HomeMy WebLinkAboutOrd 2647 07/20/1976
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II ORDINANCE NO. 2647
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I! AN ORDINANCE ADOPTING THE 1976 DEVELOPMENT CODE
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lfVHEREAS , the President and Board of Trustees of the Village of Mount Prospect have!
!~eretofore passed and approved Ordinance No. 2646 , adopting the Official Compre-!
!~ensive Plan for the Village of Mount Prospect; and I
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~~HEREAS , pursuant to the procedures set forth in Division 12, Article 11, Chapter I
i~4 of the Illinois Revised Statutes, the corporate authorities of the Village of Mount !
lrrospect desire to enact an ordinance including the Official Map for the Village of "
I~ount Prospect along with specific standards of the Village of Mount Prospect for I
i~he size of streets, public ways, parks, playgrounds, school sites, and ways for i
Ipublic service facilities; the kind and quantity of materials which shall be used in :
I~he construction of streets; and the kind and quality of materials for public service I
Iracilities, including standards for drainage and sanitary sewers; and I
I~H~REAS, the President .and Board of Trust~es of the Village ~f ~ount Prosp.ect have I
!;revIewed the matter herem and have determIned that the same IS In the best mterests i
Ipf the Village of Mount Prospect; . i
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lrow, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES I
!pF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: I
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!SECTION ONE: That, pursuant to the authority vested in the President and Board !
,.'.b., f Trustees of the Village of Mount Prospect under Article VII of the 1970 Constitu- I
Ipon of the State of Illinois, Chapter 16 of the Municipal Code of Mount Prospect of
!~957, as amended, be and the same is hereby further amended in its entirety, by I
I~eleting therefrom the word ITReserved IT and substituting therefor the following I
Ipevelopment Code; so that hereafter the said Chapter 16 shall be and read as fol- I
!lows: I
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Aft TICLE I. PURPOSE and ENFORCEMENT
SECTION 16.101. Title. This Chapter 16 shall be referred to as The
Development Code of the Village of Mount Prospect.
SECTION 16.102. Enactment. Pursuant to the authority contained in
Article VII of the Illinois Constitution of 1970 and contained in the Illinois
Revised Statutes, The Development Code of the Village of Mount Prospect
is hereby adopted.
SECTION 16.103. Pur2ose. In an era of increasing complexity in urban
life, the subdivision and development of private land can have a profound
impact upon the cost and efficiency of providing public services such as
police and fire protection, sanitary sewer and water service, vehicular
and pedestrian circulation systems. storm water runoff control and educa-
tional and recreational facilities and upon environmental qualities condu-
cive to the well-beIng of citizens. Therefore, in order to advance the
public health, safety and welfare in an era of increasingly rapid improve-
ment of vacant land; in order to encourage the use of the best planning by
private developers in an age when sophisticated technology in building
and design is available; in order to promote the growth of the Village of
Mount Prospect in a manner that win not only provide its citizens with a
safe, healthy and beneficient environment but also will protect property
values thereby securing the fiscal base for public services; in order to
ensure adequate and economical provision of necessary public services
caused by and attributable to improvement of vacant land; in order to pre-
scribe the standards for the preparation, submission of preliminary and
final subdivision plats or preliminary and final development plans, to spe-
cify the types of development or land use for which such submissions
shall be required, to define and establish the responsibilities and stand-
ards for processing, review and approval of such plat and/or plan. to de-
signate the approving and reviewing authorities for the Village, the regu-
lations contained in this Chapter are applicable to subdivision and devel-
opment of land within the jurisdiction of the Village of Mount Prospect and,
accordingly, are hereby adopted.
SECTION 16.104. 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 different from those im-
posed by any other regulation, covenant, or restriction, whichever
imposes more restrictive or higher standards shall apply.
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16.105
DEVELOPMENT
Hi.l06
SECTION 16.105. Violation and Penalties.
A. Any person ~ firm. or corporation who violates. disobeys. omits, neg-
lects or refuses to comply with or resists the enforcement of this Chap-
ter shall be guilty of a misdemeanor and shall upon conviction be fined
not less than Twenty-Five Dollars ($25) nor more than Five Hundred
Dollars ($500) for each offense. Each day a violation is permitted to
exist shall constitute a separate offense.
B. 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.
C. Nothing herein contained shall be construed to prevent the Village of
Mount Prospect from taking such other lawful action as is necessary or
appropriate to prevent or remedy any violation.
SECTION 16.106. 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 law-
fully 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 com-
plete plans for proposed construction; and
D. There has been a substanti~l change of position, substantial expendi-
tures ,or incurrence of substantial obligations by the Applicant in reli-
ance on such approval; and
E. Such change of position, expenditures 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 completed prior to the expira-
tion of such approval.
16.107
DEVELOPMENT
16.108
SECTION 16.107. Official Map. The map attached to this Chapter as Ex-
hibit A and incorporated herein by this reference, which map is designated
on the face thereof as "Official Map of the Village of Mount Prospect and En-
virons, Cook County, Illinois, Tf and is dated on the face thereof July 20,
1976, showing the corporate limits of the said Village and the streets, high-
ways, parks, public grounds and public ways laid out, adopted, and estab-
lished by law. be, and it is hereby, designated as the Official Map of the
Village of Mount Prospect. The said Official Map with all of the notations,
references and other matters were specifically set forth herein. All annexa-
tion plats and subdivision plats which may hereafter be approved by the
President and Board of Trustees of the Village of Mount Prospect and record-
ed in the Office of the Recorder of Deeds of Cook County, Illinois, or in the
Office of the Registrar of Titles of Cook County, Illinois. as the case may be,
and such annexation and subdivision plats are hereby designated, a part of
the Official Map of the Village of Mount Prospect.
SECTION 16.108. Severability. If any part 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 here-
by 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 unconstitu-
tional.
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ARTICLE II.' SCOPE OF CHAPTER
PREAMBLE. This Article enumerates the activities of landowners and devel-
opers that are subject to this Chapter and provides that variations from the
regulations herein may be granted upon certain findings.
SECTION 16.201. Prohibition of Subdivision. No person shall subdivide
or resubdivide any parcel of land within the corporate limits of the Village
or within one and one-half miles of said corporate limits but not within the
corporate limits of any other municipality or within the juriSdiction of anoth-
er municipality acting pursuant to the Illinois Revised Statutes, unless a sub-
division plat has been reviewed by the Planning Commission and has been
reviewed and approved by the President and Board of Trustees of the Village
of Mount Prospect as required by this Chapter; provided that the following
shall be exempt from this Chapter, unless covered by Section 16.202 hereof:
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 division of a lot of less than one (1) acre in a recorded subdivision
which does not involve any new street or easement of access, provided
that the division complies with the regulations of the Zoning Ordinance.
C. The sale or exchange of parcels of land between owners of contiguous
and adjoining land.
D. The conveyance of parcels of land or interests therein for use as a
right-of-way for railways or other public utility facilities which does
not involve any new streets or easements of access.
E. The conveyance of land for highway or other public purposes or grants
or conveyances relating to the dedication of land for public use or instru-
ments relating to the vacation of land impressed with a public use.
