HomeMy WebLinkAboutOrd 4712 03/07/1995 ORDINANCE NO. 4712
AN ORDINANCE AMENDING CHAPTER 16 (DEVELOPMENT CODE)
OF THE VILLAGE CODE OF MOUNT PROSPECT IN ITS ENTIRETY
Passed and approved by
the President and Board of Trustees
the 7~h day of ..March, 1995
Published in pamphlet form by
authority of the corporate
authorities of the Village of
Mount Prospect, Illinois, the
7th day of March, 1995.
CAF/
2~6~95
ORDINANCE NO.. 4712
AN ORDINANCE AMENDING CHAPTER 16 (DEVELOPMENT CODE)
OF THE VILLAGE CODE OF MOUNT PROSPECT IN ITS ENTIRETY
WHEREAS, the Plan Commission of the Village of Mount Prospect, Cook County,
Illinois, has reviewed the proposed amendments to Chapter 16 entitled "Development
Code" of the Village Code of Village of Mount Prospect; and
WHEREAS, the Plan Commission did conduct a Public Hearing on November 2, 1994
for the purpose of considering amending the Chapter 16 (Development Code) in its
entirety; and
WHEREAS, the Plan Commission has forwarded its recommendations relative to
amendments to Chapter 16 (Development Code) to the President and Board of
Trustees of the Village of Mount Prospect; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect
have determined the best interests of the Village of Mount Prospect would be served
by adopting the amendments to Chapter 16 (Development Code).
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: That Chapter 16 entitled "Development Code" of the Village Code of
Mount Prospect, as amended, is hereby further amended in its entirety; so that
hereafter said Chapter 16 "Development Code" shall be and read as follows:
ARTICLE I
PURPOSE, SCOPE AND ENFORCEMENT
Section 16.101. Title. This Chapter shall be known and cited as "The Development Code of the
Village of Mount Prospect."
Section 16.102. Purpose. This Chapter regulating the subdivision of land and the overall
development of property is hereby made a part of the requirements for the development of all
property contained in the Official Map of the Village of Mount Prospect and Environs, Cook
County, Illinois. It is intended to provide for the harmonious development and redevelopment of
the Village of Mount Prospect and its contiguous areas; for the coordination of streets within new
subdivisions with other existing or planned streets; for the dedication and acceptance of land
required for public uses; for the preparation of subdivision plats and the procedure for their submittal
and recording in and about the Village of Mount Prospect, Illinois in accordance with the authority
vested in the municipality under the provisions of the "Revised Cities and Villages Act" of the State
of Illinois.
Section 16.103. Interpretation. Conflict. In their interpretation and application, the provisions of this
Chapter shall be held to be the minimum requirements for the promotion of the public health, safety
and welfare.
A. Except as specified hereinafter, these regulations are not intended to interfere with, abrogate or
annul any other regulation, covenant or restriction relating to the subdivision or development of
land.
B. Whenever this Chapter imposes requirements or specifications different from those imposed by
any other regulation, covenant, standard, reference or restriction, whichever imposes more
restrictive or higher standards shall apply.
Section 16.104. Enforcement, Penalties for Violation.
A. Enforcement. The Director of Community Development shall be the enforcing officer of this
Chapter, except for those portions designated for enforcement by the Director of Public Works
and/or Fire Chief.
B. Violation and Penalties.
1. Any person who violates, disobeys, omits, neglects or refuses to comply with or resists the
enforcement of this Chapter shall be guilty of a misdemeanor and shall upon conviction be
fined not less than fift:y dollars ($50.00) nor more than five hundred dollars ($500.00) for each
offense. A separate offense shall be deemed committed for each day such violation exists.
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DEVELOPMENT CODE
Adopted March, 1995
2. The owner or occupant of any land, building, structure or any part thereof, or any architect,
builder, contractor, agent or other person who commits, participates in, assists in, or maintains
such violation may each be found guilty of a separate offense and suffer the penalties herein
provided.
3. Nothing contained herein shall be construed to prevent the Village from taking such other
lawful action as is necessary or appropriate to prevent or remedy any violation.
Section 16.105. Effect on Existing Building Permits and Zoning Certificates. Nothing in this
Chapter shall be deemed to require any change in the plans, construction or designated use of any
land or structure in the event that:
A. Final plat or plan approval for such subdivision or development was lawfully issued prior to the
effective date of this Chapter, or the effective date of any amendment thereof, and
B. Such approval has not by its own terms expired prior to such effective date; and
C. Such approval was issued on the basis of an application showing complete plans for proposed
construction; and
D. There has been a substantial expenditure or incurrence of substantial obligations by the applicant
in reliance on such approval; and
E. Such expenditure or incurrence of obligations were made prior to published or actual notice of
a proposed amendment to this Chapter, which amendment would have made illegal the issuance
of such approval; and
F: Construction pursuant to such approval is complete prior to the expiration of such approval.
Section 16.106. Scope of Development Regulations. All developments shall be constructed in
accordance with the standards set forth in this Chapter. No person shall commence or cause to be
commenced any of the following developments within the corporate limits of the Village unless a
development plan has been approved by the Director of Community Development. Development
regulations apply to:
A. Any residential development of any parcel of land involving construction of one or more
dwelling units.
B. Any nonresidential development of any parcel of land involving the construction of any new
building(s) or structure(s); having a total floor area in excess of five hundred (500) square feet.
C. Any development involving expansion by more than twenty five percent (25%) of an existing
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structure However, single family and duplex residences are exempt from installing required
improvements in the public right-of-way.
D. Any development of any parcel of land that will require more than two (2) parking spaces in any
residential zoning district, or one (1) parking space in any business or industrial zoning district.
E. Any development of any parcel of land involving the construction of any public or private school,
library, hospital or church, or any place of public assembly.
Section 16.107. Scope of Subdivision Regulations. No person shall subdivide or resubdivide any
parcel of land, located within the corporate limits of the Village, or within one and one-half (1 1/2)
miles of said corporate limits but not within the corporate limits of any other municipality acting
pursuant to the Illinois Revised Statutes; unless a subdivision plat has been reviewed by the Plan
Commission, the recommendation of the Plan Commission has been fonvarded to the Village Board,
and the plat has been reviewed and approved by the President and Board of Trustees of the Village
as required by this Chapter; provided that the following shall be exempt from this Article.
A. The division of land into parcels each greater than five (5) acres in size and which does not
involve any new streets or easements of access.
B. The sale or exchange of parcels of land between owners of contiguous and adjoining land that
does not create a non-conforming lot.
C. The conveyance of parcels of land or interests therein for use as a right of way for railways or
other public utility facility which does not involve any new streets or easements of access.
D. The conveyance of land for highway or other public purposes or grants or conveyances relating
to the dedication of land for public use or instruments relating to the vacation of land impressed
with a public use.
E. Conveyances made to correct descriptions in prior conveyances.
Section 16.108. Prohibition of Sale. No sale of any parcel of land creating a subdivision covered
by this Chapter shall be consummated until a subdivision plat, together with required data, has been
reviewed by the Plan Commission, the recommendation of the Plan Commission has been forwarded
to the Village Board, and the plat has been reviewed and approved by the President and Board of
Trustees of the Village as required by this Chapter.
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Section 16.109. Permits and Certificates of Occupancy.
A. No building permit shall be issued for the construction of any building, structure or
improvement on any parcel if the parcel is not a properly created lot of record, nor until a final
subdivision plat and/or development plan, made necessary by the terms of this Chapter, has been
approved.
B. No Certificate of Occupancy shall be granted for the use of any building or structure on a lot
subject to this Chapter until:
1. The requked sanitary sewer, water service and, if permitted, private well and/or septic sewer
has been installed and made ready for servicing the parcel; and
2. Sidewalks, street lights, parkway trees and sod are completed for the parcel; and, if a
subdivision
3. Lots in the subdivision are rough graded; and
4. Storm water runoff is provided for; and
5. Roadways and/or fire lanes providing access to the lot and subdivision have been paved with
a binder course of asphalt, as set out herein.
C. No Certificate of Occupancy shall be issued for any structure or building unless the Director of
Public Works, and Director of Community Development certify that the public and private
improvements required by this Chapter for the parcel have been installed in conformity with
approved plans and specifications. In the event that weather conditions prevent completion of
all improvements, a cash escrow payment equal to the amount of all uncompleted improvements
shall be filed with the Village to ensure that improvements will be completed within thirty (30)
days of the onset of the next building season. The filing of this cash escrow and written guarantee
shall allow for the issuance of a temporary Certificate of Occupancy.
D. All public improvements and improvements for public use within a subdivision shall be
completed within two (2) years of the beginning of construction or when seventy five (75)
percent of the lots in the subdivision are completed, whichever occurs first unless other~vise
provided for in this Chapter. The Village shall not accept and maintain any public street until it
is fully completed to Village standards.
Section 16.110. Recording. No plat of subdivision shall be recorded in the office of the Recorder
of Deeds of Cook County, Illinois, or have any validity, until it shall have been approved in the
manner prescribed by this Chapter.
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Section 16.111. Exceptions. Upon finding that severe hardship, caused by conditions uniquely
attributable to the land under consideration, would be imposed upon an applicant by compliance
with these regulations and upon a finding that there are alternate feasible means of fulfilling the
purpose and spirit of the regulations to protect the public health, safety and welfare, the Plan
Commission may recommend, and the President and Board of Trustees may grant exceptions from
the regulations of this Chapter.
Section 16.112. Severabili _ty. If any pan or parts of this Chapter shall be held to be unconstitutional,
such unconstitutionality shall not affect the validity of the remaining parts of this Chapter. The
Board of Trustees hereby declares that it would have passed the remaining parts of this Chapter if
it had known that such part or parts thereof would be declared unconstitutional.
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ARTICLE H
RULES AND DEFINITIONS
Section 16.201. Rules. The following rules of construction apply to the text of this Chapter:
A. Words used in the present tense shall include the future, and the words used in the singular
number shall include the plural number, and the plural the singular.
B. The word "shall" is mandatory and not discretionary.
C. The word "may" is permissive.
D. The word "person" includes an individual, partnership, firm, corporation, association, or other
legal entity.
E. In the case of any difference of meaning or implication between the text of this Chapter and any
caption or illustration, the text shall control.
F. Terms not herein defined shall have the meaning customarily assigned to them, or, if questioned,
as defined in Webster's Unabridged Dictionary.
Section 16.202. Definitions. The following definitions shall apply in the interpretations and
enforcement of this Chapter:
ABUTTING: Having a common border width, or being separated from such a common border by
a right-of-way, alley or easement.
ALLEY: A public or private way permanently reserved as a secondary means of access to abutting
properties.
APPLICANT: The property owner or his/her authorized representative proposing that a parcel of
land be subdivided, developed, rezoned, and/or receive approval for a Conditional Use, text
amendment, exception, variation or change in the Comprehensive Plan.
APRON: An extension of a driveway lying between the right-of-way line and the curb and gutter
(or the pavement edge if there is no curb and gutter) of the street. Maintenance shall be provided
by the owner of the extended driveway.
BENCHMARK: A permanent or semi-permanent physical mark of known elevation referenced
to a recognized datum.
BLOCK: A tract of land bounded by streets, or by a combination of streets and public parks,
cemeteries, railroad rights-of-way, shorelines of waterways, or boundary lines of municipalities.
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BUILDING: Any structure permanently affixed to the ground, used or intended for supporting or
sheltering any use or occupancy.
BUILDING LINE: A line established by law, beyond which a building shall not be erected or
extended except as specifically provided by law.
CERTIFICATE OF OCCUPANCY OR OCCUPANCY PERMIT: The certificate issued by the
Village which permits the use ora 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
together with any special stipulations or conditions of the building permit.
COMPREHENSIVE PLAN: The plan for the long range growth and development of the Village
including graphic and written proposals and supporting or implementing documents, as are adopted
and amended from time to time.
CONTROL OR OWNERSHIP: Any person, agent firm or corporation having a legal or equitable
interest in the property or having the legal authority to act on behalf of all owners, which shall be
evidenced by deed, contract or other written guarantee.
DAMAGE: Any direct loss of property by fire, windstorm, flooding, vandalism, accident or act
of God.
DEDICATION: A plat that designates an area of land for public uses.
DENSITY: The number of dwelling units permitted per net acre oflarid.
DETENTION (DRY STORAGE): The temporary on-site storage of storm water runoff, which
does not include any permanent water surface.
DEVELOPMENT: All structures and other modifications of the natural landscape above and
below ground or water on a particular site.
DEVELOPMENT PLAN: The documentation, both written and diagrammatic, which sets forth
the improvements proposed for any given or proposed subdivision or resubdivision.
DEVELOPMENT CODE: The Village of Mount Prospect Development Code.
DEVELOPMENT REGULATIONS: Articles IV, V, and VI of the Development Code of the
Village of Mount Prospect, Illinois.
DEVELOPMENT SCHEDULE: A specific construction program detailing the phases, stages and
timing of a construction project.
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DIRECTOR OF COMMUNITY DEVELOPMENT: The Director of Community Development
of the Village of Mount Prospect, or the Director's duly authorized agent(s).
DIRECTOR OF PUBLIC WORKS: The Director of Public Works of the Village of Mount
Prospect, or the Director's duly authorized agent(s).
DWELLING: A building, or portion thereof designed or used exclusively for residential
occupancy. Not included are hotels, motels, rooming, boarding or lodging houses.
EASEMENT: An authorization or grant by the property owner of one or more of the property
rights for the use by another person or entity for a specific purpose.
EXCEPTION: A dispensation permitted as a method of alleviating unnecessary hardship by
allowing a reasonable use of the building, structure or property which, because of unusual or unique
circumstances, is denied by Village Code.
FIRE CgflEF: The Fire Chief of the Village of Mount Prospect or the Fire Chiefs duly authorized
agent(s).
FLOOD: A general and temporary condition of partial or complete inundation of normally dry
land areas from overflow of inland waves, or the unusual and rapid accumulation or runoff of
surface waters from any source.
FLOOD FREQUENCY: A period of years, based on a statistical analysis, during which a flood
ora stated magnitude may be expected to be equaled or exceeded.
FLOOD FRINGE: That portion of the flood plain outside of the regulatory floodway.
FLOOD INSURANCE RATE MAPS (FIRM): A map prepared by the Federal Emergency
Management Agency that depicts the special flood hazard area (SFHA) within a community. This
map includes insurance rate zones and flood plains and may or may not depict floodways.
FLOOD PLAIN: That land typically adjacent to a body of water with ground surface elevations
at or below the base flood or the 100-year frequency flood elevation. Flood plains may also include
detached special flood hazard areas, ponding areas, etc. The flood plain is also known as the special
flood hazard area (SFHA). The flood plains are those lands within the jurisdiction of the Village
that are subject to inundation by the base flood or 100-year frequency flood. The SFHAs of the
Village are generally identified as such on the flood insurance rate map of the Village prepared by
the Federal Emergency Management Agency (or the U.S. Department of Housing and Urban
Development) and dated August 2, 1982. The SFHAs of those parts of unincorporated Cook County
that are within the extraterritorial jurisdiction of the Village or that may be annexed into the Village
are generally identified as such on the flood insurance rate map prepared for Cook County by the
Federal Emergency Management Agency and dated April 15, 1981.
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FRONTAGE: The narrowest portion of a lot or parcel which abuts a public street.
GRADE: The elevation above mean sea level used for establishing the following:
a. Natural Grade - the normal contour of the land prior to alteration or improvement;
b. Base (established) Grade - the average elevation of the established curb extending the width
of the front of the lot, or where no curb is established, the average elevation of the crown of the
street adjacent to the front of the lot;
c. Finished Grade - the elevations or contours resulting from excavation or filling as approved
by the Village.
GUARANTEE: A form of security, including cash escrow, letter of credit, or similar instrument
acceptable by the Village to assure that required improvements are completed, operating properly,
or adequately maintained.
ltARDSI~IP: A practical difficulty in meeting the requirements of this Chapter because of unusual
surroundings or condition of the property involved, or by reason of exceptional narrowness,
shallowness or shape of a zoning lot, or because of unique topography, underground conditions or
other unusual circumstances.
I.E.P.A.: Illinois Environmental Protection Agency
IMPERVIOUS SURFACE: A surface that has been compacted or covered with a layer of
material so that it is highly resistant to infiltration by storm water. Such surfaces include hard
pavements, such as concrete, asphalt, brick, slate, gravel and boulders; wood decks and structures.
IMPROVEMENTS: Any building, structure, object or change to the natural state of the land on
which they are situated which increases its utility, value, or habitability.
Improvement, Private Any such improvement for which the responsibility of ownership and
maintenance will be retained by the property owner, lessee, or association of owners.
Improvement, Public Any such improvement for which the responsibility of ownership and
maintenance will be assumed by the Village, another governmental unit, or a public utility, o~
which is constructed for general public use or benefit.
LOT, (Lot of Record): A designated parcel of land identifiable as a single separate tract which
is part of a subdivision, the plat or deed of which has been recorded with the appropriate county
office pursuant to Chapter 109 (Plat Act, Illinois Compiled Statues) and which is intended to be
used, developed or built upon as a unit.
LOT, CORNER: A lot abutting upon two (2) or more streets at their intersection.
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LOT DEPTH: The average horizomal distance, measured in feet, between the front and rear lot
lines. The distance shall be measured from the mid-point of the front lot line to the mid-point of the
rear lot line.
LOT, FLAG: A lot with access provided to the bulk of the lot by means ora narrow corridor.
LOT, INTERIOR: A lot other than a comer lot.
LOT, THROUGH: Any imefior lot which has a pair of lot lines along two substantially parallel
streets.
LOT LINE: A recorded property boundary line of any single lot which divides one lot from
another lot or from a right-of-way.
LOT LINE, Exterior: A recorded property boundary line which divides a lot from a road right-of-
way.
LOT LINE, Front: A recorded property boundary line separating the front yard from a road fight-
of-way.
LOT LINE, Interior: A recorded property boundary line which divides one lot from another lot.
LOT LINE, Rear: A recorded property line boundary that does not imerseet a front lot line and
is most distant from and most closely parallel to the from lot line. A lot bounded by only three (3)
lot lines will not have a rear lot line.
LOT LINE, Side: Any recorded property boundary line other than a front or rear lot line.
LOT, Undeveloped: Any lot or tract of land which is unoccupied by any building or above-ground
structure and upon which no construction has commenced.
LOT WIDTH: The horizomal distance between side lot lines, measured in feet at the required
front setback line.
M.W.1LD.: Metropolitan Water Reclamation District of Greater Chicago.
NET ACRE: The total land area remaining on a development site after all fights-of-way are
dedicated.
OWNER: Any person, agent, finn or corporation having a legal or equitable interest in the
property.
PARK: An area open to the general public and reserved for recreational, educational, cultural, or
scenic purposes.
