to the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 by the engineer. Special consideration should be shown to areas of utility
deviations in elevation and alignment, 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 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. The approved development plan shall be used for the b ase of the record drawings and shall be accompanied
by an overall utility plan at a scale of one inch equals one hundred feet.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.40.080 Maintenance guarantee.
The guarantee supplied to the Village by the developer or owner pursuant to Section 16.20.130 shall be held
by the Village for a period of twelve months after initial acceptance of such improvements.
(Ord. No. 2016-016, § 2, 3-21-2016)
Chapter 16.50 GENERAL DEVELOPMENT DESIGN STANDARDS AND
SPECIFICATIONS
16.50.010 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 work shall be completed based on the
interpretation of the Village Engineer. :
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1. 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.
The Village Engineer reserves the right to interpret and approve changes to this hierarchy as he/she sees fit
at any time it may present an interpreted conflict with this Title.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.50.020 Soil erosion and sedimentation control.
A. All developments, whether private or public, shall include a planned program for the posi tive 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 erosio n and
sedimentation control requirements in Chapter 15.24 of the Buffalo Grove Municipal Code.
(Ord. No. 2016-016, § 2, 3-21-2016)
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.
Storm 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 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.
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.
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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 to the 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.
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.50.050 Sanitary sewer system.
A. General.
1. 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.
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 referen ced, 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 developmen t
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 to the Village.
C. System Extension. The location of proposed extensions to the 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.
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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 to the power system as a method
of providing standby power in cases where such an alternate would provide an equal degree of
reliability and would provide an economy to the Village over the useful life of the alternate
standby power system.
e. SCADA 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 to the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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. As a
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
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Construction in Illinois", "10 States Standards", unless otherwise modified in this section or as
approved by Village Engineer.
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 of this 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.
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.
2. 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 corner of all construction on the site that could
burn 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 l ong. 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 directio n 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 to the water system through a separate fire
service line constructed in accordance with the requirements in this Title.
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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 runoff of stormwater, 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.
1. Pavement design shall relate to the street classification as set forth in the Comprehensive Plan, latest
edition, or as determined by the 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
Street Classification Min. Right-of-Way
Width
Width (Face of Curb to
Face of Curb)
Minimum Grade Maximum Grade
Major* 105 Ft. Per IDOT design
criteria
1.0% 3.0%
Collector 80 Ft. 36 Ft. 1.0% 3.0%
Local (Residential)** 60 Ft. 24 Ft. 1.0% 5.0%
Private - 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 two roadways at twenty -eight feet with a
thirteen feet grassed median strip.
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**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 PAVEMENT CROSS SECTIONS BASED ON STREET CLASSIFICATION
Street Classification Aggregate Base Course Asphalt Binder Asphalt Surface
Major* Per BDE Per BDE Per BDE
Collector Per BDE Per BDE Per BDE
Local (Residential) 9" 2.5" 2"
Industrial/Business 12" 5" 2"
Private Design engineer shall determine the appropriate
pavement 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.
1. 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 subgrade elevation with CA-1. Underdrain will be extended to
base of undercut were required by Village Engineer.
G. Hot-Mix Asphalt Binder & Surface Courses
1. This mix type is commonly known as "MURPHY MIX".
The Hot Mix Asphalt mix design, production, and construction (materials, machinery, and methods) s hall
conform to the specific requirements of the standard specifications for Road and Bridge Construction adopted by
the Illinois Department of Transportation and Special Provisions for Hot Mix Asphalt mixtures and as modified
hereinafter.
Surface: N-50 Hot 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 on the #8 sieve and still meet IDOT volumetric requirements.
Binder: N-50 Hot-Mix Asphalt 19.0-mm Binder Course Mix 'B'. 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
Item AC Type Overlay AC Type Full Depth Air Voids
Hot-Mix Asphalt Surface
Course, Mix "C/D", N50
PG 58-22/58-28* PG 58-28/46-34* 3.5% @ 50 GYR
Leveling Binder (Machine
Method), N50
PG 58-22/58-28* PG 58-28/46-34* 3.5% @ 50 GYR
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Hot-Mix/Asphalt Binder
Course, IL-19, N50
PG 58-22/58-28* PG 58-28/46-34*
PG 58-28 when below 4"
in depth
3.5% @ 50 GYR
a. All production shall trend about three and one-half percent Air 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 AJMF submitted and during production shall meet remaining IDOT volumetric requirements.
e. When Asphalt Binder Replacement (ABR) exceeds fifteen percent, the new asphalt binder in the
mix shall be changed as noted above. No more than thirty percent ABR and no more than two
percent Reclaimed Asphalt Shingles (RAS) shall be allowed in the asphalt.