F. Conveyances made to correct descriptions in prior conveyances.
SECTION 16.202. Prohibition of Development. No person shall commence
or cause to be commenced any of the following developments within the cor-
porate limits of the Village unless a development plan has been reviewed by
the Planning Commission and has been reviewed and approved by the Presi-
dent and Board of Trustees of the Village of Mount Prospect as provided in
this Chapter.
A. Any residential development of any parcel of land involving construc-
tion of more than one (1) single-family dwelling, or two (2) multi-family
dwelling units.
B. Any non-residential development of any parcel of land involving the con-
struction of any new building(s) or structure (s); having a total floor
area in excess of 500 square feet.
16.202
DEVELOPMENT
16.206
C. Any development involving expansion by more than twenty~five percent
(25%) of an existing structure to which this Section would apply if con-
structed new after the effective date hereof.
D. Any development of any parcel of land that will require more than two
(2) parking spaces in any residential zoning district, one (1) parking
space in any business zoning district, or one (1) parking or one (1)
loading space in any 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 16.203. Sale. No sale of any parcel of land creating a subdivi-
sion covered by this Chapter shall be consumated until a subdivision plat,
together with required data, has been reviewed by the Planning Commission
and reviewed and approved by the President and Board of Trustees of the
Village of Mount Prospect.
SECTION 16.204. Permits.
A. No building permit shall be issued for the construction of any building,
structure, or improvement on allY parcel subject to this Chapter until a
final plat or plan made necessary by the terms of this Chapter shall have
been approved.
B. No occupancy permit shall be granted for the use of any building or
structure on a parcel subject to this Chapter until required sanitary se-
wer and water service have been installed and made ready for servicing
the parcel; lots graded; storm water runoff provided for; until roadways
and/or fire lanes providing access to the parcel and lots thereof have
been paved with the base course of asphalt, as set out herein; and until
sidewalks. street lights, and street signs have been installed.
SECTION 16.205. Recording. No Plat of Subdivision shall be recorded in
the Office of the Recorder of Deeds of Cook County, Illinois, or in the Office
of the Registrar of Titles of Cook County, Illinois, or have any validity, un-
til it shall have been approved in the manner prescribed by this Chapter.
SECTION 16.206. Variations. Upon a 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 Planning Commission may recommend, and the President and Board of
Trustees may grant, variances from the regulations of this Chapter.
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ARTICLE HI. PROCEDURES
PREAMBLE. This Article establishes the procedure to be followed by a land-
owner or developer who proposes to subdivide or develop any land subject
to the terms of this Chapter. Although separate requirements are specified
for subdivisions and developments regulated by this Chapter, to the extent
feasible Applicants are urged to consolidate petitions for subdivision, devel-
opment, zoning relief, or annexation in one proceeding. It encourages Ap-
plicants to review concept plans with the Building Department and with the
Planning Commission before filing a preliminary and final plats, plans and
supporting data. It establishes a review process, and enumerates standards
governing decision making hereunder.
SECTION 16.301. Concept Plan Approval. In order to discuss the general
purpose of the subdivision or development in the context of established plan-
ning policies and practices of the Village and to ensure that required data is
properly prepared and presented before expending the time and money in
preparation and review of a preliminary plat or plan, any person desiring
to sul;>divide or develop land subject to this Chapter before filing a prelimi-
nary plat or development plan or seeking annexation or rezoning, may file
a concept plan of the subdivision or development with the Building Depart-
ment. The concept plan may include such information as suggested by the
Building Department in order to delineate the concept of the subdivision or
development adequately, including but not limited to a plat of survey, a topo-
graphic map, soils information, current aerial photographs, and a sketch of
the proposed development showing a road system and general land use cata-
gories. The Building Department shall refer the matter to the Planning Com-
mission for informal discussion with the Applicant at a public meeting.
SECTION 16.302. Preliminary Plat or Plan Approval. No person shall sub-
divide or develop any parcel of land until a preliminary subdivision plat or
development plan shall have been reviewed by the President and Board of
Trustees as set forth herein, provided that at the time of concept plan appro-
val the Planning Commission may authorize the simultaneous filing of an ap-
plication for preliminary and final subdivision plat or preliminary and final
development plan approvals without compliance with separate procedures in
particular cases where the nature and scope of subdivision or development
proposed does not require separate review procedures.
SECTION 16.303. Content of Preliminary Subdivision Plat. Any person
proposing to subdivide any parcel of land shall file with the Building Depart-
ment a preliminary plat in a quantity and form as required by said Depart-
ment. The preliminary plat shall include or be accompanied by the following:
A. General Informatio!!.. The following general information, where appli-
cable, shall be shown on the preliminary plat:
1. The proposed name of the subdivision as well as street names con-
tained thereon shall not duplicate or resemble the name of any ex-
isting subdivision or any existing street within the Village of Mount
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16.303
DEVELOPMENT
16.303
Prospect and those Rural Fire Protection Districts that are serviced
by the Mount Prospect Fire Department.
2. Date of preparation. north point, and scale of drawing, which shall
be no less than 1 inch = 100 feet.
3. An identification clearing stating that the map is a preliminary sub-
division plat.
4. Legal description of the parcel.
5. The name and address of the record owner, the Applicant, the sur-
veyor. licensed professional engineer. or planner who prepared the
plat.
6. A vicinity map showing the general location of the parcel within the
Village and environs.
B. Existing Conditions: The following conditions, if found to exist on the
parcel, shall be shown on the preliminary plat or an accompanying topo-
graphical map or accompanying plat of survey:
1. 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 municipal
boundary lines. section lines, corners, and mon umen ts .
2. Contour lines of the parcel and all adjacent land within 100 feet of
the boundaries of the parcel showing intervals no greater than:
a. Two (2) foot contour intervals for ground slopes less than ten
percent (10%).
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b. Five (5) foot contour intervals for ground slope exceeding ten
percent 00%). .
3. The location and direction of all watercourses and the location of
all areas subj ect to flooding, including:
a. The flowlines of streams and channels showing their normal
shorelines and floodway limits.
b. Lakes, ponds, swamps, marshes and any detention basins
showing their normal shorelines, floodway limits and lines of
inflow and outflow, if any.
c. Seeps, springs. flowings and wells.
16.303
DEVELOPMENT
16.303
4:, Natural features such as rock outcroppings. wooded areas. and iso-
lated preservable trees.
5. Present uses of the parcel. including the location of all existing
structures and their elevations. showing those that will be remov-
ed and those that will remain on the parcel after the final plat is re-
corded.
6. 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,
7. Zoning classifications of the parcel and of lands adjacent.
C. Proposed Improvements, The following improvements, if proposed or
required, shall be shown on the plat or in supporting documents:
1. Streets and rights-of-way, showing the location, widths, names,
and approximate grades thereof. The preliminary plat shall show
the relationship between existing and proposed streets.
2 . Easements showing width and purpose.
3. Lots showing approximate dimensions, minimum lot sizes and pro-
posed lot and block numbers.
4. Preliminary engineering plan showing size and location of sanitary
and storm sewers, water mains, culverts and electric and gas lines.
5. Sites to be dedicated for school, park, playground. or other pUblic
purposes, together with appropriate acreage of each.
6 . Proposed building setback lines.
7. Proposed grading plan of parcel with contour lines meeting the re-
quirements of paragraph 2 of subsection B of this Section 16.303.