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PARKING LOT: An open area, other than a right-of-way, which is accessory to the principal use
of the lot and which is intended and used for the storage of private motor vehicles by the owners,
employees or patrons of the business or industrial use, or by the members of the family or families
residing upon the premises. Such area shall be used for parking vehicles or trailers on an approved
surface.
PARKWAY: That part of the public right-of-way not occupied by the street pavement and located
between the back of the curb, or edge of pavement on streets with no curbs, and the right-of-way
line, as well as the raised dividing strip of a roadway. Where a sidewalk exists, the right-of-way line
is often, but not always, one foot (1') behind the sidewalk. The exact location of the right-of-way
line shall be as indicated on a plat of survey.
PLAN COMMISSION: The Commission of appointed officials authorized by the Village Board
to review subdivision plats, hear requests for Development Code variations and changes in the
Comprehensive Plan and other duties assigned by the Village Board.
PLANNED UNIT DEVELOPMENT: A parcel of land, or contiguous parcels of land of a size
sufficient to create its own character which is planned and developed as a single entity, containing
two or more principal structures or uses, with appurtenant common areas and which is under single
ownership or control. The plan does not necessarily correspond in lot size, bulk, type of dwelling,
use, lot coverage or required open space to the sites designated zoning district classification. The
site may be planned and development as a whole in a single development operation or in planned
development stages.
PLAT: A map or chart of a parcel(s) of land.
Preliminary Plat A tentative map indicating the proposed layout and showing all required details
of a subdivision.
Final Plat A map of all or part ora subdivision or resubdivision and any supporting documen-
tation, providing substantial conformance with the engineering and site plans.
Plat of Survey A map of a parcel or lot depicting boundaries of the property, and the location of
all buildings, structures, and improvements with precise dimensions indicated.
PUBLIC UTILITY: Any person(s), firm, corporation, municipality, or other public authority
providing natural gas, electricity, water, telephone, telegraph, storm sewer, sanitary sewer, cable
television, transportation, or other services of a similar nature.
RESUBDIVISION: The division or consolidation of a previously divided lot or parcel; including
alteration of public rights-of-way included in a subdivision.
RETENTION (WET BOTTOM): The permanent on-site storage of storm water runoff
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RIG[IT-OF-WAY: A strip of land acquired by or dedicated to benefit the public and occupied or
intended to be occupied by a street, walkway, railroad, utility, parkway trees, or other similar use.
SIG[IT TRIANGLE: A triangular area established at the intersection of two streets or a street and
a driveway in which nothing is erected, planted, placed, or allowed to grow so as to limit or obstruct
the sight distance of motorists.
SITE PLAN: A A plan, prepared to scale, showing accurately and with complete dimensions, the
boundaries of a site and the location of all buildings, structures, uses, parking, landscaping, and
principal site development features proposed for a specific parcel of land.
STREET: An area which provides for vehicular and pedestrian access to abutting land or to other
streets. A "street" includes the entire right-of-way and any improvements which may be located
within the right-of-way.
Arterial A street intended for continuity to carry traffic beyond the Village boundaries with
principal emphasis on access control and maximum volume capacity.
Collector A secondaw street intended to carry traffic from local streets and abutting land to
arterials.
Local A street intended to provide direct access to abutting properties.
Frontage Road A street parallel and adjacent to an arterial designed to provide direct access to
abutting properties or local streets and with controlled access to the arterial.
Cul-de-sac A local street, one end of which is closed and consists ora circular turn-around or
other Village approved turn-around design.
Private Street An undedicated street which is privately owned and maintained.
Public Street A street which has been formally dedicated to and accepted by a public body.
STRUCTURE: An object that can be built and is permanently located in or upon the land and/or
permanently affixed to such an object.
SUBDIVIDER: Any individual(s), firm, corporation, trust, or other legal entity having an interest
in land that is the subject of a subdivision or resubdivision.
SUBDIVISION: The division or proposed division of a lot, tract, or parcel of land into two (2) or
more lots, tracts, pamels, sites, or other units for the purpose of sale, lease, offer or development.
USE: Any purpose for which a structure or a tract of land may be designed, arranged, intended,
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maintained or occupied. Also, any activity, occupation, business or operation carried on, or intended
to be carried on, in or on a structure or on a tract of land.
VILLAGE: The Village of Mount Prospect, Cook County, Illinois
VILLAGE ENGINEER: The Village Engineer of the Village of Mount Prospect, or other person
designated by the Director of Public Works.
VILLAGE MANAGER: The Village Manager of the Village of Mount Prospect, or the Village
Manager's duly authorized agent(s).
WETLANDS: Those areas that are inundated or saturated by surface or ground water at a
frequency and duration sufficient to support, and under normal circumstances do support, a
prevalence of vegetation typically adapted for life in saturated soil conditions.
YARD: The required minimum open space on a lot between a lot line and building setback line
which is unoccupied and unobstructed from grade upward, except as provided in the General
Provisions of the Village of Mount Prospect Zoning Ordinance.
YARD, Exterior Side: A sideyard abutting a street.
YARD, Front: Ayard extending along the full width of the front lot line between the side lot lines
and the front building setback line.
YARD, Interior Side: A side yard adjacent to another lot or tract of land.
YARD, Rear: A yard extending across the full width of the lot and line between the rear lot line
and the nearest building setback line.
YARD, Side: A yard extending along the side lot line from the front yard to the rear yard and
measured between the side lot line and building setback line of the property.
ZONING ORDINANCE: Chapter 14 of the Municipal Code of the Village of Mount Prospect,
Illinois.
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ARTICLE III
PROCEDURES
Section 16.301. Pre-Application Conference. Prior to the filing of an application for the approval
of a preliminary or final plat of subdivision or any development plan, the subdivider may consult
with the Department of Community Development in order to discuss the general purpose of the
development in the context of established planning policies and practices of the Village and to
ensure that required data is properly prepared and presented.
This may be accomplished through presentation, by the subdivider to the Community Development
Department staff, of a concept plan of the proposed subdivision showing the road system and general
land use categories, and layout of lots, with other information as needed for the particular site.
Section 16.302. Development Plan. Any person proposing to develop any property within the
corporate limits of the Village of a type enumerated in Section 16.106 of this Chapter shall file with
the Department of Community Development a development plan, in a quantity and form as required,
as follows:
A. Content
1. General Information. The following general information, where applicable, shall be shown
on the development plan:
a. Date of preparation, North point, and scale of drawing, which shall be no less than one inch
equals one hundred feet (I" = 100').
b. Legal description of the pamel.
c. The name and address of the owner of record, the applicant, and the surveyor, licensed
professional engineer, architect or planner who prepared the plan.
d. Zoning classifications of the parcel and of adjacent property.
e. Present uses of the parcel and of adjacent land.
f. The following signature block:
State of Illinois )
) SS.
County of Cook )
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Approved by the Director of Community Development of the Village of Mount Prospect, Cook
County, Illinois, this day of ,19__.
Director of Community Development
2. Existing Conditions. The following conditions, if found to exist on the parcel, shall be shown
on the plan, as needed for the particular site:
a. The location, width and names of all streets within or adjacent to the parcel, together with
easements, public utility and railroad rights of way and other important features such as storm
sewers, municipal boundary lines, lot comers and monuments, and trunk diameter and
location of existing parkway trees.
b. All easements denoted by fine intermittent lines, cleariy identified, and if aiready of record,
the recorded references as to use and location of such easements, the width of the easement,
its length and bearing, and sufficient ties to locate it definitely with respect to the plan. If an
easement is not precisely located of record, a description of such easement shall be included.
The utilities allowed in each easement shall be shown.
c. Contour lines of the parcel and all adjacent land within one hundred feet (100') of the
boundaries of the parcel showing intervals no greater than:
(1) Two foot (2') contour intervals for ground slopes less than or equal to ten percent
00%).
(2) Five foot (5') contour intervals for ground slopes exceeding ten percent (10%).
d. The location and direction of all watercourses and the location of all areas subject to
flooding, including:
(1) The towlines of streams and channels showing their normal shorelines, floodway
limits, and the 100 year flood fringe.
(2) Lakes, ponds, swamps, marshes, wetlands, retention basins and any detention basins
showing their normal shorelines and floodway limits and lines of inflow and outflow, if
any.
e. Natural features such as wooded areas and preservable trees.
f. The location of all existing structures and their elevations, showing those structures that
will be removed and those that will remain on the parcel after the development is completed.
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g. The location and size of existing sanitary and storm sewers, water mains, culverts, drain
pipes, catch basins, manholes, hydrants, and electrical and gas lines within the parcel and in
adjacent streets or rights of way.
3. Proposed Improvements. The following improvements, if proposed or required, shall be
shown on the plan or in supporting documents:
a. Streets and rights of way, showing the location, widths, and names. The plan shall show
the relationship between existing and proposed streets.
b. Easements showing width and purpose.
c. Engineering utility plan showing size and location of sanitary and storm sewers, water
mains, culverts and electric and gas lines.
d. Sites to be dedicated for school, park; playground or other public purposes, together with
appropriate acreage of each; accurately outlined with dimensions, and with the purpose
indicated thereon.
e. Location of any area, with dimensions, to be reserved by deed covenant for common use
of all property owners or tenants.
f. The proposed uses of the parcel, including the number and type of residential units and
gross floor area by use.
g. Proposed grading plan of the parcel with contour lines meeting the requirements of
Subsection 16.302.A. 2.c of this Section.
h. Location and dimensions of on-site pedestrian and vehicular access ways, design of
vehicular ingress and egress to the site, and curb and sidewalk lines, including sidewalk
ramps for the handicapped in accordance with Illinois Department of Transportation and
Americans with Disabilities Act Standards.
i. All off-street parking, loading spaces and walkways, indicating type of surfacing, size,
angle of stalls, width of aisles and a specific schedule showing the number of parking spaces
provided.
j. Location and intensity of outdoor lighting system.
k. Location of trash receptacle enclosures.
4. Sum>orting Data. The following supporting data shall be submitted in separate statements
and/or maps accompanying the development plan, or, if practical, such data may be shown on
the development plan:
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a. Proof of ownership of the parcel, disclosure of beneficial interest ifa trust, and applicant's
interest therein including authority on behalf of the property owner to develop the property.
b. Existing or proposed annexation agreements, if any, which pertain to the parcel.
c. Estimated cost of the development.
d. Estimated construction schedule.
e. Building types with architectural elevations.
f. If adverse conditions exist, a statement of how the applicant plans to handle these
conditions.
g. Existing soil conditions based upon borings prescribed by the Public Works Director and
Director of Community Development in light of the proposed use of the parcel.
h. Landscape plan showing quantity, location, type, spacing, and approximate size of
plantings.
i. Development data showing number of floors, gross floor area, height and location of each
building and proposed general use for each building for the entire development. If a
multi-family residential building, the number, size and type of dwelling units.
j. A final drainage plan providing for the adequate disposition of natural and storm water in
accordance with the design criteria and standards of this Chapter, indicating location, sizes,
types and grades of ditches, catch basins and pipes and connections to existing drainage
system.
k. A soil erosion control plan providing for the adequate control of erosion and sedimentation,
indicating the proposed temporary and permanent control practices and measures which will
be implemented during all phases of clearing, grading and construction.
1. Plans and specifications for the required public and private improvements.
m. Calculations showing the percentage of lot covered by impervious surface.
5. Guarantees. Financial guarantees shall be provided to insure completion of required
improvements, to insure repair of defective improvements, and to provide for abatement of
nuisances occurring during construction. The guarantees shall be of a type and amount as
required in Article VI of this Chapter.
B. Standards for Review. The Director of Community Development shall approve a preliminary or
-17-
final development plan, unless the Director makes written findings specifying the manner in
which:
1. The provisions for vehicular loading, unloading, parking or circulation on the parcel or onto
adjacent public rights of way will create hazards to safety or will cause significant burdens
on transportation facilities that could be avoided by modification of the plan.
2. The pedestrian circulation system creates hazards to safety which could be avoided by
modification of the plan.
3. The proposed plan unnecessarily and in specified particulars, destroys, damages or
detrimentally alters significant natural, topographic or physical features of the site and
development is feasible in a manner that will avoid these consequences.
4. The proposed landscaping, screening or lighting fails to provide adequate acoustical or visual
privacy to incompatible adjacent uses which could be avoided by modification of the plan.
5. The bulk and location of proposed buildings and structures will have significant adverse
impact on adjacent property.
6. The proposed site plan makes inadequate provision for the use and maintenance of open space
and this failure may result in a burden on the public or on adjacent properties.
7. The proposed development would preclude adjacent properties from being redeveloped in a
manner consistent with Village Codes.
8. The proposed development will impose an undue burden upon off-site public services,
including sanitary sewer, water and storm drainage, which conclusion shall be based upon a
written report of the Director of Community Development and/or Director of Public Works,
provided that there is no provision in the capital works program of the Village to correct the
specific burden, and that the applicant has not agreed to alleviate that portion of the burden
attributable to the proposed development. Any water and/or sewer mains which must be
oversized, as determined by the area wide system analyses, shall be installed at private cost.
9. The proposed development lies within the designated floodplain area and or wet lands.
10. The proposed development does not meet the requirements of the Zoning Ordinance.
C. Review and Approval.
1. Review. Upon receipt of the material required for the review of a development plan, as
indicated in Subsection A above, the Department of Community Development shall circulate
the development plan to the Village Departments for their review and comment. The Director
of Community Development shall review and approve or disapprove such development plan
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in a written report within sixty (60) days after the date said Director receives a complete
application. If the Director of Community Development denies approval of such plan, the
report shall set forth the reasons for such disapproval and shall specify the aspects in which
the proposed plan fails to meet the requirements and standards of Village Ordinances.
2. Statement of Agreement and Conditions. The Director of Community Development will
review and recommend on all supporting documents. A Statement of Agreement and
Conditions shall be completed which summarizes and includes all agreements between the
developer and the Director of Community Development.
3. Length of Approval. An approval of a development plan shall be valid for one (1) year. If
building permits have not been issued within this time, the applicant shall reapply for
development plan review.
Section 16.303. Preliminary Plat of Subdivision.
A. Content. Any person proposing to subdivide any parcel of land shall file with the Director of
Commtmity Development a preliminary plat in a quantity and form as required by said Department.
The preliminary plat shall include or be accompanied by the following:
1. General Information. The following general information, where applicable, shall be shown
on the preliminasy plat:
a. The proposed name of the subdivision as well as street names contained thereon, which
shall not duplicate or resemble the name of any existing subdivision or any existing street
within the Village and any area that is serviced by the Mount Prospect Fire Department.
b. Date of preparation, north point and scale of drawing, which shall be no less than one inch
equals one hundred feet (1" = 100').
c. An identification clearly stating that the map is a preliminary subdivision plat.
d. Legal description of the parcel.
e. The name and address of the owner of record, the applicant, and the registered land
surveyor who prepared the plat.
f. Existing recorded covenants.
2. Existing Conditions. The following conditions, if found to exist on the parcel, shall be shown
on the preliminary plat, an accompanying topographical map, or accompanying plat of survey
as necessary:
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a. The location, width and names of all streets within or adjacent to the parcel, together with
easements, public utility and railroad fights of way, and other important features such as
Municipal boundary lines, section lines, comers and monuments.
b. Contour lines of the parcel and ail adjacent land within one hundred feet (100') of the
boundaries of the parcel showing intervais no greater than:
(1) Two foot (2') contour intervals for ground slopes less than or equal to ten percent
(10%).
(2) Five foot (5') contour intervais for ground slopes exceeding ten percent (10%).
c. The location and direction of ail watercourses and the location of ail areas subject to
flooding, including:
(1) The flowlines of streams and channels showing their normai shorelines, floodway limits
and the 100 year flood fringe.
(2) Lakes, ponds, swamps, marshes, wet land areas, retention basins, and any detention
basins showing their normai shorelines, floodway limits and lines of inflow and outflow,
if any.
d. Natural features such as wooded areas, and isolated preservable trees.
e. The location of all existing structures and their elevations, showing those that will be
removed and those that will remain on the parcel after the finai plat is recorded.
E The location and size of existing sanitary and storm sewers, water mains, culverts, drain
pipes, catch basins, manholes, hydrants, and electric and gas lines within the parcel or in
adjacent streets or rights of way.
3. Proposed Improvements. The following improvements if proposed or required, shail be
shown on the plat or in supporting documents:
a. Streets and fights of way, showing the location, widths, names, and approximate grades
thereof and the relationship between existing and proposed streets.
b. Easements showing width and purpose.
c. Lots, showing approximate dimensions, lot sizes and proposed lot and block numbers and
building setback lines.
d. Preliminary engineering utility plan showing size and location of sanitary and storm
sewers, water mains, culverts and electric and gas lines.
e. Sites to be dedicated or reserved for public purposes, with acreage of each; and with the
purpose indicated thereon.
f. Proposed grading plan of parcel with contour lines meeting the requirements of subsection
A.2. of this Section.
4. Supportin~ Data. The following supporting data shall be submitted in separate statements
and/or maps accompanying the preliminary plat, or if practical, such data may be shown on
the preliminary plat.
a. Proof of ownership of the parcel, disclosure of beneficial interest ifa trust, and applicant's
interest therein including authority on behalf of the property owner to subdivide the property.
b. Existing or proposed annexation agreements, if any, which pertain to the parcel and existing
or proposed covenants.
c. A statement of the manner in which construction and installation of public improvements
are to be guaranteed.
d. Schedule showing proposed timing or phasing of the improvements and subdivision.
e. If adverse conditions exist, a statement of how the application plans to handle these
conditions.
f. A preliminary drainage plan, designed to handle safely the stormwater runoff, accompanied
by maps and/or other descriptive material showing the following:
(1) The extent and area of each watershed tributary to the drainage channels on the parcel.
(2) Existing storm sewers and other storm drains to be built.
(3) Existing streams and floodwater runoff channels to be maintained, enlarged, altered or
eliminated; and new channels to be constructed, their locations, cross-sections and profiles.
(4) Existing culverts and bridges, drainage areas, elevations and adequacy of waterway
openings; and new culverts and bridges to be built.
(5) Existing retention ponds and basins, wet lands, detention ponds and basins to he
maintained, enlarged, altered and new ponds or basins to be built with or without dams or
low retention devices.
B. Standards for Review. The Plan Commission shall recommend approval and the President and
Board of Trustees shall approve a preliminary and final plat of subdivision, unless the Plan
Commission makes written findings specifying the manner in which:
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1. The design and layout of the subdivision does not conform to the provisions of this Chapter.
2. The applicant has not made adequate provision to install public and private improvements
required by the Plan Commission or by the President and Board of Trustees.
3. The plat does not conform with the Comprehensive Plan, the official map, this Chapter, other
Village ordinances, or planning and design policies of the Village.
C. Review and Approval.
1. Plan Commission Review. Upon receipt of all the material required for the preiiminaty plat
under Section 16.303.A, the plat shall then be circulated for review and comments as required.
All school districts whose boundaries include the subject site shall be notified in writing of
the proposed preliminary plat of subdivision and the number of residential lots it will create.