2. Hot 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.
e. Roll (compact) the confined and curb line longitudinal joint by overlapping by six inches from the
hot to cold side of mat and/or curbing.
f. Paving of the full 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 three inches 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 one-fourth-inch above the
flag of gutter.
h. Temporary ramps, regardless of material, shall be removed prior to placement of the 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 IDOT 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 one and one-
half pounds per cubic yard of concrete at the ready mix plant, not at the job site.
3. Unless otherwise directed by the Village Engineer B4.12 curb will be placed on all streets. Curbs shall
be depressed at all driveways with a taper of two feet from full curb head to depressed curb. Saw
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cutting of the curb head will not be permitted. Curbs included in IDOT Highway Standard can be
applied as permitted by the Village Engineer.
4. All type 11 structures will have the curb box placed at a height of six inches, a taper of five feet will be
used to match curb specified.
5. Matching to any existing curb type shall be done over a five feet taper length.
6. All curb shall be constructed on a minimum four-inch mat of CA-7 (crushed) or CA-11 (crushed).
Subgrade shall be prepared in accordance with SSB&RC and stone shall be compacted to the same
requirements. Subgrade mat shall extend one foot behind the back of curb. This item shall meet the
requirements of Class B CA-11 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 ninety percent modified proctor
density as required by ASTM D1557 or AASHTO T-180.
I. Subsurface drainage. At each curb drainage structure two-inch to four-inch 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 fifty feet in either directi on either
under the curb or within six inches of the back of curb. When drainage structures are not under the curb a
minimum two-inch to four-inch subsurface drain at ten feet 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 by the 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 associati on 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 f ive 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 of thickened 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
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Engineer or his/her representative. Concrete sidewalks shall be constructed along 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, and shall have pavement markings included.
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. Both types, Quick 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 b etween the sidewalk
and the street. The service walk, by definition, shall be that 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 of three 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 permitted 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 twen ty-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 which 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 to the 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 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
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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.
f. Control joints shall be constructed so as to divide the driveway apron into sections which are
approximately square, and having no side longer than fifteen feet. The con trol 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 of three
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 thirty-six-hundredths 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 the applicant 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 of the sidewalk up to the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.50.090 Bikepaths.
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 ten 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.
D. All bikepath construction and design shall conform to SSR&BC or other referenced design standards in this
Title.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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, which 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 1" 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 E ngineer.
Light poles along major streets shall be Funk-Linko tapered Cor-Ten steel square upright with six ft. long Cor-
Ten steel davit(s). The Village utilizes three different Cor-Ten pole upright heights: Thirty-five ft. with single davit,
forty ft. with twin davits, and thirty-four ft. six inch with twin davits.
Luminaires along major streets shall be American Electric Lighting, Autobahn Series ATB2, LED (various drive
current and wattages).
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 of three hundred sixty feet or as current design
criteria allows for proper illumination of the roadway.
b. Unless otherwise directed by the Village Engineer or design criteria, the direction of the support
arm shall bisect the angle formed by the intersection of the centerlines of the intersecting streets
at a four legged intersection. At "T" intersections, a pole shall 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 along the centerline extended.
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c. Poles shall be set with a minimum of two feet clear between the back 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-8ft. 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 Arm).
3. Any poles also permitted for major streets as permitted by the Village Engineer.
3. Luminaires and Lamps.
a. Luminaries and lamps are to be matched to the proximal existing system to match Leotek Light -
On group, ECobra-head, EC1-6-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.
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 1" published by the Illinois Department of Transportation,
latest edition.
e. "Highway Standards," published by the 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 by the Illinois Department of
Transportation, latest edition.
The Village Engineer reserves the right to interpret and approve changes to this 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:
1. 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 following specifications are to prevent unnecess ary 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 to the 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.
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
done 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 wall 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.