D. Supporting 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:
1. Proof of ownership of the parcel and Applicant's interest therein.
2. A map extending for a minimum distance of 100 feet on all sides of
the parcel showing existing use and ownership of adjacent lands.
showing streets. rights-of-way and dedicated easements, location
of existing structures, and elevation of their foundations.
16.303
DEVELOPMENT
16.16.303
3. Existing and proposed covenants and conditions restricting or con-
trolling use of the parcel.
4. Existing or proposed annexation agreements. if any, which pertain
to the parcel.
5. A statement of the manner in which it is proposed to guarantee con-
struction and installation of public improvements.
6. Schedule showing proposed timing or phasing of improvements.
7. If adverse conditions exist, a statement of how the Applicant plans
to handle these conditions.
8. Profile drawings of each stream. channel, pond, and basin on the
parcel and on any adjoining land which may affect the layout or
drainage of the parcel for a minimum of 500 feet in each direction,
up and downstream, showing elevations of the following:
a. The bed.
b. Channel Banks, if any.
c. Size and elevation of sewer and drain outlets and culverts into
the stream, channel or basin.
d. Flood of record elevation. (Applicant's engineer shall. in draw-
ing his profiles. extend or project the established flood of re-
cord elevations upstream or downstream for a distance of 500
feet. )
e. Contour lines for the 100 year floodway and flood plan as deter-
mined by the United States Department of Housing and Urban
Development.
9. A preliminary drainage plan, designed to handle safely the storm-
water runoff. accompanied by maps and/or other descriptive mater-
ial showing the following:
a. The extent and area of each watershed tributary to the drain-
age channels on the parcel.
b. Existing storm sewers and other storm drains to be built.
c. Existing streams and floodwater runoff channels to be main-
tained, enlarged, altered, or eliminated; and new channels to
be constructed, their locations, cross-sections, and profiles.
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16.303
DEVELOPMENT
16.304
d. Existing culverts and bridges, drainage areas, elevations and
adequacy of waterway openings; and new culverts and bridges
to be built.
e. Existing detention ponds and basins to be maintained, enlarged,
altered, and new ponds or basins to be built with or without
dams or flow retention devices.
SECTION 16.304. Content of Preliminary Development Plan. Any person
proposing to construct any development enumerated in Section 16.202 here-
of on any parcel of land shall file with the Building Department a preliminary
development plan in a quantity and form as required by said Department.
The preliminary development plan shall contain the following:
A. General Information. The following general information, where appli-
cable, shall be shown on the preliminary development plan:
1. Date of preparation, north point, and scale of drawing which shall
be no less than 1 inch = 100 feet.
2. An identification clearing stating that the map is a preliminary de-
velopment plan.
3. Legal description of the parcel.
4. ,The name and address of the record owner, the Applicant. the sur-
veyor, licensed professional engineer, or planner who prepared
the plat.
5. A vicinity map showing the general location of the parcel within the
Village and environs.
B. Existing Conditions. The following conditions, if found to exist on the
parcel, shall be shown on the plan:
1. The location, width, and names of all streets within or adj acen t to
the parcel, together with easements, public utility and railroad
rights-of-way, and other important features such as municipal
boundary lines, section lines, corners, and monuments.
2. Contour lines of the parcel and all adjacent land within 100 feet of
the boundaries of the parcel showing intervals no greater than:
a. Two (2) foot contour intervals for ground slopes less than ten
percent (10%).
b. Five (5) foot contour intervals for ground slope exceeding ten
percent (10%).
16.304
DEVELOPMENT
16 . 304
3. The location and direction of all watercourses and the location of all
areas subject to flooo.ing, including:
a. The flowlines of streams and channels showing their normal
shorelines and floodway limits.
b. Lakes, pono.s, swamps, marshes, and any detention basins
showing their normal shorelines, floodway limits, and lines of
inflow and outflow, if any .
c. Seeps, springs, flowings and wells.
4. Natural features such as rock outcroppings, wooded areas, and iso-
.lated preservable trees.
5. Present uses of the parcel and adjacent parcels, including the loca-
tion 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.
6. 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 and in adjacent streets
or rights-of-way.
7. Zoning classifications of the parcel and of lands adjacent.
C. Proposed Improvements. The following improvements, if proposed or
required, shall be shown on the plan or in supporting documents:
1. Streets and rights-of-way p' showing the location, widths, names,
and approximate grades thereof. The preliminary plan shall show
the relationship between existing and proposed streets.
2. Easements showing width and purpose.
3. Preliminary engineering plan showing size and location of sanitary
and storm sewers, water mains, culverts, and electric and gas lines.
4. Sites to be dedicated for school, park, playground or other public
purposes, together with appropriate acreage of each.
5. The floor area and lot coverage of each building and structure and
the floor area ratio for the parcel.
6. The proposed uses of the parcel, including the number and type of
residential units.
16.304
DEVELOPMENT
16.304
7. Proposed grading plan of the parcel with contour lines meeting the
requirements of paragraph 2 of subsection B of this Section 16.304.
D. Supporting Data. The following supporting data shall be submitted in
separate statements and/or maps accompanying the preliminary plan ,
or, if practical. such data may be shown on the preliminary plan:
1. Proof of ownership of the parcel and Applicant's interest therein.
2. A map extending for a minimum distance of 100 feet on all sides of
the parcel, showing existing use and ownership of adjacent lands,
showing streets, rights-of-way and dedicated easements. location
of existing structures. and elevation of their foundations.
3. Existing and proposed covenants and conditions restricting or con-
trolling use of the parcel.
4. Existing or proposed annexation agreements, if any, which pertain
to the parcel.
5. Estimated cost of the development.
6. Evidence of the financial ability of the Applicant to complete the pub-
. lie improvements proposed for the development.
7. Estimated construction schedule.
8. Generalized landscaping plan.
9. Proposed building types with architectural elevations.
10. Statement concerning methods of solid waste disposal.
11. If adverse conditions exist, a statement of how the Applicant plans
to handle these conditions.
12. Profile drawings of each strea.vn, channel, pond. and basin on the
parcel and on any adjoining land which may affect the layout or
drainage of the parcel for a minimum of 500 feet in each direction,
up and downstream. showing elevations of the following:
a. The bed.
b. Channel Banks, if any.
c. Size and elevation of sewer and drain outlets and culverts into
the stream, channel, or basin.
J
16.304
DEVELOPMENT
16.306
d. Flood of record elevation. (ApplicantTs engineer shall, in draw-
ing his profiles, extend or project the established flood of re-
cord elevations for a distance of 500 feet.
e. Contour lines for the 100 year floodway and flood plain as deter-
mined by the United States Department of Housing and Urban
Development.
13. A preliminary drainage plan, designed to handle safely the storm-
water runoff, accompanied by maps and/or other descriptive mate-
rial, showing the following:
a. The extent and area of each watershed tributary to the drainage
channels on the parcel.
b. Exi'sting storm sewer locations and size.
c. Existing streams and floodwater runoff channels to be main-
tained, enlarged, altered, or eliminated; and new channels to
be constructed, their locations, cross-section$, and profiles.
d. Existing culverts and bridges, drainage areas, elevation and
adequacy of waterway openings; and new culverts and bridges
to be built.
e. Existing detention ponds and basins to be maintained, enlarged,
altered, and new ponds or basins to be built with or without
dams or flow retention devices.