The Department of Community Development shall mail to the Illinois Department of
Conservation an Endangered Species Consultation Report.
The Department of Community Development shall place any requests for preliminary plat
approval on the Plan Commission's agenda and shall serve notice upon the applicant of the
time and place of its meeting at which said matter will be discussed. The Plan Commission
shall forward its written report to the President and Board of Trustees recommending approval
or disapproval of the preliminary plat or plan within ninety (90) days from the date of the
filing of a complete application. If the recommendation is to disapprove, the report shall set
forth the reasons for its disapproval and specify with particularity the aspects in which the
proposed plat fails to meet the standards of Subsection B of this Section.
2. Village Board Review. The President and Board of Trustees by motion shall accept or reject
the preliminary plat in a reasonably expeditious manner consistent with its rules of procedure.
If the preliminary plat has not been acted upon by the President and Board of Trustees within
sixty (60) days of the receipt of the written report of the Plan Commission, the petitioner may
request in writing that the President and Board of Trustees act on the preliminary plat within
thirty (30) days of receipt of the request. Failure of the President and Board of Trustees to act
within that time period shall be deemed a rejection of the preliminary plat. Any plat which
is rejected by affirmative action of the President and Board of Trustees shall be returned to
the petitioner with the reasons for rejections and a specification of the aspects in the proposed
plat that fail to meet the standards of Subsection B of this Section. A copy of the motion shall
be attached to a copy of the preliminary plat and shall be filed in the office of the Village
Clerk.
3. Effect of Board Approval. Approval of the preliminary plat by the President and Board of
Trustees shall not qualify the plat or plan for recording, but shall be considered permission to
prepare the final plat with detailed plans and specifications for the proposed subdivision.
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Such preliminary approval shall be effective for no more than one year from the date of
approval unless, upon application, the President and Board of Trustees grant an extension of
time for an additional one year.
4. Statement of Agreement and Condition. The Department of Community Development will
review and recommend all supporting documents, engineering and financial surety. A
statement of Agreement and Conditions shall be completed which summarizes and includes
all agreements between the subdivider and the Village Board.
5. Sign to be Posted. For any preliminary subdivision plat, one or more signs shall be posted on
the property. The sign must be a minimum of thirty inches by thirty inches in size, having
letters a minimum of two inches high and containing the following information:
a. The fact that a public meeting will be held to affect the subject property, with direction to
those interested to call the Community Development Department for further information
concerning date, time, place and subject matter of said meeting.
Section 16.304. Final Plat of Subdivision.
A. Content. Within one year after receiving preliminary subdivision plat approval by the President
and Board of Trustees, the applicant shall file a final plat of subdivision with the Community
Development Department in a quantity and form as required by said Department. The final plat
shall include the following:
1. General Information. The following general information, where applicable, shall be shown
on the final plat:
a. The date of preparation, north point, and scale of drawing, which shall be no less than one
inch equals one hundred feet (1" = 100').
b. Legal description of the parcel.
c. The names and addresses of the owner(s) of record, the applicant, and the Illinois registered
surveyor who prepared the plat with his seal affixed.
d. Reference points of existing surveys identified, related to the plat by distances and bearing,
and reference to a field book or map as follows:
(I) All stakes, monuments or other evidence found on the ground and used to determine
the boundaries of the parcel.
(2) Adjoining corners of all adjoining parcels.
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(3) When the Village has established the center line of the street adjacent to or within the
proposed parcel, the location of such center line and monuments found or reset shall be
shown.
(4) All other monuments found or established in making the survey of the parcel or
required to be installed by the provisions of this Chapter or by an Act Revising the Law
of Plats, adopted March 21, 1874, as amended, Illinois Revised Statutes, Chapter 109.
e. Lot and block lines with dimensions, bearings or deflection angles, and radii, arcs, points
of curvature and tangent bearings. Tract boundaries and street bearings shall be shown to the
nearest ten (10) seconds with the basis of the bearings. All distances shall be shown to the
nearest one hundredth foot (0.0P). No ditto marks shall be used.
f. The width of any streets being dedicated and of any existing rights of ways, all shown each
side of the center line. For streets on a curvature, all curve data shall be based on the street
center line, and in addition to the center line dimensions, the radii and central angles shall be
indicated.
g. All easements shall be denoted by fine intermittent lines, clearly identified, and if already
of record, the recorders references as to use and location of such easement. The width of the
easement, its length and bearing, and sufficient ties to locate it definitely with respect to the
plat must be shown. If an easement is not precisely located of record, a description of such
easement shall be included. If the easement is being dedicated by the map, it shall be properly
referenced in the owner's certificate or identification. The utilities allowed in each easement
shall be shown.
h. Lot numbers beginning with the number one, and numbered consecutively within each
block.
i. Block numbers or letters beginning with the number one or letter "A" and continuing
consecutively without omission or duplication throughout the subdivision. The figures shall
be solid, of sufficient size and thickness to stand out, and so placed as not to obliterate any
figure. Block figures of any addition to a subdivision of the same name shall be a
continuation of the numbering in the original subdivision.
j. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public
use, with the purpose indicated thereon, and of any area to be reserved by deed covenant for
common use of all property owners.
k. Building setback lines, accurately shown in dimensions.
1. The name of the subdivision and of each street shown on the plat, pursuant to Section
16.303.A. 1 of this Chapter.
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m. The following signature block:
State of Illinois )
)ss
County of Cook )
Approved by the Plan Commission of the Village of Mount Prospect, Cook County Illinois
this day of ,19
Chairman
Attest:
Secretary
n. The following signature block:
State of Illinois )
)ss
County of Cook )
Approved by the President and Board of Trustees of the Village of Mount Prospect, Cook
County, Illinois, this__day of ,19
Signed:
Village President
Attest:
Village Clerk
o. The following signature block:
State of Illinois )
)ss
County of Cook )
Approved by the Village Engineer of the Village of Mount Prospect, Cook County, Illinois,
this day of ,19
Village Engineer
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p. The following signature block:
State of Illinois )
)ss
County of Cook )
I find no deferred installments of outstanding unpaid special assessments due against any of
the land included in the above plat.
Signed:
Village Collector
Dated this day of ,19__.
q. The following certificates, which may be combined where appropriate:
(1) A certificate signed and acknowledged by ail parties having any interest in the land
consenting to the preparation and recording of the said plat and consenting to the required
easements improvements, and dedications for any public use.
(2) Certification by all public utilities and Cable TV franchisee agreeing with easements
and provision of utilities.
(3) The appropriate Flood Plain Certification and designation as identified by the Federai
Emergency Management Agency (FEMA).
(4) Certification by the Illinois Department of Transportation (IDOT) and/or Cook County
I-fighway DePartment only when the plat seeks to create, modify or remove access onto a
State of Illinois or Cook County roadway.
2. Supporting Data. The following supporting data, where applicable, shall be supplied in
separate statements or maps, or, if practical, may be shown on the final plat:
a. A copy of any restrictions or covenants to be created by record and any charter or by-laws
of any property owners association to be created.
b. A copy of the most recently paid tax bill for the property.
c. Plans and specifications for the required public and private improvements.
d. A schedule showing phasing of proposed improvements.
B. Guarantees. Guarantees shail be provided for any development in accordance with the
requirements of Article VI of this Chapter.
- :26 -
C. Standards for Review. The standards for review of any final plat of subdivision shall be the same
as those included in SeCtion 16.303.B. regarding preliminary plat of subdivision standards.
D. Review and Approval.
1. Review and Recommendation. Upon review and approval of the final plat by the Director of
Community Development, consideration of the final plat shall be placed on the regular
meeting of the Plan Commission agenda and notice will be served upon the applicant of the
time and place of its meeting at which said matter will be discussed. The Plan Commission
shall forward its written report within sixty (60) days of filing a completed application to the
President and Board of Trustees recommending approval or disapproval of the final plat. If
the recommendation is to disapprove, the report shall set forth the reasons for its disapproval,
specifying with particularity the manner in which the proposed plat fails to meet the standards
of Section 16.303 B. of this Chapter.
2. Aonroval. After receiving the final recommendation of the Plan Commission, the President
and Board of Trustees shall act in a reasonably expeditious manner, consistent with its rules
of procedure, to approve or disapprove the final plat. If the final plat has not been acted upon
by the President and Board of Trustees within sixty (60) days of the receipt of the written
report of the Plan Commission, the petitioner may request in writing, that the President and
Board of Trustees act on the final plat within thirty (30) days of receipt of the request. Failure
of the President and Board of Trustees to act within that time period shall be deemed a
rejection of the final plat. Any plat which is rejected by affirmative action of the President
and Board of Trustees shall be returned to the petitioner with the reasons for rejection and a
specification of the aspects in the proposed plat that fail to meet the standards of Subsection
B of Section 16.303.
E. Recording. The approved final subdivision plat together with all covenants and restrictions
shall be recorded by the Village in the office of the Cook County Recorder of Deeds. All
recording fees and associated costs shall be paid by the applicant.
Section 16.305. Vacations.
Any vacation of public right-of-way shall require a plat to be approved under the requirements
of this Article and State statute. For any vacation a sign shall be posted on the property, having
the same requirements and information as that for a preliminary plat as noted in Section
16.303.C.5 of the Development Code.
Section 16.306. Condominium Plat Procedure.
A. New Construction. Land divided under the Condominium Act of the State of Illinois is
considered a subdivision for purposes of complying with these regulations. The applicant shall
submit a final site plan, showing the intended locations of all buildings and other improvements
to the property, prior to any development. Designated streets shall also be indicated on the final
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site plan. The plat shall be fully dimensioned by a registered land surveyor. Development plan
review and approval procedures, contained herein, are to be followed for the final site plan.
Upon approval of the final subdivision plat by the Village Board, it shall be placed on file with
the Community Development Department and the Village Clerk and need not be recorded.
Individual condominium plats required under the Condominium Act of the State of Illinois shall
be submitted to the Director of Community Development for review. The Director of
Community Development shall review the condominium plat to verify that it is in substantial
compliance with the previously approved final site plan and subdivision plat. If the plat is found
to be in compliance, the Director of Community Development shall sign it and allow it to be
recorded.
B. Condominium Conversions. Owners of existing structures who are intending to convert to
condominium ownership shall submit plats of survey required under the Condominium Act of
the State of Illinois to the Director of Community Development for review. The plat of survey
shall be forwarded to the Plan Commission for review, pursuant to the requirements and
procedures for final plat approval. Units may not be sold until said plat is approved by the
Village Board. Additional requirements for condominium conversion are in the Condominium
Ordinance of the Village, Chapter 23, Section 16. For public and private improvements,
condominium conversion shall be considered a new subdivision and shall fall under the codes
and ordinances of the Village at the time of conversion.
Section 16.307. Appeals from Decision on Development Plan.
A. An applicant for development plan approval may appeal to the President and Board of Trustees
any decision of the Director of Community Development to disapprove such development plan
by filing a notice of appeal with the Village Clerk and with the Director of Community
Development within ten (10) calendar days after receipt of said Director's written report
indicating disapproval of such development plan.
B. Said notice of appeal must specify the portion or portions of the Director's decision appealed
from and must specify the grounds for such appeal.
C. Upon receipt of said notice of appeal, the Director of Community Development shall forthwith
transmit to the Village Clerk all the documents constituting the records upon which the decision
from which the appeal has been taken was made.
D. Upon receipt of said notice of appeal, The Director of Community Development shall forthwith
place the consideration of the notice of appeal and matters relevant thereto on the agenda ora
regularly scheduled meeting of the President and Board of Trustees.
E. The President and Board of Trustees may reverse or affirm, in whole or in part, or may modify
the decision from which the appeal was taken; provided, however, that the President and Board
of Trustees shall base its decision on the standards set forth in Section 16.302.B. of tiffs Article;
- 28 -
and further provided, that in deciding such appeal the President and Board of Trustees shall have
all the powers of the Director of Community Development under this Chapter.
- 29 -
ARTICLE IV
CONSTRUCTION, DESIGN, AND INSTALLATION STANDARDS
FOR IMPROVEMENTS
Section 16.401. Improvements Summary
Any subdivision approved under this Chapter, any development subject to this Chapter, and any
development intending to construct improvements which are addressed in this Article, shall
comply with the required improvements stated in this Article IV. Subdividers and developers
shall construct all public and private improvemems to specifications and cause the completed
improvements to be dedicated to the Village or appropriate agency or unit of government. All
private improvements shall be completed as required and approved by the Village. Private
improvements shall remain under the ownership of the developer and shall be continuously
maintained.
Section 16.402. Grading and Erosion, Sedimentation and Dust Control
A. Lot Grading
1. All developments shall provide lot grading in conformance with Chapter 21, Article IV of the
Village Building Code and this Development Code.
2. Parking lots shall be graded such that no ponding in excess of twelve (12) inches occurs in the
event of a complete failure of the storm sewer.
3. Grading shall be completed on each lot such that overland water flow is directed away from
all sides of the foundation. Unless otherwise approved by the Director of Public Works all
grades on lot shall be a minimum of two (2) percent and a maximum often (10) percent. Side
lot grading may be no less than 6:1. Anything greater will require a special landscape plan
approved by the Village Engineer. If steeper slopes are approved, sodding, retaining walls or
other special treatments may be required to protect the slopes~
4. In s'mgle family residential zoning districts, storm water detention facilities are only permitted
in lots designated solely for detention/retention.
5. Driveway grades on all lots, as measured from the grade at the property line to the finished
garage floor, and driveway aprons shall be a minimum of two (2) percent and'a maximum of
ten (10) percent. Driveways and aprons constructed prior to March 1, 1995 that do not meet
these standards are exempt from this standard.
6. Grading plans shall be submitted for all developments. The grading plan shall indicate
existing grades within 100' of the development. Prior to final approval and acceptance of
public improvements an "as built" grading plan shall be submitted. In cases where individual
- 30 -
lot grading is not completed at the time of final acceptance or where public improvements are
not required, grading plans for the lots shall be submitted and approved prior to building
permits being issued and the "as built" grading plans shall be submitted prior to occupancy
permits being issued.
B. Erosion and Sedimentation Control
1. All developments, whether public or private, shall include a plan for soil erosion and
sedimentation control.
2. Except as provided herein, no plat of subdivision or development plan shall be approved
unless the plat or plan and accompanying materials indicate that measures to be taken to
control erosion and sedimentation will be adequate to assure that sediment is not transported
from the site by a storm event often-year frequency or less, and that the following principles
will be applicable to all development activities in the area to be subdivided:
a. Development shall be related to the topography and soils of the site so as to create the least
potential for erosion. Areas of steep slopes where high cuts and fills may be required shall
be avoided wherever possible and natural contours shall be followed as closely as possible.
b. Natural vegetation shall be retained and protected wherever possible. Areas immediately
adjacent to natural watercourses shall be lef~ undisturbed wherever possible.
c. The smallest practical area of land shall be exposed for the shortest practical time during
development.
d. Sediment basins, debris basins, desilting basins, or silt traps or filters shall be installed and
maintained to remove sediment from mn-off waters for any land undergoing development.
e. The selection of erosion and sedimentation control measures shall be based on assessment
of the probable frequency of climatic and other events likely to contribute to erosion and, on
evaluation of the risks, costs and benefits involved.
f. In the design of erosion control facilities and practices, aesthetics and the requirements of
continuing maintenance shall be considered.
g. Provision shall be made to accommodate the increased mn-off caused by changed soil and
surface conditions during and after development. Drainage ways shall be designed so that
their final gradients and the resultant velocities of discharges will not create additional
erosion, and shall be protected against erosion and sedimentation during development.
h. Permanent vegetation and structures shall be installed as soon as practical during
development.
-31 -
3. The erosion and sedimentation control plan shall include the following information:
a. A vicinity map, in sufficient detail to enable easy location in the field of the site for which
plat approval is sought, and including the boundary line and approximate acreage of the site,
and a legend and scale.
b. A plan of the site showing:
(1) Existing topography of the site and adjacent land within approximately 100 feet of the
boundaries, drawn at no greater than two foot contour intervals and clearly portraying the
conformation and drainage pattern of the area.
(2) The location of existing buildings, structures, utilities, water bodies, flood plains,
drainage facilities, vegetative cover, paved areas and other significant natural or man-made
features on the site and adjacent land within approximately 100 feet of the boundary.
(3) A general description of the predominant soil types on the site, their location and their
limitations for the proposed use.
(4) Proposed use of the site, including present development and planned utilization; areas
of excavation, grading and filling; proposed contours finished grades and street profiles;
provisions for storm drainage, including the control of accelerated runoff, with a drainage
area map and computations; types mad locations of utilities; and areas and acreages
proposed to be paved, covered, sodded or seeded, vegetatively stabilized or left
undisturbed.
c. An erosion and sedimentation control plan showing:
(1) All erosion and sedimentation control measures necessary to meet the objectives of this
Chapter throughout all phases of construction and permanently after completion of
development of the site.
(2) Provisions for maintenance of control facilities, including easements and estimates of
the cost of maintenance.
(3) Identification of the person(s) or entity which will have legal responsibility for
maintenance of erosion control structures and measures after development is completed.
d. The proposed phasing of development of the site, including stripping and clearing, rough
grading and construction, and final grading and landscaping. Phasing shall identify the
expected date on which clearing will begin, the estimated duration of exposure of cleared
areas; and the sequence of clearing, installation of temporary sediment control measures,
installation of storm drainage, paving streets and parking areas, and establishment of
permanent vegetative cover.
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These submissions shall be prepared in accordance with the standards and requirements
contained in "Procedures and Standards for Soil Erosion and Sedimentation Control in
Illinois" prepared by the Steering Committee and adopted by the North Cook County Soil and
Water Conservation District, which standards and requirements are hereby incorporated into
this Chapter by reference.
The Village may waive specific requirements for the content of submissions upon finding that
the information submitted is sufficient to show that the work will comply with the objectives
and principles of this Chapter.
C. Dust Control. The developer and contractors shall use a water wagon or other acceptable means
on the project site to control dust. All streets used by the developer, contractors or suppliers in
or adjacent to the development shall be kept free of debris, dirt, dust, and mud. Streets shall be
left in a clean condition at the end of each day's work.
Section 16.403. Ri~ht-of-Way, Development, and Subdivision Standards. Subdivisions and
developments within the Village shall be designed and constructed in accordance with the following
standards.
A. Public Right-of-Way The standards set forth in this Article shall be the minimum standards for
streets, roads, and intersections. The arrangement, character, extent, width, grade and location
of all streets shall conform to this Article and to the Comprehensive Plan as adopted by the
Village Board. They shall be considered in their relation to existing and planned streets, to
topographic conditions, to public convenience and safety, and in their appropriate relation to
proposed uses of the land to be served. Generally, all streets shall be dedicated to public use.
Arterial streets, in all cases, shall be dedicated to public use. Ail public streets shall be
completely improved and the full right-of-way shall be dedicated in accordance with this section.