8. When cutting is require root pruning shall be performed 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. Where many roots have to be removed, prune branches out of the top of the tree to restore a proper
top 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 to this Title.
C. Protection of Existing Trees.
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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 which 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 of
the 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.
2. 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 for
the 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 of the 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 "SSR & BC," latest edition, shall be followed.
5. Not withstanding subsection C1 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 for a period of three years. A replacement plan shall be submitted
to the Village Forester for review and approval prior to granting t he 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.
The funds collected shall be allocated to the Village Tree Replacement Program and used solely for the
purpose of purchasing and planting new and replacement trees within the Village of Buffalo Grove.
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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 v iability 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 four 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 "SSR & 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" Puccinellia Distans, and ten
percent Pennfine Perennial Ryegrass, 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 discing, 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 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;
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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, fruit 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
which 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.
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.
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All crippled, deformed and physically damaged trees, regardless of species, shall be removed and replaced if
an inspection by the 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.
H. 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.
I. 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."
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 stems, 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 plan t 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 fifty feet apart and not less than one per lot. However, at a
street corner, 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 a t six inches
above the highest ground level. Trees shall be northern nursery grown (hardiness Zone 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 done
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 begin from five to six feet above
the ground level, and shall be high quality representatives of their 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
four 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
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top with a figure 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 lower than six feet from the ground. Existing
evergreen trees shall be allowed to remain 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 to the public's health, safety or welfare.
(Ord. No. 2016-016, § 2, 3-21-2016)
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 ponding 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 a pproved 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 to the finished garage floor, shall be kept
within the range of 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.
4. Where the slope between adjacent properties is five horizont al to one vertical or steeper, retaining
walls or other treatments approved by the Village Engineer shall 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.50.140 Public utilities.
A. All lines for electronic sounds and signals, telephone, and electric services shall be placed in easements 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 to the public.
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B. All gas mains shall be placed within the street right-of-way or within easements.
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.50.150 Parking lots.
A. General. All parking lots shall conform to both the Zoning Ordinance and this Title.
B. Design.
1. Plan. The design of all ground level outdoor lots shall be subject to the review of the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
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, gas 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.
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2. Equipment rates will be charged based directly upon the most current published rental rates of the
Illinois Department of Transportation.
3. Twenty percent of the above rates will be charged on each and every emergency call as a mobilizat ion
fee. All other emergency repair work by the Village, as well as any other work that may be done by the
Village at the request of the developer, will be done 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 parked 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 trave led
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 augering. 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 pits or other open excavations on each side of a traveled pavem ent shall be at least ten 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 oth er property and surface
structures removed or disturbed during or as a result of construction operations to a condition which is equal
in appearance and quality to the condition that existed before the work began.
(Ord. No. 2016-016, § 2, 3-21-2016)
Chapter 16.60 ADMINISTRATION
16.60.010 Building permit.
All requirements of this 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 to the land or any lot within a
development as defined herein.
(Ord. No. 2016-016, § 2, 3-21-2016)
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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 for the 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.60.030 Validity and severability.
If any section, paragraph, clause, sentence, or provision of this 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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.60.040 Violations and penalties.
A. Any person violating the provisions of this Title shall be punished according to the 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 of this 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 discontinuan ce of the illegal action or
condition and the abatement of the violation.
(Ord. No. 2016-016, § 2, 3-21-2016)
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.
(Ord. No. 2016-016, § 2, 3-21-2016)
16.60.060 Effective date.
This Title shall be in full force and effect from and after its passage, approval, and publication. Publication of
this Title and sale in pamphlet form is authorized.
(Ord. No. 2016-016, § 2, 3-21-2016)
EXHIBIT INDEX
EXHIBIT # TITLE
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101 Property Line Marker, Boundary Monument, and Benchmark
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 Bikepath Detail
503 Driveway Apron Detail
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(Ord. No. 2016-016, § 2, 3-21-2016)
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(Ord. No. 2016-016, § 2, 3-21-2016)
Created: 2021-12-01 13:00:37 [EST]
(Supp. No. 71)
Page 71 of 72
(Ord. No. 2016-016, § 2, 3-21-2016)
Created: 2021-12-01 13:00:37 [EST]
(Supp. No. 71)
Page 72 of 72
(Ord. No. 2016-016, § 2, 3-21-2016)