SECTION 16.305. Planning Commission Review of Preliminary Plat or
Plan. Upon receipt of all the material required under Section 16.303 or Sec-
tion 16.304 for the preliminary plat or plan, the Building Department shall
circulate the preliminary plat or plan, as the case may be, to the Village
Clerk for distribution as required. The Village Clerk shall place the matter
on the Planning CommissionT~ agenda and, shall serve notice upon the Appli-
cant of the time and place of its meeting at which said matter will be discuss-
ed. The Planning Commission shall forward its written report to the Presi-
dent 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 re-
port shall set forth the reasons for its disapproval and specify with particu-
larity the aspects in which the proposed plat or plan fails to meet the stand-
ards of Section 16.316 or Section 16.317 hereof.
SECTION 16.306. Board Review of Preliminary Plat or Plan. The Presi-
dent and Board of Trustees by motion shall accept or rej ect the preliminary
plat or plan within thirty (30) days after its next regularly scheduled meet-
ing following the date of the written report of the Planning Commission. If
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16.306
DEVELOPMENT
16.309
it rejects the plat or plan. the motion shall set forth the reasons for its dis-
approval and specify with particularity the aspects in which the proposed
plat or plan fails to meet the standards of Section 16.316 or Section 16.317
hereof.
SECTION 16.307. Effect of Bo~d Approval of Preliminary Plat or Plan.
Approval of the preliminary plat or plan, as the case may be. by the Presi-
dent and Board of Trustees shall not qualify the plat or plan for recording,
but shall be considered permission to prepare the final plat or plan with de-
tailed plans and specifications for the proposed subdivision or development.
Such preliminary approval shall be effective for no more than one (1) year
from the date of approval unless, upon application of the Applicant, the Pre-
sident and Board of Trustees grant an extension of time for an additional
one (1) year.
SECTION 16.308. Village Record. A certified copy of the motion approv-
ing or disapproving the preliminary plat or plan shall be filed in the office
of the Village Clerk attached to said preliminary plat or plan.
SECTION 16.309. Engineering Approval. Before submitting the final plat
or plan for review, the Applicant shall submit engineering plans, details or
specifications for all proposed improvements regulated by Article IV hereof
for approval of the Village Engineer.
A. Upon the approval of preliminary plat or plan, the Applicant shall have
prepared and certified by a licensed professional engineer, engineering
drawings for said improvement, which shall be submitted in a form and
in a number of copies as required by the Village Engineer.
B. The Village Engineer shall review all engineering drawings in order to
determine whether such drawings are consistent with the approved pre-
liminary plat or plan and comply with Article IV hereof.
1. Such drawings shall be distributed to such Village departments and
other persons as may ,be necessary.
2. Within thirty (30) days after receipt of a complete set of the required
plans, details or specificatiQns. the Village Engineer shall review
said plans, details or specifications, and if they are in compliance
with the preliminary plat or plan and with this Chapter, he shall
forward the same to the Building Department with a report that they
so conform and comply.
a. In the event that the plans, details or specifications do not so
conform or comply, the Village Engineer shall notify the Appli-
cant and Building Department of the specific manner in which
they do not so confor~ or comply and, thereafter, Applicant
will have thirty (30) days to comply.
"..F
16.309
DEVELOPMENT
16.311
b. If such plans, details or specifications are not corrected within
said thirty (30) day period, the Village Engineer shall forward
them to the Building Department with a report as to the items of
non-conformity or non-compliance.
c. The Planning Commission shall not act upon the final plat or plan until
the engineering drawings have been reviewed by the Village Engineer
and a report of compliance or non-compliance has been received by the
Planning Commission.
SECTION 16.310. Final Plat or Plan Approval. No person shall subdivide
or develop any parcel of land until a final plat or plan shall have been review-
ed by the Planning Commission and reviewed and approved by the President
and Board of Trustees as set forth herein. '
SECTION 16.311. Contents of Final Subdivision Plat. Within one (1) year
after receiving preliminary subdivision plat approval by the President and
Board of Trustees, the Applicant shall file with the Building Department a
final plat in a quantity and form as required by said Department. The final
plat shall include the following:
A. General Information. The following general information, where appli-
cable, shall be shown on the final plat:
1. The date of preparation, north point, and scale of drawing, which
shall be no less than 1 inch = 100 feet.
2. Legal description of the parcel.
3. The names and addresses of the record owner, the Applicant, the
Illinois registered surveyor who prepared the plat with his seal af-
fixed.
4. Reference points of existing surveys identified, related to the plat
by distances and bearing, and reference to a field book or map as
follows: '
a. . All stakes, monuments or other evidence found on the ground
and used to determine the boundaries of the parcel.
b. Adjoining corners of all adjoining parcels.
c. 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 monument found or reset shall be shown.
d. All other monuments found or established in making the survey
of the parcel or required to be installed by the provisions of
/
d
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16.311
DEVELOPMENT
16,311
this Chapter or by an Act Revising the Law of Plats. adopted
March 21, 1874. as amended. Illinois Revised Statutes. Chap-
ter 109.
5. Lot aT1d 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 10 sec-
onds with the basis of the bearings. All distances shall be shown to
the nearest 0.01 feet. No ditto marks shall be used.
6. The width of the portion of any streets being dedicated and the width
of any existing rights-of-way, 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.
7. All easements shall be denoted by fine intermittent lines, clearly
identified, and if already of record, the recorder's 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.
8. Lot numbers beginning with the number one (1), and numbered con-
secutively within each block.
9. Block numbers or letters beginning with the number one (1) or let-
ter IIAII and continuing consecutively without omission or duplica-
tion throughout the subdivision. The figures shall be solid. of suf-
ficient size and thickness to stand out, and so placed as not to obli-
terate any figure. Block figures of an addition to a subdivision of
the same name shall be a continuation of the numbering in the ori-
ginal subdivision.
10. Accurate outlines and legal descriptions of any areas to be dedicat-
ed or reserved for public use, with the purpose indicated thereon,
and of any area to be reserved by deed covenant for common use of
a.ll property owners.
11. Building setback lines, accurately shown in dimensions.
12. The name of each street shown on the plat.
13. The name of the subdivision.
16.311
DEVELOPMENT
16. 311
14. The following form for approval by the Planning Commission:
S tate of Illinois )
) ss.
County of Cook )
I , , Chairman of the Village of Mount
Prospect Planning Commission, do certify that on this day
of , 19_, this plat of subdivision was duly approv-
ed by the Planning Commission of the Village of Mount Prospect.
Chairman
15. The following form for the approval of the President and Board of
Trustees:
S tate 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
B. 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:
1. A copy of any restrictions or covenarits to be created by record and
any charter or by-laws of any property owners association to be
created.
2. The following certificates, which may be combined where appropriate:
a. A certificate signed and acknowledged by all parties having any
interest in the parcel consenting to the preparation and record-
ing of the said plat.
b. A certificate signed and acknowledged by all parties having any
interest in the land, dedicating all parcels of land intended for
any public use.
16.311
DEVELOPMENT
16 . 311
c. Certification by the County Clerk and Village Collector showing
that all taxes and special assessments, respectively. due on the
property have been paid in full.