Ail street improvements shall be extended to the boundaries of the subdivision or development.
1. General Street Layout and Design
a. The arrangement of streets shall either:
(1) Provide for the continuation of existing streets in surrounding area; or
(2) Conform to a plan for the adjacent area adapted to meet a particular situation where
topographical or other conditions make continuance or conformance to existing streets
impracticable.
b. Local streets shall be so designed to discourage through traffic.
c. Where a parcel abuts or contains an existing arterial or collector street, as shown on the
Comprehensive Plan or Official Map, the Village may require frontage roads, double frontage
lots with screen planting contained in a nonaccess reservation at least ten feet (10') wide along
the rear property line, or such other treatment as may be necessary for adequate protection of
residential properties and to separate through and local traffic.
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d. When any parcel or part of a parcel is adjacent to only one side of an existing right-of-way,
which is less than the width required by this Chapter or the Official Map, the applicant shall
dedicate additional right-of-way to meet the specifications of this Article.
e. All existing half streets shall be fully improved at such time that adjacent properties are
developed.
e. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions
shall be extended to the boundary line of the tract to make provision for the future projection
of streets into adjacent areas. A cul-de-sac bulb or other means of providing an appropriate
turn-around, acceptable to the Director of Public Works, shall be provided until the street
properly connects to the street in the adjacent area.
TABLE IV-1
MINIMUM STANDARDS FOR STREET DESIGN
Pavement
Width To Street Radius of
Right of Edge of Width to Horizontal Maximum Minimum
Sheet Way Width Pavement Back of Curb Curves Gradient Crradient
Major Arterial
or Section L'me 100 feet 48 feet 51 feet 400 feet 5% 0.6%
Collector,
Commercial and
Industrial 80 feet 38 feet 41 feet 400 feet 5% 0.6%
Local including 31
etd-de-sac 66 feet 28 feet feet* 200 feet 7% 0.6%
* Rolled curbs may be permitted on cul-de-sac bulbs.
2. Right-of-Way Widths. All public streets shall be designed and developed in accordance with
the standards set forth in this Section, Table IV-l, Minimum Standards for Street Design.
3. Intersections and Offsets.
a. Streets shall intersect at ninety (90) degrees whenever possible. No two streets shall
intersect at an angle of less than seventy-five (75) degrees. An oblique street shall be curved
approaching an intersection and shall be at right angles for a minimum of one hundred (100)
feet.
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b. No more than two (2) streets shall intersect at any one point.
c. Proposed intersections along one side of an existing street shall, whenever practicable,
co'mcide with any existing intersections on the opposite side of such street. Street or driveway
jogs with center-line offsets of less than one hundred fifty (150) feet shall not be permitted,
except where the intersected street or driveway has separate dual drives without median
breaks at either intersection.
d. Intersections shall have a minimum curb radius of twenty five (25) feel for minor streets,
thirty (30) feet for collector streets, and forty (40) feet for arterials.
e. Intersections of driveways with arterials may require the installation of
acceleration/deceleration lanes along the arterial to provide for vehicular safety upon entering
or exiting the arterial.
4. Frontage Roads.
a. Frontage roads may be required to provide access to adjacent land and adequate vehicular
safety when property to be developed is adjacent to an arterial. Whenever a frontage road is
to be dedicated to public use, it shall conform with the requirements of this Article regarding
right-of-way and improvement specifications.
b. Frontage roads shall be approximately parallel to the arterial.
c. Where possible, a minimum distance of seven hundred fifty (750) feet shall be required
between points of ingress and egress to the arterial.
5. Cul-de-Sacs. Cul-de-sacs may be permitted in subdivisions where land availability, site
planning, or traffic control purposes determine a through street is not practical.
a. The maximum length ora cul-de-sac shall be five hundred (500) feet as measured from its
origin with the right-of-way of the intersecting street through the center point of the bulb or
other approved turn-around.
b. The bulb ora cul-de-sac shall have a minimum right-of-way of one hundred twenty (120)
feet in diameter or, if offset, one hundred and ten (110) feet in diameter.
c. The bulb ora cul-de-sac shall have a minimum pavement diameter of one hundred (100)
feet.
d. An area suitable for snow storage from the plowing of the cul-de-sac shall be designed in
each cul-de-sac bulb. Such area shall be between driveways and away from fire hydrants,
mail boxes and sewer and water utilities.
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e. A maximum of five (5) lots shall have frontage on the bulb of a cul-de-sac
6. State or County Approvals. Any construction within or changes to rights-of-way under the
jurisdiction of the State of Illinois or Cook County shall require the approval of that
jurisdiction in addition to Village approval before any construction is allowed to begin,
7. Street Names.
a. Streets that are extensions of, or in alignment with, existing streets shall bear the name of
the existing street.
b. The developer shall place street signs at the intersection of any two streets to identify all
streets. Signs and poles shall be of a type, dimension, color, and height as required by the
Director of Public Works.
8. Pavement Design and Specifications
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
complimentary to existing and planned streets, to reasonable circulation of traffic within any
development and adjoining lands, to topographical conditions, to runoff of storm water, 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 Reference. Ail pavements shall be designed in accordance with one or more of the
following references as they apply:
(I) Manual for Structural Design of Portland Cement Concrete Pavement, Illinois
Department of Transportation, latest edition.
(2) Manual of Instruction for the Structural Design of Bituminous Pavements on Projects
Involving MFT and FAS Funds, Illinois Department of Transportation, latest edition.
(3) Design Manual, Illinois Department of Transportation, latest edition.
(4) The Village of Mount Prospect Development Code.
c. Pavement Design.
(1) All pavement shall be designed in accordance with the previously referenced
specifications and manuals. The design thickness shall be dependent on the soil support
value - Illinois Bearing Ratio (IBR) - and the projected traffic factor, however, in no case
shall the structural numbers be less than those shown in Table IV-2. A copy of all design
assumptions and computations shall be submitted to the Director of Public Works for
review and approval.
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TABLE IV-2
STRUCTURAL REQUIREMENTS
STRUCTURAL
NUMBER IBR
Major Arterial 5.00 3.0
Collector Streets Within
Residential Districts 3.00 3.0
Collector Streets in All
Other Districts 4.00 3.0
Cul-De-Sacs and Local Streets
Within Residential Districts 2.50 3.0
Cul-De-Sacs and Local Streets
in Ail Other Districts 3.50 3.0
(2) Ail subgrade material shall have a minimum IBR of 3.0. The soil support IBR values
selected for use by the design engineer shall represent a minimum value for the soil to be
used. Copies of the test for IBR values for each material used shall be submitted to the
Director of Public Works.
(3) Allowable pavement construction material, strength requirements, and Minimum
thickness requirements shall be as indicated in Table IV-3.
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TABLE IV-3
ALLOWABLE PAVEMENT CONSTRUCTION MATERIALS
STRUCTURAL MATERIALS STRENGTH REQUIREMENTS MINIMUM THICKNESS
*M.S. I.B.R. P.S.I.
Bituminous Surface:
Class I - Surface 1700 1"
Class I - Binder 1700 2"
Base Course:
Aggregate, Type B
Uncrushed 50 12"
Crushed (100%) 80 10"
Aggregate, Type A 80 10"
Waterbound Macadam 110 10"
Cement Aggregate 650** 7"
Bituminous Aggregate
Mixture 900-1900 6"
Bituminous Mixture,
Class I 1700 6"
Portland Cement
Concrete (New) 3500*** 6"
* Marshall Stability
** 7 ~ Day Design Compressive Strength
*** 28 - Day Design Compressive Strength
d. Grades.
Minimum gradient on streets shall be six-tenths percent (0.6%), Maximum gradients on
streets shall be:
(a) Minor Streets - Seven percent (7%)
(b) All other Streets - Five percent (5%)
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e. Vertical Curves
Vertical curves shall be constructed at all changes in street gradient except at summits and two
points where the algebraic difference in gradients is less than one and one-half percent (1
1/2%). At the summits or low points with gradient differences one and one-half percent (1
1/2%) and at all other locations of gradient changes up to one and one-half percent (1 1/2%)
a one hundred foot (100') vertical curve shall be constructed. For each additional one percent
(1.0%) difference in gradient over one and one-half percent (1 1/2%) a fifty foot (50')
increment shall be added to the length of the vertical curve.
f. Horizontal Curves
Horizontal curves may be permitted. The minimum radius for horizontal curves shall be 200'
for minor streets and 400' for all other streets. Minimum 100' tangents shall be introduced
between reverse curves on all streets.
g. Curb and Gutter
(1) Combination curb and gutter type B6:12 shall be constructed on both sides of all
streets except that in turn-a-rounds of residential cul-de-sacs a mountable curb and gutter
type M4:12 may be allowed. Depressed curbs shall be provided at all driveways.
Intersection sidewalk crossings shall be ramped for the handicapped.
(2) Two (2) number 4 (#4) reinforcing bars shall be placed continuously between
expamion joints. Expansion joints shall be doweled and spaced at no more than sixty (60)
feet on center and at tangent points of all radii. Control joints shall be provided at fifteen
(15) feet on center and shall consist ora saw cut minimum of one and one half (1 1/2)
inches deep.
h. Pavement Construction
(1) All pavements shall be constructed in accordance with:
(a) Standard Specifications for Road and Bridge Construction, Illinois Department of
Transportation, latest edition;
(b) The Village of Mount Prospect Development Code.
(2) At least one standard Proctor Density Test performed in accordance with AASHTO
T99, shall be taken on each type of material used for embankment or encountered in the
subgrade.
(3) Density tests performed by a qualified soils engineer in accordance with AASHTO
T191 or by other methods approved by the Director of Public Works shall be done at a
maximum 50 foot spacing. Embankments and subgrade shall be compacted to not less than
95% of the standard laboratory density. Copies of all density tests results shall be
submitted to the Director of Public Works.
(4) Upon completion of the compaction of the embankment and subgrade a roll test with
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a fully loaded single rear axle six-wheel ~niek Shall be done at the direction of the Director
of Public Works prior to placing any type of curb and gutter or base material.
(5) A density test on base course and surface course materials shall be performed by an
approved soils and materials consultant. The density test shall be taken at maximum 100
foot spac'mgs. Copies of all density test results shall be submitted to the Director of Public
Works. Upon completion of the compaction of the base course a roll test with a full loaded
single rear axle six-wheel truck shall be done at the direction of the Director of Public
Works.
(6) Class I Binder Course shall be constructed after the Director of Public Works has
approved the base course construction.
(7) Construction of the Class I Surface Course shall be delayed for one winter season after
construction of the Binder Course.
i. Materials Testing.
All materials shall meet the requirements of the Standard Specifications for Road and
Bridge Construction, Illinois Department of Transportation, latest edition. Concurrent with
the construction of any pavement the developer shall furnish the Director of Public Works
with copies of the certificates of testing from the Illinois Department of Transportation
Bureau of Materials or an approved testing laboratory.
j. Driveway Approaches
(1) Driveway approaches for single family residential buildings shall be a minimum of nine
(9) feet in width for one car driveways and shall otherwise be the width of the driveway
as permitted by the Zoning Ordinance and shall be three (3) feet wider at the curb.
(2) Driveway approaches for single family residential buildings shall be constructed of:
(a) Minimum six (6) inch concrete with a minimum two (2) inch compacted aggregate
base course, or
(b) Minimum two (2) inch Class I Bituminous Surface with a minimum eight (8) inch
compacted Aggregate Base Course.
(3) Multi-family, commercial and industrial driveway approaches shall have a width equal
to the approved driveway width at the property line. The driveway approach shall have a
minimum fiiieen (15) foot radius return at the street.
(4) Driveway approaches for multi-family, commercial and industrial buildings shall be
constructed of:
(a) Minimum six (6) inch concrete with a minimum four (4) inch compacted gravel
aggregate base course; or
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(b) Minimum one (1) inch bituminotis surface and one and one-half (1 1/2) inch
bituminous binder with either a minimum twelve (12) inch aggregate base course or a
minimum six (6) inch BAM base course.
(5) Brick driveway aprons or exposed aggregate may be installed by the property owner.
It shall be the responsibility of the property owner to pay for the repair or replacement of
brick or exposed aggregate driveway aprons when damaged or in need of repair as a result
of the repair of underground utilities.
(6) It is the responsibility of the owner to properly maintain the driveway apron.
9. Sidewalks
a. General. Sidewalks shall be provided within all developments. Sidewalks shall be
constructed along both sides of all streets and shall be five (5) feet in width except in the B-5
and B-SC Zoning Districts, where they shall be seven (7) feet in width. Sidewalks shall be
located within the public fight-of-way one (1) foot from the right-of-way line. Brick
sidewalks shall only be permitted in non-residential zoned districts
b. Construction
(1) Sidewalks shall conform to the requirements of Section 624. Portland Cement
Concrete Sidewalk; Standard Specifications for Road and Bridge Construction; Illinois
Department of Transportation, latest edition, and the Village of Mount Prospect
Development Code.
(2) Sidewalks shall be a minimum of five (5) inches thick, except at driveways where the
thickness shall be a minimum of six (6) inches.
(3) Three (3) number five (5) reinforcing bars ten (10) feet long shall be placed in the
sidewalk at all trench crossing locations.
(4) Construction joints shall be placed at five (5) foot spacings.
(5) Sidewalks shall be placed on a two (2) inch well-compacted CA-6 base course.
10. Bike Paths
Whenever constructed within the Village, bike paths shall conform to the following standards:
a. Bike paths shall be eight (8) feet in width to provide for two-way traffic.
b. The minimum construction of any bike path shall consist ora six (6) inch type B aggregate
base course, placed on an acceptable subgrade approved by the Director of Public Works, with
a two (2) inch bituminous surface course.
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c. Bike paths shall have removable P0st~ pl~te~id at all locations necessary to prevent vehicular
traffic from entering the paths.
d. Construction of any bike path shall conform to the Standard Specifications for Road and
Bridge Construction, Illinois Department of Transportation, latest edition and this Article.
11. Handicapped Ramps
a. General. Handicapped ramps shall be installed within all developments to provide a safe
pedestrian crossing where streets intersect and where the Village Engineer determines said
ramps are needed. The design and construction of all ramps must be approved by the Village
Engineer and in conformance with local State and Federal Codes.
12. Fire Lanes
a. Fke lanes required: Fire lanes shall be provided for any part of buildings that are set back
more than 150 feet (45.75 m) from a public road or for buildings which exceed 30 feet (9.14
m) in height and are set back over 50 feet (15.25 m) from a public road.
b. Size: Fire lanes shall be at least 20 feet (6.1 m) in width with the road edge closest to the
building at least 10 feet (3.05 m) from the building. Any dead-end road more than 500 feet
(152 m) long shall be provided with a turn-around the closed end at least 100 feet (30.5 m) in
diameter.
c. Split type: Split fire lanes are not permitted.
d. Construction Requirements: Fire lane construction shall conform to Section 16.403.B.l.b.
of the Village of Mount Prospect Development Code.
e. Maintain: The designation, use and maintenance of fire lanes on private property shall be
accomplished as specified by the Fire Chief.
f. Posted: All fire lanes shall be posted with signs at locations designated by the Fire Chief.
Cost of the signs and installation shall be at the sole expense of the property owner.
B. Private Improvements. All construction on private property in a subdivision or development
shall conform to the requirements stated herein. No private improvements may be considered
for future acceptance by the Village unless constructed in accordance with Section 16.403.A.
Public Right-of-Way.
1. Parking Lots
a. All parking lots shall be designed in conformance with:
(1) Transportation and Traffic Engineering Handbook - Institute of Transportation
Engineers, latest edition.
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(2) The Zoning Ordinance, Villag~ ofM6ufit Pi~ospect.
(3) This Development Code.
b. Parking areas shall be designed and constructed in accordance with Section 16.403.A.8.
of this Development Code except as follows:
(1) Minimum structural number shall be 2.0 for parking stalls areas and a minimum
structural number of 2.5 for aisles and firelanes;
(2) Minimum thickness of aggregate base courses shall be eight (8) inches;
(3) Minimum thickness of bituminous surface course shall be two (2) inches.
c. Combination concrete curb and gutter type B 6:12 or concrete barrier curb Type B shall
be Constructed around the perimeter of all parking lots and around all islands within parking
lots.
d. Striping of the pavement surface to define each parking stall is required and shall be a
minimum of four (4) inches wide for the length of the stall. All areas designated as fire lanes
and/or "No Parking" shall be painted with yellow stripes.
e. Any location within parking lots, intended for storage of trash containers, shall be
constructed of concrete rather than bituminous surface and shall be enclosed with an approved
screen or enclosure.
2. Driveways
a. Design. All driveway designs shall be consistent with the projected traffic volume, type
of traffic, and type of roadway, and shall be subject to the review and approval of the Village.
All driveways shall meet the minimum standards of the Zoning Ordinance and this Chapter.
Driveway design shall be based upon a width of twelve (12) feet per lane. Any driveway
designed for three (3) or more lanes shall be striped or divided; as approved by the Village.
b. Distance and Number. Driveway access to arterials shall be kept to a minimum.
Whenever possible adjacent uses shall share common driveway access to arterials. The
minimum distance between driveways on arterials shall be three hundred (300) feet, unless
otherwise permitted upon review by the Director of Community Development, and
theDirector of Public Works.
c. Construction. Driveways within a site shall be constructed to parking lot specifications at
a minimum. Driveways with high volume of truck traffic shall increase the structural strength
of the pavement.
3. Private Streets. All streets which serve as access or frontage to subdivided lots shall be
dedicated to the public unless specific approval is granted by the Village Board. When any
private streets are constructed the following shall apply:
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a. Design. Private streets shall conform tO the requirements for public streets as stated in
Section 16.403.A. 1. and 3. regarding General Layout and Design and Intersections and
Offsets.
b. Construction. Private streets shall conform to the requirements for public streets as stated
in Section 16.403.A.8. regarding pavement design and specifications.
4. Sidewalks. Sidewalks shall be constructed where pedestrian and vehicular traffic may
conflict on private streets and where necessary to provide access from parking areas to
buildings. Sidewalks shall have a minimum dear width of four (4) feet for areas of light
pedestrian traffic and seven (7) feet for high traffic areas.
5. Bike Paths. Whenever constructed, bike paths shall comply with the requirements stated in
Section 16.403.A. 10, Bike Paths for Public Right-Of-Way.
6. Easements. Easements shall be required for any development in order to provide for
placement of public utilities, protection of residential uses, continuity of waterways, and
pedestrian access. Easements shall be located whenever necessary to ensure these objectives
and shall be subject to the use, design, and location conditions stated in Section 16.403.C.4.,
Easements of this Article.
C. Subdivision Standards. The design and layout of lots within any subdivision shall conform to
the requirements skated in this Article.
1. Blocks. The length, width, and shape of blocks shall be determined by the proposed uses, the
zoning requirements of the Village, topography, and convenient access, circulation, control
and safety of vehicular and pedestrian traffic.
a. The maximum length of a block in a residential subdivision shall not exceed one thousand
five hundred (1500) feet.
b. The width of any block shall be sufficient for two tiers of lots unless such block abuts an
arterial, water course, railroad right-of-way, shopping center, or major public facility.
c. Pedestrian crosswalks may be required, in a minimum ten (10) foot easement, through the
center of blocks which exceed eight hundred (800) feet in length where necessary to provide
access to arterials, shopping centers, or public facilities.
2~ Lots. The size, width, depth, and shape of lots shall be appropriate for the location and type
of development and use proposed and shall conform to the regulations set forth in the Zoning
Ordinance and this Chapter.
a. Through lots shall be avoided except where essential to provide separation of residential
development from major arterial streets. Access to the arterial from single family residential
lots shall be prohibited by deed restriction and a no-access easement. A planting screen with
a minimum height of four (4) feet shall be provided along all lot lines abutting the major
arterial.
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b. Whenever possible, on all corner lots abUtting an arterial, access shall be prohibited to the
medal.
c. Lots abutting a water course, drainage way, channel or stream shall have a minimum width
or depth required to provide an adequate building site.
d. All lots shall have frontage on a public street.
e. The minimum depth of any residential lot hereafter created shall be one hundred twenty
(120) feet and two hundred (200) feet for commercial and industrial lots. Any residential lot
which backs to an arterial, railroad fight-of-way, or shopping center shall have an additional
twenty (20) feet in depth to accommodate the required no-access screen planting at the rear
of the lot.
f. The depth to width ratio shall not exceed two and one-half (2 1/2) to one (1) for all lots.
g. Side lot lines shall be substantially perpendicular to the fight-of-way; however, lots on a
cul-de-sac shall have side lot lines radial to the center of the cul-de-sac.
3. Building Lines
a. Required building line setbacks shall be indicated on all plats of subdivision in accordance
with the Zoning Ordinance.
4. Easements
a. There shall be a dedicated easement with a minimum width of twenty (20) feet at the rear
of all lots, or ten (10) feet centered on adjacent rear lot lines, and where necessary along side
lot lines to provide continuity for public utilities and/or drainage. In addition, due provision
shall be made for extension of easements to adjacent property.
b. All utility easements shall be approved by the public utility companies, Cable Television
franchises, and municipality and shall be so indicated on any final plat.
c. Easements for pedestrian access shall be a minimum often (10) feet in width.
d. Where a subdivision is traversed by a water course, drainage way, channel or stream a
storm water or drainage easement shall be provided, conforming to the lines of such water
course and such additional width as necessary for access and maintenance as required by the
Director of Public Works.
e. No building, structure, or other obstruction shall be constructed upon any easement.
Section 16.404. Sanitary Sewer System. Except as otherwise provided herein, no residential,
commercial or industrial subdivision or development shall be approved unless it is served by
sanitary sewers connected to the Village's sewer system.
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A. General. In the case of any buildingS, residential, e0mmercial or industrial, constructed prior to
the adoption of this ordinance and served by a septic system, the following shall apply:
1. Any building located within the Village, the property line of which building is located within
two hundred feet (200') of a sanitary sewer main line, shall have its sanitary sewer facilities
connected to the said sanitary sewer main line. Any parcel and/or building located outside the
Village shall be required to annex into the Village prior to connecting onto the Village sewer
system, and any and all expenses incurred to extend said sewer system would be totally at the
owner's expense.
2. Before commen(mg the sewer layout, the developer shall confer with the Village to determine
the required size and grades for any trunk sewers traversing the subdivision to fit the Village's
available capacities of off-site downstream existing facilities to the M.W.R.D. interceptor
together with the estimated increment of flow caused by the subdivision or development.
Construction required to accommodate said increment shall be submitted as part of
Engineering Plans. Sanitary sewers shall be extended to the edge of the development along
public rights-of-ways and at other points indicated by the Director of Public Works and/or
Director of Community Development.
3. All sanitary sewers shall be constructed within public rights-of-way or within easements
dedicated for public utilities.
B. Design
1. Sewer Mains. Sewer mains shall be designed according to the "Illinois Manual of Procedures
for the Administration of the Sewer Permit Ordinance" and this Development Code.
2. Sewer Design Flows
a. Design flows for all residential developments shall be based upon full development of the
service area within the population served, estimated as follows:
(1) Type of Dwelling Unit Number of Persons
Studio 1
1 Bedroom 2
2 Bedroom 3
3 Bedroom 4
4 Bedroom 5
(2) The maximum daily per capita design flow shall be calculated using the formula:
Q = 500
(P)
Where Q* -- maximum design flow, gpcpd
P = population served, in thousands
*Not to exceed 400 gpcpd or be less than 250 gpcpd
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(3) For undeveloped residential areag Where the details of future developments are not
known, design population per acre may be estimated by the Village Engineer.
b. Design flows for non-residential developments shall be based on full development of
sexwice area with the maximum dally per capita design flow calculated as follows:
TABLE IV - 4
DESIGN FLOWS
Maximum Domestic
Flow for Sewer
Type of Average Flow in Design in Gals/
Establishment Unit Gals/day/unit day/unit*
Shopping Center Employee (1 shift) 50 200
Retail Store Employee ( 1 shift) 30 120
Office Person (1 Shift) 25 100
Industrial Person (1 Shift) 35 140
Restaurant Meal Served 7 30
Theater Per Seat 5 20
Hotel Per Guest 100 400
*Quantities are exclusive of process water requirements which must be estimated and added.
For non-residential developments where the details of the development are not established, domestic
design flows may be estimated by the Village Engineer. Such flow estimate shall not relieve the
owner or developer of the responsibility of providing adequate sanitary sewer capacity to meet any
and all future requirements within the development.
3. Sewer Design Hydraulics.
a. Sanitary gravity sewers shall be designed to provide design flow capacity, without
surcharging, using Manning's formula:
Q = A x 1.486 x R2/3 x S1/2
n
Where Q -- design flow in units of cubic feet per second
A = area in units of square feet
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R = hydraulic radius in unlts 0~ feet
S = slope in units of feet per foot
n -- roughness coefficient, in dimensionless units, = 0.013
b. Design mean velocity, flowing full, shall not be less than two (2) feet per second or greater
than ten (10) feet per second.
c. Sewers which will flow less than one-half (1/2) full at design maximum flow shall have
a slope to provide a velocity not less than two (2) feet per second at the design maximum
flow.
d. Design flow shall include total allowable infiltration at any point based on one hundred
(100) gallons per day per inch diameter per mile of sewer pipe.
4. Minimum Sewer Size.
a. Minimum sanitary sewer size shall be 8-inch diameter.
b. Minimum building sanitary service sewer size shall be 6-inch diameter.
5. Alignment. Sewer shall be laid straight in both horizontal and vertical planes between
manholes, unless otherwise approved by the Director of Public Works and/or Director of
Community Development.
6. Sewer Size Changes. Sanitary sewer of different diameter shall join only at manholes. The
invert elevations shall be adjusted to maintain a uniform energy gradient by matching the 0.8
depth points of different diameters.
7. Sanitary Sewer Manholes. Manholes shall be provided at the following:
a. Manhole Locations. Manholes shall be provided at the following:
(I) Termination of existing and future lines
(2) Changes in direction, horizontal or vertical
(3) Changes in shape or pipe size
(4) Junctions with other sewers
(5) Access spacing shall be:
Sewer Pipe Size Maximum Interval
(in inches) (in feet)
8 - 24" 400
27" & larger 505
b. Drop Manholes. Drop manholes shall be provided for manholes with any pipe having a
difference in invert elevation mom than twenty-four (24) inches above the invert of the sewer
leaving the manholes.
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c. Manhole Diameters.
(1) Manholes for sanitary sewers twenty~four inches (24") or less in diameter shall have
a rninimum inside diameter of forty-eight (48) inches.
(2) Manholes for sanitary sewers twenty-seven (27) inches or larger in diameter, shall have
a minimum inside diameter of sixty (60) inches.
8. Lift Stations. Whenever possible, sanitary sewerage facilities shall be designed so as to avoid
the necessity of providing lift stations.
a. If a lift station is part of the engineering design, it shall be shown in plan elevation.
Spec'tfications for said lift station shall be submitted with engineering plans. Lift stations shall
be of the dry well or wet well type, and shall conform in all respects to the standards
established by the State of Illinois, Environmental Protection Agency and M.W.R.D.
b. A separate source of power shall be furnished to each sewerage lift station. This shall
be fi.om another electrical source provided by a separately powered engine. Engine, encloSUre
and mounting shall be subject to approval by the Director of Public Works. An alarm shall
be installed to the Village master panel to identify failure at the lift station.
c. The maintenance of lift stations shall be the responsibility of the developer or a
homeowner's association in perpetuity.
C. Allowable Materials
1. Sewer Pipe
a. Extra Strength Vitrified Clay Pipe (ESVCP) - conforming to the requirements ofA. S.T.M,
C-700.
b. Extra Strength Concrete Sewer Pipe (ESCSP) - conforming to the requirements of
A.S.T.M. C-76.
c. Ductile Iron Main - conforming to the requirements ofA. S.T.M. A-746.
d. Thick Walled PVC Pipe - shall conform to the requirements of A.S.T.M. D-2241 or
D-3034, SDR 35.
e. Tress Pipe - shall conform to the requirements ofA. S.T.M. D-2680 for 8" and larger and
A.S.T.M. D-2751 for 6".
2. Force Main
a. Ductile Iron Pipe - conforming to A.W.W.A. Specification C-151 - Class 56.
b. P.V.C. Pipe -conforming to A.W.W.A. Specification C-900 SDR-18.
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3. Pipe Joints
a. Vitrified clay pipe A;S.T.M. C-425 with P.V.C bell, A.S.T.M. D-1784.
b. Reinforced concrete pipe - A.S.T.M. C-443.
c. Ductile iron pipe - A.N.S.I, A-21.11 (A.W.W.A. C-111 ).
d. P.V.C. Thick Walled Pipe - A.S.T.M. D-3212 and F~477.
e. A.B.S. composite pipe - Type 0.R., A.S.T.M. D-2680.
4. Pipe Sleeves for Auguring or Tunneling.
a. Steel Sleeves - shall be 3/8" thick, of the diameter specified, with a continuous, circular
1/2" bead weld and shall meet the requirements ofA. S.T.M. A-120.
b. Concrete Sleeves (alternate) - if selected in place of the steel sleeves specified above, shall
be reinforced concrete pipe, tongue and groove type, conforming to the requirements of
A.S.T.M. C-76-57, Table IV - Class designation 3,000 D.
5. Manholes
a. Precast reinforced concrete - A.S.T.M. C-478 and A.S.T.M. C-443.
b. Adjustment: No more than three (3) precast concrete adjusting tings with a twelve (12)
inch maximum height adjustment.
c. Pipe and Frame Seals: All pipe connection openings shall be precast with resilient rubber,
water tight, pipe to manhole sleeves.
d. Bottom Sections: All bottom sections shall be monolithically precast including bases and
invert flowlines.
6. Castings
a. Manhole frame and cover - Neenah No. R-1712 or approved equal, with self-sealing
gasket in lid, embossed "Sanitary".
b. Manhole steps - Neenah No. R-1981-I, or approved equal.
c. Recessed pickholes shall be required.
d. Frames and covers for manholes located within floodplain areas and having a tim elevation
below the flood protection elevations shall be watertight, lock-type covers - Neenah No.
R-1755-B or approved equal.
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D. Construction Requirements
1. Specifications. All sanitary sewers shall be constructed in accord with the provisions of the
Standard Specifications for Water and Sewer Main Construction In Illinois latest edition and
this Development Code.
2. Approvals and Permits. Construction of sanitary sewers and/or sewer service shall not
commence until engineering plans and specifications have been approved by the Village and
permits for construction of the sewers have been issued by the M.W.R.D. and the Illinois
Environmental Protection Agency.
3. Excavation and Foundation.
a. The trench shall be excavated so that the flow line of the finished sewer shall be at the
depth and grade shown on the approved plans. The trench for the pipe shall be excavated at
least twelve (12) inches wider than the external diameter of the pipe. The width of the trench
shall not exceed the external diameter of the pipe by more than eighteen (18) inches at the top
of the pipe.
If the excavation has been made deeper than necessary, the foundation shall be brought to
proper grade by the addition of well-compacted bedding material. Where a firm foundation
is not encountered at the grade established, due to soft, spongy or other unsuitable soil, (unless
other special construction methods are called for on the plans or in the special provisions), all
such unsuitable soil under the pipe and for the width of the trench shall be removed and
replaced with well-compacted bedding material.
b. Bedding, other than concrete embedment, shall consist of gravel, crushed gravel, or
crushed stone 1/4" to 3/4" in size. At a minimum, the material shall conform to the
requirements of Article 704.01 of the "Standard Specifications for Road and Bridge
Construction", of the State of Illinois or ASTM C-33. The gradation shall conform to
gradation CA-7, CA-g, CA-11 or CA-13 of the Illinois Standard Specifications or to ASTM
Gradation No. 67. The pipe shall be laid so that it will be uniformly supported and the entire
length of the pipe barrel will have full bearing. No blocking of any kind shall be used to
adjust the pipe to grade except when used with embedment concrete. Bedding shall be
required for all sewer construction, except ductile iron pipe, and shall be of a minimum
thickness equal to 1/4th of the outside diameter of the sewer pipe but shall not be less than four
inches (4").
4. Pipe Laving.
a, Pipe shall be laid straight both horizontally and vertically between manholes.
b. Pipe laying and joining shall be done in accordance with the pipe manufacturers
recommendations.
c. Pipe shall not be dropped from delivery vehicles. All pipe shall be lowered into the trench
with a suitable apparatus; in no case shall the pipe be dropped or thrown.
.$! -
5. Connections.
a. Connections to the sewer main shall be done by means of a wye fitting installed in the
main.
b. When sewer mains are deeper than 10', risers shall be installed at connections such that
serdce pipe shall be no more than 10' deep.
c. Unused wye fitt'mgs shall have socket ends sealed by water tight rubber or plastic stoppers
suitably fastened or braced to prevent dislodging by back pressure from the main line.
d. Connections to existing sewer mains shall be made by installing a new wye fitting or by
use of a circular sawcut by proper tools ("Sewer Tap" Machine or similar) and installation of
a wye saddle in accordance with manufacturers recommendations. All such connections shall
be done in the presence of the Director of Public Works.
e. Construction Records - The contractor shall keep a record of the location of all sewer
services by measurement to the nearest downstream manhole. Such records shall be delivered
to the Director of Public Works at the completion of the work. Residential main service
connections shall not be made directly to the manhole.
6. Backfilling
a. Backfilling shall not be done until installation of the sewer has been inspected and
approved by the Director of Public Works.
b. Backfill to one foot (I') above the top of the pipe shall be done with material conforming
to bedding material or CA-6 specifications placed in six inch (6") lifts compacted to 95%
maximum density.
c. Excavations for sewers which are beneath any existing or proposed pavements, driveways
and sidewalks and any trenches where the inner edge is within two feet (2') of such areas shall
be backfilled with CA-6 material in nine inch (9") lifts compacted to ninety-five (95) percent
maximum density.
d. Excavations for sewers not beneath or within two (2) feet of existing or proposed paved
areas shall be backfilled from one (1) foot above the sewer with material excavated from the
trench, unless such material is determined to be unsuitable by the Director of Public Works.
The material shall be free from clods and rocks and shall be placed in twelve inch (12") lifts
and compacted.
E. Inspection and Testing. It shall be the intention of this ordinance to secure a sewer system with
a minimum amount of infiltration. Maximum allowable infiltration shall be one hundred (100)
gallons per inch of diameter of sewer per mile per 24 hour day at any time for any section of the
system. The joints shall be tight and visible leakage in the joints, or leakage in excess of that
specified above, shall be repaired at the contractor's expense by means approved by the Director
of Public Works.
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1. T.V. Testing.
a. Prior to submission of the Request For Final Inspection (R.FI) to the M.W.R.D. a T.V.
inspection of the sewer shall be made.
b. Prior to acceptance or approval of the sanitmy sewer main and again prior to expiration of
the maintenance guarantee, the mains shall be inspected through use of standard T.V.
equipment for sewer inspections. The T.V. inspection shall be done by the Director of Public
Works.
c. Fees for T.V. inspections shall be as established in Article VI of this Chapter.
2. Infiltration/Exfiltration Testing.
a. Prior to Village approval of the sanitary sewer system and before any connections are
made, the system shall have passed infiltration or exfiltration tests conducted by both the
M.W.R.D. and the Village, as specified by the Standard Specifications for Water and Sewer
Main Construction in Illinois.
F. Sanitary. Sewer Services. Sanitary sewer services shall be constructed in accordance with the
specifications in Section 22.204.2 (Water, Sewer, and Flood Plain Regulations) of the Municipal
Code.
G. Records 7 As-Built Drawings. For all projects involving extensions to sanitary sewer mains there
shall be submitted to the Director of Public Works reproducible mylar drawings maximum size
twelve inches by eighteen inches (12" x 18") or half size drawings, whichever is smaller of the
"as-built" plans showing the actual locations and grades of sewers and manholes and the locations
of the service connection to the main and terminus of the service.
H. Ownership of Sanitary Sewer System. All right, title and interest in and to the sanitary sewers
to be accepted by the Village shall vest in the Village,
Section 16.405. Storm Sewers and Drainage
A. General. All developments, whether public or private shall include provisions for the
construction of storm sewers and appurtenances. The storm sewer system shall be separate and
independent of the sanitary sewer system.
All storm sewers, streams or channels shall be designed to accommodate storm water runoff from
ail areas which naturally flow to the area of development.
B. Design.
1. Design Flows. Storm sewers, streams, and channels shall be designed based on the rational
method using the formula Q = C x i x A, where:
Q = runoffflow in cubic feet per second
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C = runoff coefficient, characteristic of the tributary area in dimensionless units
i = average rainfall intensity in inches per hour
A = tributary drainage area in acres
2. Drainage Area. The drainage, in acres, used for design shall be the entire watershed tributary
to the point in the storm sewer system under consideration. It shall include any tributary area
that may be outside the development.
3. Rainfall Intensity_.
a. The average rainfall intensity used for design shall be selected from rainfall-intensity
curves based on the 1989 Illinois State Water Survey rainfall data.
b. The rainfall intensity for storm sewers and channels shall be determined from the 10 year
storm curves.
c. The rainfall intensity for streams and channels shall be determined from the 100 year storm
curves.
d. The elapsed duration time used to select the rainfall intensity shall be equal to the time of
concentration defined as: the time (in minutes) for the flow from the most remote point of the
drainage area to reach the point under consideration.
e. For storm sewer design the maximum time of concentration to a storm sewer inlet shall be
20 minutes.