3. Plans and specifications for the required public improvements, to-
gether with the written report of the Village Engineer required by
Section 16.309 hereof,
4. A schedule showing phasing of proposed improvements.
5, After approval by the Planning Commission, the final plat will be
remanded to the custody of the Village Clerk and under no circum-
stances win be returned to the Applicant.
C. Guarantees. Prior to the Recording or Registry of the final plat, Appli-
cant shall supply the fonowing forms of guarantees to the Village:
1. An Improvement Completion Guarantee under which Applicant a-
grees to install any required public improvements at his own ex-
pense in accordance with the plans and specifications, within the
time required as a condition for approval. However, for property
outside the corporate limits of the Village no such agreement shall
be required where the Applicant has entered into a similar agree-
ment covering the parcel with county and! or other local authorities.
a. Acceptable Improvement Completion Guarantees:
1) Cash Escrow. Cash deposit, or certified or cashier's
check in the total amount required shall be placed with the
Village Manager and administered in accordance with the
provisions of an Escrow Agreement to be negotiated by the
Village Manager. the Applicant, and approved by the Vil-
lage Attorney. Such agreement shaH contain provisions
for specific application of such funds, partial contract pay-
outs, prorata reduction of deposit excess, final escrow set-
tement, and other pertinent administrative matters as may
be required; or
2) Letter of Cre~~!: An irrevocable, commercial letter of cre-
dit with any financial institution in a form acceptable to the
Village Attorney; or
3) SubdiVision Bond. A subdivision bond to insure the con-
struction of the improvements in a satisfactory manner and
within the period specified by the President and Board of
Trustees. The bond shall be payable to the Village of
Mount Prospect, and be in form, with surety and conditions
approved by the Village Attorney.
16.311
DEVELOPMENT
16.311
b. Amount of Guarantee. The amount of the completion guarantee
shall be based on the following:
1) Total cost for estimated construction, engineering, survey-
ing and fees for all required public improvements plus fif-
teen percent (15%) of such total for contingencies, as ap-
proved by the Village Engineer; or
2) Total contract cost for construction, engineering, survey-
ing and fees for all required public improvements under
contract plus ten percent (10%) of such total for contingen-
cies, as approved by the Village Engineer.
2. Maintenance Guarantee consisting of ten percent (10%) of the amount
of the cash deposit, or certified or cashier's check. or the ten per-
cent (10%) of the letter of credit or subdivision bond posted under
subparagraph 1 hereof shall be retained by or held to the credit of
the Village, and shall be held as a deposit in escrow after the final
completion of the improvements covered. Such deposit may be held
by the Village for a period of twenty-four (24) months after the final
acceptance of such improvements for the purpose of:
a. 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 in-
spection or acceptance by the Village.
b. Guaranteeing against and securing the correction of any dam-
age to such improvements by reason of settling of the ground,
base, or foundation thereof.
Such maintenance guarantee shall also provide that, as such defects
develop, the cash deposit may be applied by the Village for any a-
mounts incurred to correct such defects, and that the balance of
such deposit, if any, hel~ at the end of such twenty-four (24) month
period shall be returned by the Village to the depositor without in-
terest.
tJ
3. Construction Nuisance Abatement Guarantee. Applicant shall also
deposit cash with the Village Manager in an amount equal to five per-
cent (5%) of the improvement completion guarantee required under
subparagraph 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 six (6) hours after the Vil-
lage Engineer has served written demand upon Applicant to abate
such nuisance. The balance of said deposit, if any, remaining after
acceptance of all improvements by the President and Board of Trust-
ees shall be returned to the depositor without interest.
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16.312
DEVELOPMENT
16.312
SECTION 16.312. Contents of Final Development Plan. Within one (1)
year after receiving preliminary development plan approval by the President
and Board of Trustees t the Applicant shall file with the Building Department
a final development plan in a quantity and form as required by said Depart-
ment. The final development plan shall include the following:
A. General Information. The following general information t where appli-
cable t shall be shown on the final development plan:
1. The date of preparation t north point t and scale of drawing which
shall be no less than 1 inch = 100 feet.
2. Legal Description of the parcel.
3. The names and addresses of the record owner t the Applicant t the
Illinois registered surveyor who prepared the plan with his seal af-
fixed.
4. All easements denoted by fine intermittent lines t clearly identified t
and if already of record, the recorder's references as to use and lo-
cation 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 descrip-
tion of such easement; if the easement is being dedicated by the map,
it shall be properly referenced in the owner's certificate or identi-
fication .
5. 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.
6 . Grading plan after development at intervals of not more than two
(2) feet.
7. Location of adjoining roads, water courses and bodies of water,
marshes, rock outcroppings, wooded areas, railroads within 100
feet of the property .
8. Location and dimensions of on-site pedestrian and vehicular access
ways, design of ingress and egress of vehicles to and from the site
onto public streets t and curb and sidewalk lines, including side-
walk ramps for the handicapped in accordance with Illinois Depart-
ment of Transportation Standard Drawings No. 2356.
9. Location of Buildings and other structures.
10. Location and intensity of outdoor lighting system.
16.312
DEVELOPMENT
16.312
11. Use of property within 100 feet of the boundaries of the site.
12. All off-street parking, loading spaces and walkways, indicating
type of surfacing, size, angle of stalls, width of aisles and a speci-
fic schedule showing the number of parking spaces provided.
13. The following form for approval by the Planning Commission:
S tate of Illinois )
) ss
County of Cook )
I , , Chairman of the Village of Mount
Prospect Planning Commission, do certify that on this day
of , 19_, this plan of development was duly approved
by the Planning Commission of the Village of Mount Prosp ect.
Chairman
14. The following form for the approval of the President and Board of
Trustees:
S tate of Illinois )
) ss
" County of Cook )
Approved by the Board of Trustees of the Village of Mount
Prospect, Cook County, Illinois, this day of
19
-
Signed:
Village President
Attest:
Village Clerk
B. Supporting Data. The following supporting data, where applicable,
shall be supplied in separate statements or plans, or, if practical, may
be shown on the final plan:
1. Existing soil conditions based upon soil borings prescribed by the
Village Engineer in light of the proposed use of the parcel.
2. Landscape plan showing location, type, and approximate size of
plantings .
3. Architectural elevations for building types.
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16.312
DEVELOPMENT
16.314
4.
Development data showing number of floors, floor area, height,
and location of each building and proposed general use for each
building and the floor area ratio for the entire development. If a
multi-family residential building, the number, size, and type of
dwelling units.
5.
A final drainage plan providing for the adequate disposition of na-
tural and storm water in accordance with the design criteria and
standards of this Chapter, indicating location, sizes, tupes, and
grades of ditches, catch basins and pipes and connections to exist-
ing drainage system.
6.
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 implement-
ed during all phases of clearing, grading, and construction.
7.
Plans and specifications for the required public improvements to-
gether with the written report of the Village Engineer required by
Section 16.309.
8. 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.
C. The,guarantees required under Section 16.311 C shall be provided to in-
sure completion of required public improvements, to insure repair of de-
fective improvements, and to provide for abatement of nuisances occur-
ring during construction. .