4. Runoff Coefficients.
a. The runoffcoefficient is the ratio of runoff to rainfall.
b. Runoffcoefficients for 10 year storms shall be a minimum of:
impervious areas - C = 0.90
pervious areas - C = 0.25
c. Runoff coefficient, for 100 year storms shall be a minimum of:
impervious areas - C = 0.95
pervious areas - C = 0.50
d. Runoff coefficients for undeveloped areas outside of the limits of the proposed
development shall be a minimum C = 0.35 for 10 year storms and C = 0.60 for 100 year
storms,
5. Storm Sewer. Stream and Channel Hydraulics.
a. Storm sewers, streams and channels shall be designed to provide flow capacity base on Manning's
formula: Q -- (A) (1.486) (R)2/3 X (S) 1//2
n where:
- 54 -
Q = Quantity of flow in cubic feet per second
A = Area of the conduit in square feet
n = roughness coefficient of the conduit-dimensionless
R = Hydraulic radius=area divided by wetted perimeter
S ~- Slope in feet per foot
b. Roughness Coefficients
(1) concrete pipe n = 0.013
(2) Channel-sodded n = 0.020
(3) Streams-clean n = 0.030
(4) Stream-obstructed n ~ 0.150
c. Velocities. Design velocities shall be:
(1) storm sewers minimum 2 f.p.s.; maximum 10 fip.s.
(2) channels and streams
lined - minimum 2 fp.s., maximum 10 f.p.s.
unlined - minimum 2 fp.s., maximum 5 f.p.s.
6. Storm Sewers.
a. Minimum storm sewer size shall be twelve inches (12").
b. Storm sewers shall be laid straight in both horizontal and vertical planes between structures
unless otherwise approved by the Director of Public Works.
c. Storm sewers of differing diameters shall join at structures only. The invert elevations
shall be adjusted to maintain a uniform energy gradient by matching the 0.8 depth points of
the differing diameters.
d. Inlets shall be provided so that surface water is not carried across or around street
intersections. Inlets shall be spaced such that overland flow shall not build up a flow
exceeding two (2) cubic feet per second except that inlets shall not exceed 400 foot spacing.
Inlets shall be provided at all low points.
e. Manholes shall be provided at:
(1) changes in direction-horizontal or vertical
(2) changes in shape or size of pipe
(3) junction of pipes
(4) maximum spacing 400' for sewers 42" diameter and smaller; 500' for sewers 48" and
larger
7. Drainageways.
a. Existing stream and channels may be realigned and improved subject to approval of the
- 55 -
Director of Public Works. New open channels may be provided, if approved by the Director
of Public Works, for locations servicing 80 acres or larger. All construction on streams and
channels is subject to review and approval by the Illinois Department of Transportation,
Division of Waterways and the Army Corps of Engineers as required.
b. Where stream and channels are realigned or improved, the bottom shall be stabilized full
width with a minimum four (4) inch diameter river rock "choked" with limestone screenings
or grass paving block as approved by the Director of Public Works. The banks shall be
protected from erosion by a method approved by the Director of Public Works.
c. A minimum twenty foot (20') access maintenance easement shall be provided at the top of
each bank of all streams and channels. The easement shall be kept free and clear of any and
all structures, shrubbery, etc.
d. If new channels are approved by the Director of Public Works they shall be improved as
follows:
(1) side slopes-6 horizontal to 1 vertical maximum
(2) minimum width of bottom six (6) feet.
(3) bottom of channel shall be stabilized full width with a minimum four (4) inch river rock
diameter "choked" with limestone screenings or grass paving blocks as approved by the
Director of Public Works. The banks shall be protected from erosion by a method
approved by the Director of Public Works.
8. Flood Plains.
a. All construction in flood plains shall conform to Chapter 22 entitled (Water, Sewer and
Flood Plain Regulation) of the Municipal Code.
b. Compensatory storage shall be required at the rate of 1.5:1 for all fill and construction done
within flood plain areas.
c. Streets in flood plain areas shall be designed such that the lowest elevation of minor streets
and cul-de-sacs shall be at or above the base flood elevation and the lowest elevation of all
other streets shall be one foot (1) above the base flood elevation.
C. Allowable Materials
1. Storm sewers shall be reinforced concrete pipe conforming to ASTM C-76 standards for
round pipe, thick walled PVC pipe or ASTM C-507 for elliptical pipe. Class of pipe shall
conform to Section 603 of the "Standard Specifications for Road and Bridge Construction"
Illinois Department of Transportation.
Alternate storm sewer materials may be allowed upon review and approval of the Director of
Public Works.
2. Pipe joints shall be "O" ring joints conforming to ASTM C-443 or Bitumastic Joints.
- 56-
3. Manholes, catchbasins and inlets shall be precast reinforced concrete conforming to ASTM
C-478.
4. Joints between manhole, catchbasin, and inlet sections shall be filled with preformed
bitumastic joint filler of sufficient size to completely seal.
5. Adjusting tings shall be precast concrete rings.
6. Castings.
a. Inlet and catchbasin frames and grates in paved areas shall be Neenah R-2014-D, or
approved equal.
b. Inlet and catchbasin frames and grates in grassed areas shall be Neenah R-4340-B, or
approved equal.
c. Manhole frames and grates shall be Neenah R-1712 or approved equal, embossed "storm".
d. Steps shall be Neenah R- 1981-I or approved equal.
7. Bedding and trench backfill for storm sewers shall conform to Article 704.11 of the "Standard
Specifications for Road and Bridge Construction", Illinois Department of Transportation and
conform to gradation CA-6 or CA-10. In no case shall tunnel rock be allowed,
D. Construction
1. Storm sewers shall be constructed in accordance with the "Standard Specifications for Road
and Bridge Construction" Illinois Department of Transportation, Standard Specifications for
Water and Sewer Main Construction in Illinois, the pipe manufacturers recommendations, and
this Development Code.
2. Trenches for storm sewers located under or within two feet (2') of a paved area shall be
backfilled with trench backfill and compacted by mechanical means to 95% standard
laboratory density.
3. Adjusting rings for manholes, catchbasins, and inlets shall be limited to a maximum of three
(3) rings and maximum height of twelve (12) inches.
4. When adjusting rings are required on structures a bituminous material, easy stick or approved
equal shall be applied between the rings.
5. Lifting holes in structure sections shall be plugged with appropriate sized concrete lift plugs
and coated with bituminous material. No lifting holes allowed on sewer pipe.
E. Inspection and Testing
1. All sewers and appurtenances shall be cleaned prior to inspection and testing.
-57-
2. Upon completion of construction and prior to acceptance of the storm sewer and again prior
to expiration of the maintenance guarantee, the storm sewers shall be inspected through use
of standard T.V. equipment. The T.V. inspections shall be done by the Director of Public
Works. All deficiencies noted during the T.V. inspection shall be repaired by the contractor
at his expense by means approved by the Director of Public Works. Fees for T.V. inspections
shall be as established in Article VI of this Chapter.
F. Detention Kequirements
1, General. All commercial, industrial and multi-family zoned developments, regardless of size
shall include provisions for storm water holding facilities. All single-family residentially
zoned development two (2) acres or larger, and any single-family institutional use, such as a
school or church, in a single-family zoning district shall include provisions for storm water
detenf~on. Storm water holding facilities are not permitted in the rear yards of any lots zoned
single family residence.
All storm water detention facilities other than roof tops, parking lots and/or underground
storage shall be located not less than twenty five feet (25') from any building or structure to
be occupied.
2. Design.
a. All detention basins shall be designed in accordance with the requirements of the
M.W.K.D. and the Village Code.
b. The allowable release rate from the detention facility shall not exceed the runoffrate from
the subject area in its natural undeveloped state. Such release rate shall be based on a runoff
rate of no greater than 0.20 c.fis, per acre.
c. Detention basin discharge structures shall be designed such that they have sufficient
capacity to discharge the allowable release rate from the development and any storm water
flowing through the property from all tributary area outside of the development.
(1) For the purpose of designing such storm water drainage systems, it shall be assumed
that the runoff rate from upstream lands within the drainage basin is that which would
result from a rainstorm ora three (3) year frequency at a runoff.rate coefficient of 0.15 in
cases where there are retention basins in the upstream drainage area.
(2) Whenever upstream detention facilities have a release rate that is less than the
maximum permitted by this subsection F, then allowance shall be made for such reduced
runoff rate in calculating the capacity of the drainage system or structure.
(3) Whenever detention facilities have not been provided and are not required to be
provided for any part of the upstream land in the drainage area, then the by-pass flow rate
for subdivisions and developments for which storm water detention facilities are required
by this Subsection F shall use a runoffcoefficient of not less than 0.35.
~58~
d. The detention volume required shall be that necessary to store the runoffof a 100 year
rainfall, for any and all durations, from the fully developed drainage area tributary to the
reservoir, less that volume discharged during the same duration at the approved release rate.
The mnoffcoefficients used to determine the runoff from the 100 year storm shall be not less
than C ~ 0.95 for impervious areas and C = 0.50 for pervious areas.
e. Dry detention basins shall be designed with side slopes not steeper than four (4) horizontal
to 1 vertical. The basin floor shall have a slope of not less than two (2) percent. In order to
prevent soil erosion and weed problems and to provide for usable active recreational areas
during dry weather, the detention basin shall be landscaped including sodding and/or
hydro-seeding of the basin as required.
The basin shall also have a low flow underdrain consisting of a minimum ten inch (10") storm
sewer or perforated drain tile.
f. Detention basins with permanent ponds shall be graded such that the area one foot (1')
above the normal water level to three feet (3') below normal water level has a slope of three
(3) horizontal to one (1) vertical.
The area from one (1) foot above normal water level to two (2) feet below normal water shall
have a shore line protection consisting of rip rap with a minimum twelve (12) inch diameter.
At the point three feet (3') below normal water a level ledge five feet (5') wide shall be
constructed. From the edge of this five foot (5') ledge the ground shall slope at two (2)
horizontal to one (1) vertical for an additional three foot (3') depth. If fish life is to be
sustained in the basin an area equal to twenty five (25) percent of the normal water surface
area shall be a minimum of twelve (12) feet deep.
The ground above one foot (1') above the normal water elevation shall have a slope not
steeper than ten (10) horizontal to one (1) vertical for a minimum horizontal distance of
twenty feet (20'). Above this elevation the slopes within the basin shall not be steeper than
six (6) horizontal to one (1) vertical nor shallower than two (2) percent.
Section 16.406. Water Distribution System
A. General. All developments shall include provisions for the construction of a water distribution
system complete with valves, fire hydrants and other appurtenances as required by this code. The
water supply facility of any building, located within the Village, the property line of which
building is located within two hundred feet (200') of a water main line, shall have said water
supply facilities connected to the said water main line. All existing buildings presently within
the Village that are being served by a private well are exempt from this section until such time
that their well becomes inoperable at which time they will be required to connect onto the Village
water main. Any parcel and/or building located outside the Village shall be required to annex
into the Village prior to connection onto the Village water supply and any and all expenses
incurred to extend said water supply would be totally at the owners expense.
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Watermains shall be extended to the ProPerty iirie of the development along public rights-of-way
and at other locations as required by the Director of Public Works.
B. Specifications. The water distribution system shall be designed in accordance with the Grading
Schedule for Municipal Fire Protection, Insurance Services Office recommended fire flows;
Illinois E.P.A Division of Public Water Supply Technical Policy statements and this
Development Code.
C. Design
1. A complete water distribution system shall be designed to serve the entire development. The
water mains shall be of adequate size to supply the required domestic consumption and fire
flow demands throughout the system. The design engineer shall submit calculations showing
flows in the system at various locations are adequate for domestic consumption and fire flow
demand with a required minimum twenty (20) psi residual pressure.
2. Design Flows-Domestic and Fire Protection. For purposes of watermain design, maximum
day flows shall be based on the following:
Location or Type Domestic Fire Flow
a. Residential
1. Single Family - Detached 100 gpcd 1500 gpm
2. Single Family - Attached
(Townhome)-with approved
fire wall 100 gpcd 2000 gpm
3. Multi-Family 100 gpcd 3000 gpm
b. Office 50 gpcd 3000 gpm
c. Commercial 60 gal/employee/shift 6000 gpm
d. Industrial 75 gal/person/shift 6000 gpm
Flow shall be calculated using a "C" factor of 100, ignoring fittings, and with a minimum
residual pressure of twenty (20) psi.
3. Pipe Size. The minimum water main pipe size shall be eight inches (8") diameter.
In all locations in residential areas and in all commercial and industrial developments, a
minimum diameter of eight inches (8") is required.
4. Fire Hydrants.
a. Hydrants shall be installed at all street intersections and at maximum three hundred foot
(300') spacing along the lengths of streets.
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b. When a building to be occupied will be set back two hundred fifty feet (250') or more from
a street or is located more than three hundred feet (300') from a hydrant, additional hydrants
shall be installed such that one hydrant shall be located at the entrance to the building and
hydrants shall be provided around the perimeter of the building at maximum 250' spacing
measured along access roads. Such hydrants shall be installed not more than 50' nor less than
25' from the building.
c. Fire hydrant spacing plans shall be submitted to the Director of Public Works and Fire
Chief for review and approval.
5. Valves and Vaults.
a. Valves shall be located on water mains so as to be able to isolate sections of main from the
entire system with minimum disruption of service.
b. Valves shall be installed so that not over eight hundred (800) feet of watermain, with
services, will be shut off at any time. Transmission lines with no service connections shall
have valves located so that not over twelve hundred (1200) feet of main will be shut off at any
tune. Valves on water mains servicing single family residential areas shall be installed so that
no more than eight hundred (800) feet of watermain and/or no more than twenty-five (25)
units shall be affected when shutting offa section of main.
c. Valves shall be located so that it will require no more than four (4) valves to be closed to
isolate a section of water main.
d. Valve vauks are required on all valves two and one half inches (2 1/2") or larger. Valve
vaults shall be forty eight inch (48") inside diameter for valves eight inch (8") and smaller and
s'mty inch (60") inside diameter or larger with offset cones for valves larger than eight inches
(8"). A s'mty inch (60") diameter vauk is required for all pressure connections of eight inches
(8") or smaller.
6. Thrust Blocks. Thrust blocks shall be required at all hydrant bases, tees, crosses and bends.
Where undisturbed earth is not available or not likely to be available to support the thrust
blocks, tie rods and/or retaining glands shall be used as approved by the Director of Public
Works.
7. Depth of Water Mains. All water mains shall be constructed five feet six inches (5'6") below
final grade unless otherwise approved by the Director of Public Works.
8. Separation of Water Mains and Sewers. Separation and protection ofwatermains from sewers
shall comply with the Illinois E.P.A. Division of Public Water Supplies Technical Policy
Statements, latest edition.
9. Service Connections.
a. All water service lines shall be designed with a minimum diameter necessary to provide
adequate domestic and fire flow use.
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b. Water service line servicing single family residences shall be a minimum of one inch (1")
diameter.
D. Allowable Materials.
1. Water Main pipe.
a. All water main pipe shall be Ductile Iron pipe conforming to AWWA specification C-151
(~245I ~21.51).
b. All water pipe shall have a minimum thickness Class 56 conforming to AWWA
specification C-150 (ANSI A21.50).
c. All pipe shall have a minimum laying length of 18 feet.
d. Pipe joints shall be push-on joints or mechanical joints conforming to AWWA C-Ill
(ANSI 21.11).
e. All pipe shall be cement-mortar lined in accordance with AWWA C-104 (ANSI A21.4).
f. Alternate pipe materials may be allowed upon review and approval of the Director of
Public Works.
2. Water Main Fittings.
a. All water main fittings shall be ductile iron fittings conforming to AWWA specification
C-110 (ANSI 21.10).
b. Fittings shall be cement-lined in accordance with AWWA C-104 (ANSI A21.4).
c. Alternate fitting materials may be allowed upon review and approval of the Director of
Public Works.
3. Valves.
a. Valves 8" and smaller shall be iron body, rubber seated, bronze mounted, double disc,
parallel set, non-rising stem gate valves conforming to AWWA C-500. Valves shall open
counter clockwise. Joints shall be mechanical or push-on type conforming to AWWA C-111.
Valves shall be Mueller A-2380 or Traverse City A-230-"0" ring seal.
Other valves may be allowed upon review and approval of the Director of Public Works.
b. Valves larger than 8" shall be ductile-iron body, rubber seated, tight closure butterfly
valves conforming to AWWA C-504. Valves shall be Class 150B and shall open counter
clockwise and be operated by a two (2) inch square nut. Joints shall be flanged joints. Valves
shall be Pratt-Groundhog Butterfly, Mueller Lineseal III or Village approved equal.
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c. Butterfly Valves. All butterfly Valves shall be attached to the water main with a MJ and
flange connector to facilitate removal of the valve. The valve vault shall be of sufficient size
to accommodate the valve and connector.
Other valves may be allowed upon review and approval of the Director of Public Works.
4. Valve Vaults,
a. Valve vaults shall consist of precast reinforced concrete sections meeting ASTM C-478
and ASTM C-443 standards.
b. Adjusting Rings shall be precast concrete rings.
c. Vault steps shall be Neenah R-1981-1 or approved equal.
d. Frame and grates for valve vaults shall be Neenah R-1712 or approved equal, embossed
"Water" and have pickhole.
5. Fire Hydrants.
a. Fire hydrants shall be dry barrel type with bract flange and auxiliary gate valves and shall
conform to AWWA C-502.
b. Hydrants shall have two (2), two and one-half inch (2 1/2") hose outlets and one (1), four
and one-half inch (4 1/2") national standard thread outlet.
c. Hydrants shall have a main valve opening of five and one-quarter inches (5 1/4") with a
6" auxiliary valve with mechanical joints. The auxiliary valve shall have a 3 piece valve box.
d. Hydrants shall be painted yellow.
e. Hydrants shall be Mueller Centurion A423. Other hydrants may be allowed upon review
and approval of the Director of Public Works.
6. Service Connections.
a. All water service lines two inches (2") in diameter or smaller shall be constructed of Type
K copper with flared fittings. Service lines three inches (3") and larger shall be ductile iron
conforming to allowable water main material specifications.
b. Service connection to the water main for services less than two inches (2") in diameter
shall be with a Mueller Doublestrap brass service clamp and a corporation stop Mueller
H-15000 or approved equals.
Service connections to the water main for services three inches (3") or larger shall be with a
ductile iron fitting conforming to water main fitting specifications.
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c. Each service less than two inches (2") in diameter shall have a curb stop Mueller H-15151
and a curb box Mueller H-10302 or approved equals. Curb boxes in paved areas shall be
Mueller H-10316 with Mueller H-10397 foot piece.
Services three inches (3") and larger shall have gate valves conforming to water main gate
valve specifications.
7. Bedding and Trench Backfill.
Aggregate for bedding when required and for trench backfill shall conform to requirements
of Article 704.01 of the "Standard Specifications for Road and Bridge Construction" State of
Illinois and conform to gradation CA-6 or CA-10. In no case shall tunnel rock be allowed.