SECTION 16.313. Planning Commission Review. Upon receipt of the com-
plet~ final plat or plan, the Building Department shall circulate the final plat
or plan among various Village departments for their review and comment.
The Planning Commission shall place the matter on its agenda and serve no-
tice upon the Applicant of the t,ime and place of its meeting at which said mat-
ter will be discussed. The Planning Commission shall forward its written re-
port to the President and Board of Trustees recommending approval or disap-
proval of the final plat or plan. If the recommendation is to disapprove, the
report shall set forth the reasons for its disapproval, specifying with parti-
cularity the manner in which the proposed plat or plan fails to meet the stand-
ards of Section 16.316 and Section 16.317.
SECTION 16.314. Action by the Board of Trustees. After receiving the
final recommendation of the Planning Commission, the President and Board
of Trustees shall approve or disapprove the final plat or plan within sixty
(60) days from the date of filing of the complete application with the Building
Department unless the Applicant and the President and Board of Trustees a-
gree to extend the sixty (60) day period. If the final plat or plan is disap-
.,
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16,314
DEVELOPMENT
16,317
proved t the motion shall state the reasons for the disapproval t specifying
with particularity the aspects in which the final plat or plan fails to meet the
standards of Section 16.316 and Section 16.317.
SECTION 16.315. Village Record. A certified copy of the motion approving
or disapproving the final plat or plan shall be filed in the office of the Village
Clerk attached to said final plat or plan, The approved final subdivision plat
together with all covenants and restrictions shall be recorded by the Village
Clerk in,the office of the Cook County Recorder of Deeds or in the office of
the Registrar of Titles of Cook County t Illinois t as the case may be. All re-
cording fees shall be paid by the Applicant.
SECTION 16.316. Standards for Re:.yiew of Subdivision Plat. The Planning
Commission shall recommend approval and the President and Board of Trust-
ees shall approve a preliminary and final plat of subdivision t unless the Plan-
ning Commission makes written findings specifying the manner in which:
A. The design and layout of the subdivision does not conform to the provi-
sions of Article IV of this Chapter,
B. The Applicant has not made adequate provision to install public improve-
ments required by the Planning Commission or by the President and
Board of Trustees.
C. The final plat of subdivision fails to comply with an approved prelimi-
nary plat of subdivision.
D. The plat does not conform with the Comprehensive Plan t the official
map t this Chapter t other Village ordinances. or established planning
policies of the Village,
SECTION 16.317. Standards for Review of Development Plan. The Plan-
ning Commission shall recommend approval and the President and Board of
Trustees shall approve a preliminary or final Development Plan t unless the
Planning Commission makes written findings specifying the manner in which:
A. The provisions for vehicular loading t unloading. parking. or circula-
tion on the parcel or onto adj acent public rights-of-way will create haz-
ards to safety or will cause significant burdens on transportation facili-
ties that could be avoided by modification of the plan.
B. The pedestrian circulation system creates hazards to safety which could
be avoided by modification of the plan.
C. The proposed plan unnecessarily and in specified particulars. destroys t
damages t or detrimentally alters significant natural, topographic or phy-
sical features of the site and development is feasible in a manner that
will avoid these consequences,
.;
16.317
DEVELOPMENT
16.318
D. The proposed landscaping, screening, or lighting fails to provide ade-
quate acoustical or visual privacy to incompatible adjacent uses which
could be avoided by modification of the plan.
E. The bulk and location of proposed buildings and structures will have
significant adverse impact on adjacent property and development of the
parcel is feasible in a manner that will avoid these consequences.
F, The proposed site plan makes inadequate provision for the use and main-
tenance of open space and this failure may result in a burden on the pub-
lic or on the adj acent properties.
G. 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 Village En-
gineer 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 pro-
posed development,
H. The proposed development lies within the designated flood plain area.
If any of the foregoing standards are cited as justification for disapproving
a development plan, the Planning Commission and the President and Board
of Trustees shall specify the manner in which the development plan could be
modified to avoid the specified deficiency or shall state the reasons why the
specified deficiency cannot be avoided consistent with Applicant's objectives.
SECTION 16.318. Fees. The fees for review of the preliminary and final
plat or plan a.T'J.d all accompanying data. and for inspection of improvements
during construction by Village personnel shall be calculated as follows:
A. Applicant shall pay a fee of Fifty ($50) Dollars upon filing any applica-
tion for preliminary plat or plan approval hereunder.
B. Upon filing an application for approval of a preliminary plat or plan,
Applicant shall execute a standard form agreement requiring the Appli-
cant to reimburse the Village for the cost of services rendered by the
Village Manager. the Village Engineer, the Fire Prevention Bureau. and
the Building Department in reviewing and processing the preliminary
and final plats and plans, together with accompanying data and specifi-
cations. Said fees shall be paid by the Applicant upon presentation of
an Estimated Statement by the Village based upon hourly rate for such
reviewing and processing services, exclusive of time spent at public
hearings. as established in -the current municipal budget by the Presi-
dent and Board of Trustees.
'.,'
16.405
DEVELOPMENT
'16.405
proval by a permit from the Illinois Division of Waterways provided:
1. The fIoodway dimensions of the stream or channel are maintained.
2. The volume of floodwater storage outside the floodway is not re-
duced.
3. No adverse impacts are created downstream.
4. In all corrected or rebuilt stream beds the Applicant provides a
minimum of four (4) inch River Rock full width of the stream bed.
5. All altered banks shall be protected from erosion.
6. A minimum ten (10) foot access maintenance easement shall be pro-
vided at the top of the bank, which easement shall be kept free and
clear of any and all structures, shubbery. etc.
B. Lesser Channels. Lesser floodwater runoff channels on a parcel shall
be prohibited and storm drainage systems shall be provided with a de-
sign capacity as set forth in these regulations.
C. Storm Sewer Outfalls. Storm sewer outfalls shall be so designed, by
reason of elevation of the invert, pumping, or otherwise, that when the
receiving stream is in full flood as shown on the most current U.S.G.S.
map the storm sewer will continue to drain the area it is designed to
serve.
D. Streets Designed as Channels. Cross sections and grades of streets
above regulatory flood protection elevations shall be designed to tem-
porarily store and convey the overflow from storm water sewers and
over-the-curb runoff and be provided with adequate outlets for safe dis-
posal of such overflow. The street cross section shall provide a build-
ing site grade for each adjoining lot at least eighteen (18) inches high-
er than the crown of the .pavement.
E. Street Pavements in Flood Plains. The crown of street pavements per-
mitted in a flood plain shall not be lower than the established flood pro-
tection elevation plus one (1) foot. in the case of major streets. and not
lower than flood protection elevation in the case of other streets.
F. Storm Water Detention Facility.
1. Provision of Facilities. A storm water detention facility shall be
provided for all of the following structures and developments:
a. Any commercial or industrial subdivision or development or an
addi tion to an existing structure thereon.
16.405
DEVELOPMENT
16.405
~
b. Any subdivision ,or develapptent ,of a parcel mare th~ five (5)
acres ~n are~ proposing residential 4se.