E. Construction.
1. Water Mains. Water mains and appurtenances shall be installed in conformance with AWWA
C-600, the material manufacturers recommendations, the Standard Specifications for Water
and Sewer Main Construction in Illinois and this Chapter.
2. Trench Backfill. Trench backfill shall be required in all locations where the water main trench
is under or within two feet (2') of existing or proposed pavements including but not limited
to streets, sidewalks and driveways. The trench backfill shall be placed in lifts not exceeding
eight inches (8") and shall be mechanically compacted to not less than 95 percent of the
standard laboratory density.
Backfill in water main trenches under existing or proposed streets shall consist of trench
backfill as noted above except that the area from six inches (6") to one foot-six inches (1'6")
above the pipe shall be an impervious clay material compacted to 95 percent standard
laboratory density.
3. Water in Trench. Where water is encountered in the trench, it shall be removed during
pipe-laying and jointing operations. Trench water shall not be allowed to enter the pipe at any
time.
4. Water System Connections. All connections to the existing water system shall be made under
full water service pressure unless otherwise approved by the Director of Public Works.
5. Fire Hydrants.
a. Fire hydrants shall have a minimum of one-half (1/2) cubic yard of one inch (1") to one and
one-half inch (1 1/2") washed river stone placed at the base of the hydrant to provide drainage
at the barrel.
b. Auxiliary valves shall be connected to hydrants.
c. The break-line flange of hydrants shall be not less than one inch (1") nor more than three
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inches (3") above finished ground elevation. Hydrants in street rights-of-way shall be placed
not less than three feet (3'), nor more than five feet (5'), from the back of curb.
6. Miscellaneous.
a. Water service lines shall have a minimum cover of sixty inches (60").
b. Copper service lines shall not have intermediate unions, unless approved by the Village.
c. Curb stops and curb boxes shall be located in public rights-of-way. Such curb stops and
boxes shall not be located in any paved areas unless approved by the Director of Public
Works.
F. Pressure Test.
1. As part of the construction of development improvement, all water mains shall be pressure
tested as described in this Section. The Director of Public Works shall be notified of the time
of the test a minimum of twenty four (24) hours prior to the test.
2. All newly laid pipe shall be subjected to a hydrostatic pressure of one hundred fiRy (150)
pounds per square inch. Duration of each pressure test shall be for a period of not less than
two (2) hours. Each valved section of pipe shall be filled with water and the specified test
pressure shall be applied by means of a pump connected to the pipe. Before applying the
specified test pressure, all air shall be expelled from the pipe. All leaks shall be repaired until
tight. Any cracked or defective pipes, fittings, valves, or hydrants discovered in consequence
of this pressure test shall be removed and replaced and the test repeated until satisfactory
results are obtained.
3. All testing shall be done after the installation of service lines. Suitable means shall be
provided for determining the quantity of water lost by leakage under the specified test
pressure. Allowable leakage shall not be greater than that computed as follows:
L=NxDx(P)I/2 or L= SD P
7400 132,200
L = Allowable leakage in gallons per hour
N = Number of joints in length of pipeline tested
D = Nominal diameter of the pipe in inches
P -~ Average test pressure during leakage test in pounds per square inch gauge.
S = Length of pipeline tested in feet.
Leakage is defined as the quantity of water required to be supplied to the newly laid pipe
necessary to maintain the specified leakage test pressure.
4. All pressure tests shall be done in the presence of the Director of Public Works.
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G, Preliminary_ Flushing. Prior to chlorination, the main shall be flushed as thoroughly as possible
with the water pressure and outlets available, Flushing shall be done alter the pressure test is
made. It must be understood that such flushing removes only the lighter solids and cannot be
relied upon to remove heavy material allowed to get into the main during laying. If no hydrant
is installed at the end of the main, a tap shall be provided large enough to effect a velocity in the
main of at least 2.5 feet per second.
H. Disinfection.
1. The preferred point of application of the chlorinating agent shall be at the beginning of the
pipe line extension of any valved section of it and through a corporation stop in the top of the
newly laid pipe. The injector for delivering the chlorine-gas into the pipe shall be supplied
from a tap on the pressure side of the gate valve controlling the flow into the pipeline
extension.
2. Water from the existing distribution system or other source of supply shall be controlled so
as to flow slowly into the newly laid pipeline during the application of chlorine-gas. The rate
of chlorine mixture flow shall be in such proportion to the rate of water entering the pipe that
the chlorine dose applied to the water entering the newly laid pipe shall be at least forty (40)
to fifty (50) ppm, or enough to meet the requirements during the retention period. This may
require as much as one hundred (100) ppm of chlorine in the water left in the line after
chlorination.
3, Valves shall be manipulated so that the strong chlorine solution in the line being treated will
not flow back into the line supplying the water.
4. Treated water shall be retained in the pipe long enough to destroy all spore-forming bacteria.
This retention period shall be at least twenty-four (24) hours. Alter the chlorine-treated water
has been retained for the required time, the chlorine residual at the pipe extremities and at
other representative points shall be at least ten (10) ppm.
5. In the process of chlorinating newly laid pipe, all valves or other appurtenances shall be
operated while the pipeline is filled with the chlorinating agent.
6. All water mains shall be disinfected and tested according to the requirements of the
"Standards for Disinfecting Water Mains," AWWA C-601, and as required by this Chapter.
All disinfection, as required by this Chapter, shall be performed by an independent firm
exhibiting experience in the methods and techniques of this operation, and shall be done in
the presence of the Director of Public Works. The Director of Public Works shall be notified
of the time of disinfection a minimum of twenty-four (24) hours prior to the disinfection.
I. Final Flushing and Testing.
1. Following chlorination, all treated water shall be thoroughly flushed from the newly laid
pipeline at its extremities until the replacement water, throughout its length shall, upon test,
be approved as safe water by the Director of Public Works. This quality of water delivered
by the new main shall continue for a period of at least two (2) full days as demonstrated by
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laboratory examination of samples taken from a tap located and installed in such a way as to
prevent outside contamination. Samples shall never be taken from an unsterilized hose or
from a fire hydrant, because such samples seldom meet current bacteriological standards.
2. Samples shall be taken by the firm performing the disinfection of the main and in the presence
of the Director of Public Works. The sample shall be taken by the Director of Public Works
to an approved laboratory for analysis.
Section 16.407. Street Liohting Improvements
A. General. All development shall include the design and construction of street lighting facilities
for the illumination of all roadways, public or private, which lie in or border the development and
all parking lots within the development. Street lighting to be accepted by the Village shall be
constructed within public right-of-way or in easements dedicated to the Village. New
developments proposed on a County or State roadway shall not be required to install street lights
at the time of development only if such installation is not permitted by the State of Illinois and/or
Cook County and provided the owner signs a restrictive covenant guaranteeing their installation
at a later time.
STATE OF ILLINOIS ROADWAYS
Algonquin Road (Route 62)
Busse Road - Golf to Tollway
Central Road, except between Rand and Wolf
Dempster Street - Redwood to Algonquin
Golf Road (Route 58)
Northwest Highway (Route 14)
Oakton Street
Rand Road (Route 12)
River Road
Route 83
COOK COUNTY
Busse Road - Central to Golf
Camp McDonald Road
Dempster Street - Except between Redwood and Algonquin
Euclid Avenue
Mount Prospect Road
B. Specifications. Street lights and appurtenances shall be designed and installed according to: The
American Standard Practice for Roadway Lighting, Current Edition, The National Electric Code,
Current Edition, as amended by the Village of Mount Prospect Electrical Code; and this
Development Code.
C. Street Light Locations.
1. Residential. Commercial and Industrial Districts. Poles shall be located at all intersections
and spaced at a distance not exceeding three hundred feet (300') from one another for
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midblock locations. Poles shall also be located at the ends of cul-de-sacs and a curve in the
roadway as required by the Director of Public Works. Poles shall be set in the parkway two
feet (2') fi-om the back of curb. Where the distance between the sidewalk and the curb is such
that this location is impractical or where the sidewalk is adjacent to the curb, the Director of
Public Works shall be consuked for an alternate location for the pole.
Unless otherwise directed by the Director of Public Works, the direction of the support ann
shall be at right angles to 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 centefline. 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 centefline extended.
2. Arterials and Collector Streets. Poles shall be located at intersections and spaced such that
the illumination meets the following criteria:
a. Maintain 1.2 average foot candles (after depreciation)
b. Maximum / Minimum ratio 6.0: 1.0
C. Average / Minimum ratio 3.0: 1.0
D. Light Pole Requirements.
1. All poles shall be round tapered seamless poles fabricated fi-om aluminum alloy 6063-T6.
Poles shall be provided with bolt down anchor bases and handholes. Anchor bases and
handhole frames shall be manufactured from aluminum alloy 356-T6.
2. Bracket arms shall be truss tapered elliptical arms manufactured fi-om aluminum alloy
6063-T6. Bracket arm shall taper to two and three-eights inches (2 3/8") at himinaire end.
3. Poles shall be designed and fabricated to withstand 80 m.p.h, winds and associated wind gusts
and vibraflons. The light poles shall be able to support a luminaire panel up to one and seven-
tenths (1.7) square feet. All poles shall be designed in conformance with AASHTO'S
Standard Specifications For Structural Supports For Highway and Traffic Signals.
In residential areas, the lighting standards shall have bolt down bases and shall be constructed
of spun aluminum with a twenty-five (25) foot mounting height and ten foot (10') truss arm
with wraparound damp in lieu of Rivnuts. The lighting standards shall be Crouse-Hinds No.
RTASM25AAT10268 clamp design, Union Metal Model 154-Y1 clamp design, or approved
equal.
In commercial or business areas, the lighting standards shall have bolt down bases and shall
be constructed of spun aluminum with a thirty (30) foot mounting height. The lighting
standard shall be Crouse-Hinds No. RTASM30AAT 15268 clamp design, Union Metal Model
154-Y11 clamp design, or approved equal. In cases where bronze finish is desired, the finish
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shall be anodized duranotic dark bronze finish on spun aluminum. Painted steel poles shall
not be allowed. Alternate poles and mounting height shall be approved by the Director of
Public Works and Director of Community Development.
E. Luminaries and Lamps.
The luminaries shall consist of a housing, reflector, reflector holder, lamp socket, slipfitter and
three (3) terminal photoelectric cells. The luminaries and lamps shall be high pressure sodium.
Any mercury vapor lamps in existence on April 16, 1991, may continue in use.
All fixture components shall be designed to operate under all environmental conditions. All
luminaries shall be designed and wired to operate on sixty (60) hertz alternating current with a
multiple tap high power factor (95+% PF) regulator type ballast. All lenses shall be heat resistant
borosilicate glass. All fixtures shall be designed to operate at minus twenty degree (-20°)
fahrenheit (28o centigrade) minimum starting temperature.
I. The mercury vapor luminaries existing as of April 16, 1991, shall have a die-cast aluminum
housing with a removable ballast assembly, acrylic or borosilicate glass refractor,
photoelectrical cell receptacle and cell multitap reactor type ballast and universal slipfitter.
Acceptable units include General Electric M-Powr/Door, ITT horizontal luminaire or
approved equal.
2. The high pressure sodium luminaire may be either the conventional horizontal flat lens cobra
head type or the decorative shoebox type, either of which shall be the cutofftype fixture.
3. The cobra head type shall have die cast aluminum housing, removable ballast assembly, a
photoelectricai cell receptacle and cell, a multiple tap reactor type ballast and universal
slipfitter receptacle. Acceptable units include:
a. For Residential Areas:
(1) General Electric M-Powr/Door M2AR155 OH2GMS31
(2) Crouse-Hinds OVS15SR22ET or approved equals.
b. For Commercial Areas:
(1) General Electric M-Powr/Door M4AC40SOA2GMC31
(2) Crouse Hinds OVM40SCW2EF Quad Tap or approved equals.
4. The high pressure sodium decorative shoebox type fixture shall have a formed aluminum
housing, removable ballast assembly, a photoelectric cell receptacle and cell, and a multiple
tap reactor type ballast. Acceptable units include:
a. For Residential Areas:
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(1) General Electric D 25S15SOH2GMC3DBR
(2) Quality Lighting ll7-14G150WI-IPS Quad Tap
b. For Commercial Areas:
(1) General Electric D40S40SOH2GMC3DBR
(2) Quality Lighting 117-14G-120HPS400PCT
F. Wire/Cable Requirements.
1. All wire and cable installed under this section from the power source to the lighting standards
shall be contained in either unit-duct manufactured from high density smooth wall
polyethylene electrical plastic duct or heavy walled galvanized steel conduit. Direct burial
of all wire and cable under this section is prohibited.
All wire and cable installed under this section shall be heat and moisture resistant, Type
XHHW, and be suitable for use at seventy five degrees (75°) centigrade (167° fahrenheit) and
shall have insulation rated at 600V.
The bare ground wire shall be #SAWG stranded copper wire.
2. All wire will be subject to an insulation test to ground after installation. The minimum
acceptable resistance to ground shall be 250,000 ohms. Any section of wiring failing to pass
the minimum insulation test for any mason or showing an obvious short circuit shall be
rejected. All wire, cable and unit-duct to be furnished shall be buried not less than thirty (30)
inches below finished grade.
3. All runs shall be continuous without splice in cable or unit-duct from pole handhole to pole
handhole or to control cabinet.
Cable slack shall be provided such that them is a minimum of two (2) feet of slack at the base
of all light standards.
4. Adequate slack shall be provided such that the service connection can be made without splices
other than at the power source. In the case of aerial service, rigid steel conduit for service
pole riser including insulated bushing shall be provided for a service pole riser.
5. When passing under concrete or asphalt surfaces, rigid galvanized steel conduit not less than
two-inches (2") in diameter with bushings shall be used for raceways.
6. Disconnects shall be provided and installed at all points of connection to the Commonwealth
Edison power source.
7. Fuse holders with fuses shall be installed in each conductor and located at the base of each
pole so they are accessible through the handhole at the base of the pole. Fuse holders shall
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be Buss-Tron in-line waterproof fusehoider and break-a-way receptacle #HEB-AW-RLC or
approved equal.
Section 16.408. Landscaping. Any development or subdivision subject to the requirements of this
Chapter shall provide landscaping within the development and on public rights-of-way adjacent to
or within such development. Landscaping required by this ordinance shall be a condition to the
issuance of a Certificate of Occupancy for any improvements built on the subject property.
Landscaping on private property shall be subject to the landscaping requirements of Chapter 14.
A. Public Property Landscaping
1. Requirements for Parkway Trees. Trees shall be planted in all parkways and shall be placed
subject to the direction and approval of the Director of Public Works. The Director of Public
Works shall be responsible for the purchasing and planting of all trees within and upon the
public right-of-way.
a. Parkway trees shall be planted forty (40) feet apart whenever possible, and shall have a
minimum trunk diameter of two and one-half (2 1/2) inches measured at six (6) inches above
ground level.
b. Planting requirements. All trees planted within a public right-of-way shall comply with
the requirements set forth in Chapter 9, Article V (Trees) of the Municipal Code.
c. Tree Planting by Village. The applicant shall, prior to final plat or development plan
approval, post with the Director of Finance a cash deposit or treasurer's or cashier's check
payable to the Village in an amount equal to the number of trees required to be planted in the
public parkway pursuant to this Section multiplied by the amount charged by the Village to
cover the cost .of such trees, and any and all work connected with the guaranteed planting of
such trees as such amount is established from time to time by the Village Manager. The
Village shall use such funds to plant trees in the parkway.
d. If deemed necessary by the Director of Public Works, this requirement may be satisfied if
an equivalent number of trees of the same size or larger are planted in the front yards of all
adjoining lots.
e. Should completion of the development extend beyond a one (1) year period; the applicant
shall be required to post additional funds to cover any increase in cost to plant the remaining
trees.
2. Existing Public Property Landscaping
a. The Director of Public Works shall determine if existing trees in the public fight-of-way
shall be preserved or removed. Trees to be preserved shall be protected from injury as
specified in Chapter 9, Article V (Trees and Shrubs). It shall be the responsibility of the
applicant to remove the trees designated for removal, along with their stumps.
b. Where shrubbery or evergreen trees existing in the public right-of-way, the applicant shall
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be required to remove the plantings. Appeals for relief from the requirements of this
paragraph may be made by following the sight obstruction appeal procedure set forth in
Section 9.117 of Chapter 9 of this Village Code.
3. Areas to be Graded and Sodded.
a. All unpaved areas within the dedicated right-of-way shall be graded and sodded in an
approved manner. Restoration work shall be performed to the satisfaction of the Director of
Public Works.
b. All parkways shall be graded smooth and topped with at least four (4) inches of black dirt
after compacting and removal of stumps, trees that cannot be saved, boulders and such. Such
areas shall be sodded.
c. Upon recommendation of the Director of Public Works, the President and Board of
Trustees of the Village may require additional sodding of a lot to prevent soil erosion and
blockage of drainage systems.
Section 16.409. Bench Marks and Markers
A. Bench Marks. Bench marks shall be placed at every quarter (1/4) mile interval in the north-south
and east-west directions.
1. A minimum of one such bench mark shall be set in each subdivision and resubdivision.
2. The bench mark shall be of concrete, not less than six inches (6") in diameter and sixty inches
(60") in depth with a center #4 vertical steel reinforcing rod cast in place.
3. A brass disc provided by the Village Engineer, at the applicant's cost, shall be cast in place
on top of each such bench mark.
4. The applicant's engineer shall provide the Village Engineer with the documented U.S.G.S.
elevation of each such bench mark.
5. Each bench mark shall be set flush with the finished grade.
B. Monuments.
Iron pipes not less than two-inches (2") in diameter or steel rods not less than one-inch (1") in
diameter shall be set at all block corners, block angle points and points of curvature. Iron pipes
not less than one inch (1") in diameter or steel rods not less than one-half inch (1/2") in diameter
shall be set on all other lot comers and lot angle points. All iron pipes and steel rods shall be not
less than twenty-four inches (24") in length.
C. Monument Verification. The applicant shall expose and verify the existence of all required iron
pipes and steel rods after the completion of all construction and prior to final acceptance by the
President and Board of Trustees of the Village. The applicant shall replace in kind any iron pipes
or steel rods found to be missing.
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Section 16.410. Repair and/or Replacement of Utilities Upon Resubdivision.
Prior to approval for resubdivision, the developer must arrange with the Director of Public Works
for an inspection of all existing utilities including, but not limited to sanitary and storm sewers,
water mains and all related apparatus, and street lights.
These utilities must meet or exceed the standards as stated in this Development Code, to include
any required fees for inspections, for the existing and/or proposed extension of utility needs on
site as well as off site.
Section 16.411. Maintenance of Required Utilities.
All utilities including, but not limited to sanitary and storm sewers, water mains and all related
apparatus, and street lights, which are an extension of the public utilities, but are located on
private property, shall be maintained in good repair and working order so that they function
safely and effectively without threat to health and safety.