2. Desi~ ,of Release Rates.
a. Whe~e~er a sta~m wat~r detentian fa?il~ty is r~qui~ed by tp.e
praVlsIOn,s a~ this Section 16.405 F>> ,.t shall be desIgned and
engineer~d sa that the release rate f:rom t~e said facility shall
not exceed the runaff rate from the subject area in its naturaJ,
undevelaped state, which rate, for the purpose ,of this Ordi-
n~ce, shall be deemed ta be th~ rl,lnaff that wauldbe occasian-
ed by a rainstarm ,of three (3) ye8l' frtaquency with a runoff
rate caeffi~ient ,of 0 .15 .
I
b. All storm water drainage systems and drainage structures r€l'"'
quired hereunder shall have a d,esign capacity that is suffici-
ent far all starm water runaff from the lanel areas ,of such pro-
pertyar develapment pr which is released from starm water
detentian facilities lacated tl}erean plus all storm water flowing
tl1raugh the said praperty Dr develapment fram all upstream
land in the drainage basin.
n Far the purpase ,of designing such storm water drainage
systems, it shall be assumed that the runaff rate fram up-
~tream lands within the drainage basin is that which wauld
result fram a rainstorm ,of a three (3) year frequency at a
runaff rate caefficient ,of 0.15 in cases where there are re-
tept~qn basins in the upstream drainag,e area.
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WheneveruRstream detenti,on facilities have a release rat~
that is less than the maximum permitted 'by this subEiection
16. 4~5 F. then allawance shaH be made far such reduced
run ,off rate in calculating the capacity ,of the drainage sys-
, ,
tern ,or structure~.
3)
Whenever detentian facilities have not been provided and
are nat required ta be prpvided far any part ,of the up-
stream lami in the drainage, then the by-pass flow rate for
subdivisians and developments for which storm water de-
tention facilities are required by this subsection 16.405 F
shall use a runaff caefficient ,of not less than 0.035.
q. All subcqvisians ,or developrpepts th,at ar~ req\lired to pravide
storm water detentian facilities pursuant ta the pravisians ,of
tltis ~ection IShall pravid~ suffici~nt live detention storage capa- .~'.
city far a rainstarm ,of 100 yearfnequency .
16.405
DEVELOPMENT
16.407
1) The number of acre feet of detention capacity that shall be
provided shall be that volume of detention capacity that
would be required to accomodate the runoff from a rain- .
storm of 100 year frequency, for any and all durations,
from the fully developed drainage area that is ,tributary to
the storm water detention facility less such volumes of wa-
ter that may be discharged during that same duration at
the design release rate of the storm water detention facility
plus an additional detention capacity equal to twenty-five
percent (25%) of the design capacity.
3. Grading Requirements. All storm water detention facilities other
than roof tops, parking lots and/or underground storage shall be
located not less than seventy-five (75) feet from any building or
structure to be occupied.
a. The slope of the bank of the detention facility shall not exceed
a grade of six (6) horizontal units to one (1) vertical unit.
b. The floor of the detention facility shall be graded to provide a
five (5) foot horizontal ledge around the perimeter of the deten-
tion facility, which ledge shall be no less than two (2) feet and
no more than three (3) feet below the normal water level of the
detention facility and which shall be rip rapped with flagstones
to prevent erosion.
c. The maximum permissible freeboard for any stormwater deten-
tion facility shall be three (3) feet.
SECTION 16.406. Easements.
A. There shall be dedicated easements totaling not less than ten (10) feet
in width along the rear of each lot and along side lot lines where neces-
sary to provide a proper twenty (20) foot wide easement as continuity
for utilities and drainage, from lot to lot and from block to block.
B. No building, structure, or other obstruction shall be constructed upon
any easement.
SECTION 16.407. Park and School Sites. The Planning Commission may
recommend arid the President and Board of Trustees may require each Appli-
cant to dedicate land for park and recreational purposes and land for school
sites, to serve the immediate and future needs of the residents of the parcel,
to make a cash contribution in lieu of actual land dedication. or to provide a
combination of both at the option of the Village. Such dedication is necessary
to ensure proper provision of park and school sites for persons who are ex-
pected to reside within the subdivision or development, which sites would
otherwise have to be acquired at the expense of the general public but whose
16.,101
DEVELOPMENT
1&.407
~
utility wou.ld generally be limited to re:ddents of the parcel..
A, ~~Jeria for, Requirin@: Par~" an~. Recrea.~s>n ..~8.nd D~ieatio~:
1. Applicant may be required to dedicate Cor park and recreational pur-
poses an amount of land determined on the basis ot 5. Ii aCres per
thousand persons calculated as provided in subsection E , Table of
Estimated Ultimate Population.
2 , Location, The location of the site to be dedicated shall bl;! df!ter-
mined by the President and Board of Trustees upon recommends.''',..
tion of the Planning Commission and the Mount Pro~pectP8rkDis~
trict, or the River Trails Park District, ,()r. the DesPlaines Park
District, or the Prospect Height~>J?firk District, as the case may be,
taking into account.,trhe.suli'a.bi:U.tY of the site for park purposes or
developmertf, its relationship to population concentrations , and its
proximity to other park or recreational lands ,
.on-Site Storage. No storage of any materials, including spoil
materials or top soU will be allowed on any land designed as
park distr,ict landJol" use as recreati9~al. use 2!:. land designa-
ted as Juture or proposed ,scho~l 'sites',
'I, "" ~
~.
. 3. C-red1t .for Priv.ate OpenSp"ces~d Recreation Areas. .....Private open
~pace or recreation areas:m,ay be utilized in Heuo! the"dedication re-
q~iredby thissubsecti'on A, p,rovided ttlat detailed improvement,
plans'-sh.all'beapproved b~,.th~ Planning Commission and the Presi-
de~t and,~oard of T~s.tee~,and that satisfactory gtlarantees of the
pe~J1)anency ofp1e u~e and its maintenance, enforceable by the Vik-
lage, shall ~~. ~ntereq..~nto by the AppliCant. '.
,
B. Cz:\teria.. for School S itef Dedication ,'cJ\pplic~ts may. be r9q;ufre~ tCFde-
cUeate for~chooJ.purposes an:,amount of land ~.~terrriipedby::<,;'/ ",.'.".i
\, ';/<~'" k;~ ,. '...'.1',; .
'" "~ . " - - 7.. ,;;.;,i:. c,.::'" ".,',~,:~-i":\,~ ,'.
1. Obtaining the rafio of estimatedchildrC!nt8'pe,g~n"eratedby the pro-
pose<!,~~f1criVi~ron'OI';cfErvei~plh enMW~~fi\n,;1~''cil ~ch()Ql cl~s~fl~ation ,
ca1oti'1BJed;a~ provi4~d in' subs~c.tio~.~,!tOJhe maximum number of
. childre'p., to 'be . served " with,in each,$cfiOol classification calculated
from the Table in this\~1JljsectionB and; and by
2, MUltiplying that ratio by the minimum number of acres tor a. school
site within each school classification determined.!J;'om 'lheTable in
this subsection B ~ . $> . .
/,,,.,,,,,
16.407
DEVELOPMENT
16.40.7
Base School population and:Site Si2',:e
School Classifi-
cation By Grades
Maximum Number of
Students Jor Each Such
S chooi ,Classification
MinimUIn Number of
Acres of Land for
Each School Site of
Such .Classification
- ---...............