All repairs and maintenance shall be made by and at the expense of the owner of the property.
The Village may, in case of an emergency, repair any defect and if this is done the cost of such
repair work shall be repaid to the Village by the owner of the property.
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ARTICLE V
CONSTRUCTION IMPROVEMENT APPROVAL
VILLAGE APPROVAL OF COMPLETED IMPROVEMENTS
Section 16.$01. Approval of Design Improvements.
A. Required Drawings and Documentation. Where an applicant or owner proposes a development
within the corporate limits of the Village, the applicant/owner shall submit the necessary
documentation with a final plat of subdivision or development plan as foll0ws:
1. Support Documentation. The following documents are required at the time engineering plans
are submitted to the Village for review and approval:
a. Four (4) sets of engineering drawings.
b. Four (4)sets of specifications.
c. Four (4) copies of the Plat of Survey.
d. M.W.R.D. Sewer Permit Applications and E.P.A. Sewer Permit Applications, where
required.
e. I.E.P.A. Water Permit Applications.
f. Two (2) copies of the storm sewer calculations.
g. Two (2) copies of the storm sewer drainage map.
h. Two (2) copies of the retention facilities calculations.
i. Two (2) copies of the hydraulic gradient profiles of the storm sewer design, if the design
is based on a hydraulic gradient.
j. Two (2) copies of the Engineer's estimate of cost.
k. Two (2) copies of the water main calculations for consumption and fire flow demand when
the design is less than the minimum design required by this Chapter.
1. Two (2) copies of the pavement thickness design calculations.
m. One (1) copy of County and State Highway Department permit applications.
2. Engineering Drawings. The engineering drawings submitted must include the following
information:
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a. Cover sheet with location map.
b. General plan layout of the project indicating all improvements.
c. Detailed plan and profile sheets of all improvements.
d. Summmy of all quantities.
e. Blocks and lot grading plans including locations and species of existing trees as required
in Section 16.408 and a schedule for erosion and sedimentation control.
f. General detail sheet showing:
(1) Pavement cross section.
(2) Curb, gutter and sidewalk details.
(3) Cross section of retention facilities, including sedimentation basins.
(4) Street lights.
(5) Manholes, vaults, inlets and castings.
(6) Hydrants.
(7) Typical trench cross sections for sanitary sewers, storm sewers and water mains.
3. Engineering Approval. Upon approval of engineering drawings, seven (7) sets of the final
drawings shall be submitted to the Engineering Division. The drawings shall be stamped
"approved plans" and one (1) set shall be returned to the developer; one (1) set shall be
stamped "job copy" and shall be kept on the job site at all times.
B. Preconstruction Meeting. Prior to commencing the construction and installation of any
improvement contemplated herein to be constructed or installed, the applicant's contractors shall
meet with the Village Engineer, the Director of Community Development and the Director of
Public Works at the Village Hall to review the inspection methods and procedures outlined herein
for each construction and installation.
Section 16.502. Inspection Procedures
A. Inspections. All improvements constructed under the terms of this Chapter shall be subject to
inspections by the Director of Public Works and/or the Director of Community Development.
The applicant shall give at least forty eight (48) hours notification to the Director of Public
Works and/or the Director of Community Development prior to the performance of any of the
following work:
1. The construction of any roadway or street.
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2. The surfacing of any roadway or street.
3. The installation of any curbing or gutters.
4. The construction of any sidewalks.
5. The grading or backfilling of any open trench or excavation in which any utility facilities,
including but not limited to, water lines, sewer lines and electrical cables have been installed.
6. The construction of any driveways.
7. The construction of any parking lot.
B. Procedures. Within the forty eight (48) hour notice period specified in Section 16.502.A. the
Public Works Director may conduct an on-site inspection to determine that the work complies
with the engineering drawings.
1. If, in the opinion of the Director of Public Works and/or the Director of Community
Development such work does not comply with the final drawings, he/she shall have the
authority to order that all such work shall be terminated until such time as necessary steps are
taken by the applicant to correct any defects or deficiencies.
2. After the required corrections have been completed, the applicant shall again notify the
Director of Public Works and/or the Director of Community Development as provided in
Section 16.502.A. of this Article.
C. Final Inspection. Upon completion of all improvements within the area covered by the
preliminary and final subdivision plat or development plan, the applicant shall notify the
Director of Public Works and/or the Director of Community Development, who shall thereupon
authorize a final inspection of all improvements so installed.
I. If such final inspection indicates that there are any defects or deficiencies in any such
improvement as installed, or if there are any deviations in such improvements, as installed,
from the final engineering drawings; which defects will, in the opinion of the Director of
Public Works and/or the Director of Community Development adversely affect the
performance, suitability, or desirability of said improvements, the Director of Public Works
and/or the Director of Community Development shall notify the applicant in writing of such
defects, deficiencies, or deviations and the applicant shall, as his/her sole cost and expense,
correct such defects or deviations within two (2) months of the date of notification.
2. When such defects, deficiencies or deviations have been corrected, the applicant shall notify
the Director of Public Works and/or the Director of Community Development that the
improvements are ready for final inspection.
3. The fees for final inspection of all improvements are included in and are a part of the amounts
provided in Section 16.601. of this Chapter.
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Section 16.503. Certification by Director of Public Works and/or the Director of Community
Development. Ifa final inspection indicates that ail improvements as instailed contain no defects,
deficiencies, or deviations, the Director of Public Works and/or the Director of Community
Development shall certify to the Village Manager, within ten (10) days from the completion of such
inspection, that ail improvements have been instailed in conformity with the engineering drawings
accompanying the final subdivision plat or development plan.
Section 16.504. As-Built Plans. After certification to the Village Manager from the Director of
Public Works and/or the Director of Community Development that ail public improvements have
been installed in conformance with approved engineer plans and specifications, the applicant shail
prepare and submit to the Director of Public Works and/or the Director of Community Development
three (3) sets of as-built plans and one reproducible mylar thereof reduced to an overail size of
eleven inches by seventeen inches (11' x 17"). As-built plans shall show the location of all water
and sewer services.
Section 16.505. Acceptance of Improvements by Village.
A. Upon receipt of the as-built plans required in Section 16.504 hereinabove, the certification of the
Director of Public Works and/or the Director of Community Development shall be forwarded to
the President and Board of Trustees.
B. Upon receipt of the certification of the Director of Public Works and/or the Director of
Community Development that a public improvement has been installed in conformity with
approved plans and specifications, the President and Board of Trustees of the Village shall adopt
a motion formaily accepting said public improvement.
1. In the event said public improvement is to be dedicated to the Village, the motion shail
formally accept said public improvement, at which time it shall become the property of the
Village.
2. All such public improvements shail remain the property of the applicant, who shall have full
and complete obligation for repair and maintenance thereof, until the adoption of such motion
by the President and Board of Trustees formally accepting said public improvement. No
action of a board, commission, group, officer, agent or employee of the Village or approvai
of any plat or plan shail imply acceptance of public improvements until the adoption by the
President and Board of Trustees.
3. Notwithstanding the above, the applicant shall fully guarantee such improvements for two (2)
years after acceptance by the Village Board in accordance with Section 16.606.B of this
Chapter.
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ARTICLE VI
REVIEW FEES, DEVELOPMENT PERMIT FEES, PUBLIC AND PRIVATE
IMPROVEMENT GUARANTEES
CONNECTION FEES, RECAPTURE AGREEMENTS
Section 16.601. Subdivision Plat and Development Plan Review Fees. The fees for review of the
preliminaE~ and final subdivision plat or development plans and all accompanying data shall be
calculated as follows:
Preliminary Plat and Final Plat (Total) $300.00
Resubdivision which Consolidates existing lots $ 50.00
Vacation plat $100.00
Plat of Easement $100.00
Site Plan Keview $150.00 plus $25.00/acre
Appeal $250.00
Development Code exception per site plan $100.00
The fees for plat or development plan review shall be paid by the applicant upon filing of the plat
or plan under review.
Section 16.602. Land Development Permit Fee. The developer shall be responsible for a land
development fee levied against the development to cover the cost of reviewing engineering plans
and construction inspections.
This fee shall be at three percent (3%) of the cost of total improvements for the development, less
the costs of mass grading and buildings. One percent (1%) of this fee is applied to engineering plan
review costs and two percent (2%) to construction inspection costs.
No building permits shall be issued for any phase of a development until such time as the
aforementioned fees are on deposit with the Village.
Section 16.603. Curb Cut Permit Fee. A lump sum fee shall be levied for cutting the curb and
gutter on dedicated Village streets as established in Section 9.109 (Streets and Sidewalks) of the
Municipal Code.
Section 16.604. T.V. Inspections of Sewers. Where inspections are required, the cost of the T.V.
inspection shall be borne by the developer and Shall be based on a charge of one dollar fiity cents
($1.50) for each lineal foot of sewer.
Section 16.605. Street Opening Permit Fee. A lump sum fee shall be levied for opening a dedicated
street, sidewalk, parkway or alley for the purpose of making connection to sewer, water, gas and
electric lines, as required by Section 21.510.E. (Building Code) of the Municipal Code.
Section 16.606. Public Improvement Guarantees. Upon approval of the detailed engineering plans
by the Director of Public Works and prior to the commencement of any construction, a developer
shall supply the following guarantees to the Village:
A. Improvement Completion Guarantees.
1. Acceptable Guarantees.
a. Cash Escrow. Cash deposit, or certified or cashier's check in the total amount required
shall be placed with the Village and administered in accordance with the provisions of an
Escrow Agreement to be approved by the Village. Such agreement shall contain provisions
for specific application of such funds, partial contract payouts, prorata reduction of deposit
excess, final escrow settlement, and other pertinent administration matters as may be required;
or
b. Letter of Credit. An irrevocable, commercial letter of credit in a form acceptable to the
Village; or
c. In the event that current or pending public improvements make the completion of a specific
development's public improvements unfeasible, a covenant can be executed and recorded or
registered, as appropriate, to ensure the completion of the improvements. Said covenant shall
provide for the filing of a lien against the property in the event of non-performance and shall
be in a form acceptable to the Village.
d. An acceptable guarantee shall include a reasonable fee to recover administrative costs
involved in utilizing a letter of credit.
2. Drawdown Limit. Each guarantee shall be evidenced by an appropriate instrument which
shall provide that no payments for the installation of improvements shall be made without the
consent of the Director of Public Works and in the event that said improvements are not
completed in accordance with Village requirements, the bank or other financial institution
shall take any and all necessary steps to provide funds to complete the construction of said
improvement upon request by the Village. Such instrument shall further provide that
drawdowns may be permitted to a maximum of fifty percent (50%) of the cost of each item
properly installed, however, no more than fifty percent (50%) of the amount deposited may
be dispersed until the improvements have been completed and accepted by the Village.
Approval of payments for the installation of improvements shall not constitute acceptance of
such improvements.
3. Time Limit. Each guarantee shall be issued for a period of two (2) years and shall state that
all improvements are to be completed within two (2) years of the issuance of such guarantees.
In the event that all of the improvements to be constructed have not been completed within
sixty (60) days of expiration of the subdivision or development guarantee (whether the
guarantee is initial or renewed), then the Village shall take all necessary steps for redemption
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of the guarantee and completion of improvements; or at the Village's option, the following
renewal procedure shall be observed:
4. Renewal. The Director of Public Works and/or Director of Community Development will
determine the Engineering News-Record Construction Cost Index at the time of issuance of
the guarantee and at a time approximately within sixty (60) days of expirarion of the
guarantee. From these index values an average yearly increase in the construction cost over
the duration of the guarantee will be determined. The amount of the renewed subdivision or
development guarantee shall be increased from its face value (taken sixty (60) days prior to
expiration) by two (2) times the average yearly increase in construction cost. In the event that
the security has not been renewed within thirty (30) days of expiration, the guarantee shall be
presented by the Village for redemption and no further permits or Certificates of Occupancy
will be issued within the development. The requirements for subdivision or development
improvement guarantees set forth herein shall apply to all types of developments, regardless
of use or ownership.
5. Amount of Guarantee. The amount of a completion guarantee shall be based on the following:
a. Total cost for estimated construction, engineering, surveying and fees for all required
public improvements plus fifteen percent (15%) of such total for contingencies, as approved
by the Director of Public Works and/or Community Development; or
b. Total contract cost for construction, engineering, surveying and fees for all required public
improvements under contract plus ten percent (10%) of such total for contingencies, as
approved by the Director of Public Works and/or Community Development.
B. Maintenance Guarantee.
A maintenance guarantee consisting often percent (10%) of the amount of the cash deposit, or
certified or cashier's check, or ten percent (10%) of the letter of credit posted under Subsection
A hereof shall be retained by or held to the credit of the Village, and shall be held as a deposit
in cash escrow after the final completion of the improvements covered under this Chapter. Such
deposit may be held by the V'fllage for a period of two (2) years after the final acceptance of such
improvements for the purpose of:
1. Guaranteeing against and securing the correction of any defect in material or workmanship
furnished for such improvements, latent in character, and not discernible at the time of final
inspection or acceptance by the Village.
2. Guaranteeing against and securing the correction of any damage to such improvements by
reason of settling of the ground, base or foundation thereo£
Such maintenance guarantee shall also provide that, as such defects develop, the guarantee may
be applied by the Village for any amounts incurred to correct such defects, and that the balance
of such deposit, if any, held at the end of such two (2) year period shall be returned by the Village
to the depositor and, ifa cash deposit, without interest.
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C. Construction Nuisance Abatement Guarantee.
Applicant shall also deposit cash with the Village in an amount equal to five percent (5%) of the
improvement completion guarantee required under subsection 1 hereof which may be used from
time to time to abate nuisances caused by applicant during construction, provided that no such
expenditure shall be made until four (4) hours after the Director of Public Works and/or Director
of Community Development has served verbal demand upon applicant to abate such nuisance.
The balance of said deposit, if any, remaining after completion of the development shall be
returned to the depositor without interest.
Sectionl6.607. PrivatelmprovementGuarantees. All private improvements installed within the
Village of Mount Prospect shall comply with the requirements of Section 16.606 except that the
improvements shall be guaranteed, in terms of adequacy and proper installation, by the developer
for a period of one (1) year after installation and final approval.
Section 16.608. Connection Fees. Where a development has not contributed to the cost of
installation of the public water system or the public sewer system, which facilities are to be used by
said development, the developer shall pay fee(s) for the connections to said public water system and
public sewer system in addition to building any extensions of said systems, which fee(s) shall be as
follows:
A. For connecting to the existing water mains as aforesaid, or any extensions thereof, the fee
required in Article 21.505.D. (Building Code) of the Municipal Code shall be charged.
B. For connecting to the existing sewer trunk lines and sewer system as aforesaid, or any extensions
thereof, the fee required in Article 21.509.A. (Building Code) of the Municipal Code shall be
charged.
C. The amount to be paid shall be paid at the time when any development plan or subdivision plat
is approved by the Village, provided, however, that if said development or subdivision is already
approved and accepted by the Village Board, then said amount shall be paid prior to the making
of the respective connection to the existing municipal water system, or existing municipal sewer
system or any extensions of said respective systems on granting of permits for construction.
D. The amount due and payable shall not affect or impair the liability of any person or applicant to
pay for inspection, license, permit or service fees which are or may become due to the Village
by reason of any law or ordinance heretofore or hereafter adopted by the Village Board of
Trustees, but the amount so due shall be considered to be a charge for the privilege of using the
existing sewer and water systems installed throughout the Village towards the cost of which the
applicant or the land to be served has not made any contributions.
Section 16.609. Recapture Ordinances.
A. Wherever: 1) a Municipal ordinance of the Village requires the installation of any watermains,
sanitary sewers, storm drains, roadways or other public facilities; and 2) where, in the op!nion
of the corporate authorities such facilities may be used for the benefit of additional property not
controlled by the person of whom installation is required; and 3) such watermains, sanitary
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sewers, storm drains, roadways or other facilities are to be dedicated to the public, the corporate
authorities may, by ordinance, require that additional property benefitted by such facilities not
be permitted to be developed or not be permitted to connect to the facilities unless a fair and
reasonable portion of certified costs of installation, including engineering costs, are reimbursed
to the installing party.
1. The Village shall have the sole authority to determine the following:
a. The amount of interest, if any, which may be charged to a benefitted property owner (not
to exceed 10% simple interest/annum);
b. The method by which the costs are to be certified;
c. The fair and reasonable apportionment of costs;
d. The party responsible for collection of the apportioned costs;
e. The service charge due the Village for establishment of the recapture ordinance;
f. The amount of time (not to exceed 10 years) that the ordinance shall remain in effect;
g. The amount by which the apportioned costs shall be reduced due to depreciation;
h. The method by which the ordinance is to be enforced;
i. Any other matters pertinent to the adoption of the ordinance.
B. Any ordinance adopted pursuant to subsection A herein shall be recorded on all benefited parcels
with the Recorder of Deeds of Cook County. The ordinance shall provide that it is the
responsibility of the installing owner to record the ordinance.
C. The recording of the ordinance, in this manner, shall serve to notify persons interested in such
additional property of the fact that there will be a charge in relation to such property for the
connection to and use of the facilities constructed under the ordinance.
Section 16.610. Village Donation. Any residential development or subdivision shall be required
to donate fees to the Village on the basis of the type of dwelling unit in the development. Such
donation shall assist the Village in serving the immediate and future needs of the residents of the
development and to ensure adequate provision of public services to persons who are expected to
reside within the subdivision or development.
A. Donation Calculation
Fees shall be donated to the Village based upon the type of dwelling unit within the development
as indicated in Table VI-1. The fee shall be calculated by multiplying the total number of
dwelling units times the appropriate fee for the specific type of dwelling unit as listed in Table
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Table VI-1. Village Donation by Type of Dwelling Unit
Type of Unit Fee
Detached Single Family $1,450.00
Attached Single Family
(Townhouse, Row House, Quadruplex, etc.) $1,350.00
Apartments $ 850.00
B. Payment
Such Village donation shall be due and payable in full prior to commencement of any
construction within the development or subdivision.
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ARTICLE VII
SUBDMSIONS LOCATED OUTSIDE VILLAGE LIMITS
Where a proposed subdivision is located outside of the Village boundaries, but within the planning
jurisdiction of the Village, and has not been incorporated into any other municipality, the subdivider
shall meet all of the requirements of this Chapter.
No subdivision or title division of the property located outside of the Village boundaries but within
the planning jurisdiction of the Village, as determined by the Official Comprehensive Plan and the
authority granted by State Statute, shall be recorded, registered, or otherwise approved, without the
approval of the Village of Mount Prospect; as such approval is set forth in this Chapter.
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ECTION TWO: That this Ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form in the manner provided by law.
AYES: Clowes, Corcoran, Hoefert, Hendricks, Skowron, Wilks
NAYS: None
ABSENT: None
PASSED and APPROVED this 7th day of March ,1995.
Village P'resident
AT'I'EST:
Carol A. Fields
Village Clerk