Elementary Schools
Grades - Kindergarden
through 5th (1\:'- 5)
$00 Students
11 Acres
Junior High SG,hools
Grades - 6th through
8th (6-8)
900 Students
19 Acres
High Schools .
Grades - 9th through
12th (9-12)
2 .300 Students
48 Acres
C. Criteria for. Requiring a Contribution in LIeu of Park and School
Sites:. . Where the,resulting.site in. a proposed subdivision or develop-
ment is too small to be usable.for.the.purpose intended or where it is
inappropriate for park and recreational purposes or a school site. the
Village may"xequire the Applicant to contribute cash in lieu of the land
. dedication.
1. ..Thecash contribut,ionsin lieu of park and recreation land dedica-
tionshall be held in trust by the Village or. other pUblj,cbody de-
.sigcnatedbythe Village.. solely fc:rt". the acquisition ofpark: and re-
creation land as hereinbefore classified, which will serve the im-
mediate or future needs of the residents of that subdivision or de-
. ve~opment or for the irqprovement of other existing park and re-
creation land which ,already serves such needs.
.2.i,Tlieaashcontributions in lieu of school sites shall be held in trust
by:the.:village. orothe.r public body de.sj,gnated by the Village, sole-
.1y for. U:se, in the acquisition of land for a'-schopl site to serve the im-
mediate'or future needs of children from that subdivision or develop-
ment or for the improveJ:!lent to any existing school site which al-
ready serves such needs, but not for the construction of any school
buildings oradclitions thereto.
3. If any portion of a cash contribution in lieuof,park ~ndrecreation
land dedication. or cash contribution in lieu of school site is not ex-
pended for the purposes set forth herein within seven (7)' years
from the date of receipt, it shall be refunded to the Applicant who
made such contribution.
..,...~,
16,407
DEVELOPMENT
HL 7
~
Fair Market Value. The cash contribution in lieu of land shall be based
on-the !lfair market valuell of the acres of lEJ..:nd as improved. that other-
wise would have been dedicated as park iL"ld recreation or school sites.
It has been determined that the present !lfaiI' market value" of such im-
proved land in and surrounding the ViUage is $80,000 per acre and such
figure shaH be used 5.n making a:D.y calculation herein unless the Appli-
cant files a written objection ther(;!to 0 the event of i111Y such objection,
the Applicant shaH submit an appraisal showing the "fair market value,t
of such improved land or other evidence thereof and final determination
of said nfair market value" per acre of such improved land shall be made
by the President and Board of Trustees based upon such information from
other sources which may be submitted to the respective Park Districts!
President i111d Board of Trustees for: the Mount Prospect Park. District,
the River Trails Park District the Des Plaines Park. District, or the
Prospect Heights Park District; the respective School Districts, or other
municipal corporations.
D, Criteria for_Requiring Dedication and Fee, There will be situations
when a combination of land dedication and a contribution in lieu of land
are both necessary. These occasions will arise when:
1, The subdi"vision or development does not have sufficient or adequate
land to meet the dedication requirements hereunder.
~,
a. That portion of the lan.a within the subdivision or development
which is adequate or sufficient for the park or school location
shall be dedicated. as a site as aforesaid.
b. A cash contrihution in lieu thereof shall be required for any
additional land that would have been required to be dedicated.
2. A major part of the local park or recreation site or school site has
already been acquired and only a small portion of land is needed
from the slibdivision or development to complete the site.
a. The portions needed to complete the park. or school site sha.ll
be dedicated.
b, A cash contribution shall be required in lieu of the balance of
the required dedication.
E. DensitlL!,ormula. The following tablE:; of population density is generally
indicative of current and short range proj ected trends in family size for
new construction and shall be used in calculating the amount of required
dedication of acres of land or the cash contributions in lieu thereof unless
a written objection is filed thereto by the Applicant.
.~
16.407
DEVELOPMENT
16.407
1. In the event an Applicant files a written objection to the Table of Es-
timated Ultimate Population listed herein. he shall submit his own
demographic study showing the estimated additional population.
a. Final determination of the density formula to be used in such cal-
culations shall be made by the President and Board of Trustees
based upon such demographic information submitted by the Ap-
plicant and from other sources which may be submitted to the
respective Park Districts' President and Board of Trustees for:
the Mount Prospect Park District. the River Trails Park District,
the Des Plaines Park District. or the Prospect Heights Park Dis-
trict; the respective School Districts. or other municipal cor-
porations.
F. Improved Sites. The slope, topography and geology of the site to be de-
dicated as well as its surroundings must be suitable for its intended pur-
poses.
1. Grading on sites dedicated for park and recreational uses shall not
differ greatly from surrounding land.
2. Before dedication. all sites shall be improved as required under
this Chapter or acceptable provisions shall be made for such im-
provement before dedication.
&
TABLE OF ESTIMATED ULTIMATE POPULATION PER DWELLING UNIT
~~~~_.., , .... - '" .
Tvne of Unit
.="YJ!".,.ii,,_~~_,.~
!:!:_~.::Sc~I ~l~m~nta~y
Junior High
"""',~~""-
Total
Hlgkt ~hool
0-4 Years
Grades K-5
5--10 Years
Grades 6-8
11-13 Years
Grades K-8
5-"13 Years
Grades 9-12
14-17 Years
Adults
(l8-up)
Total PeL'
Unit
Detached Single Family:
3 Bedroom .435
4 Bedroom .4'70
5 Bedroom ,510
,69
,33
,48
.86
1.02
1. 24
1.90
.39
.54
.73
2.00
2.26
2.44
3.845
4.310
5.580
.'16
1.04
Attached Sing'le FaInily (Townhouse. RmV' House. Quadriplex, etc.):
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
,45
.210
,730
1. 560
.050
.210
.540
1.50
1. 93
2.01
2.20
1. 586
2.370
3,666
5.386
.680
.716
1.000
.18
.56
1.11
,03
,17
Low Density Apartment (to 15/ acre) :
Efficiency --- --- --- --- --- 1.09 1,000
1 Bedroom .070 .052 .028 .080 .013 1. 42 1. 583
2 Bedroom .343 ,116 .073 .189 .043 1.85 2.435
3 Bedroom .457 .390 .210 ,600 .240 2.00 3.297
4 Bedroom .500 .670 .250 .920 .330 2.10 3.353
High Density Apartment (16+/acre):
Efficiency --- --- --- --.- --- LOa 1.000
1 Bedroom .05 .026 .014 .040 .007 1. 26 1. 357
2 Bedroom .21 .065 .035 .100 .029 1.43 1.769
3 Bedroom .43 .150 .080 .230 .092 2.00 2.752
)
\
)
16.408
DEVELOPMENT
16.408
SECTION 16.408. Streets.
A. General Design Criteria.
1. All streets shall be located in relation to existing and planned
streets. to topographical conditions. to public convenience and
safety and to the proposed uses of the land to be served by such
streets.
2. If the Comprehensive Plan or Official Map makes no provision there-
for. the arrangements of streets shall either:
a. Provide for the continuation or appropriate projection of exist-
ing streets in surrounding area; or
b. Confor~ to a plan for the adjacent area adopted to meet a parti-
cular situation where topographical or other conditions make
continuance or conformance to existing streets impracticable.
3. Minor streets shall be so designed to discourage through traffic.
4. Where parcel abuts or contains an existing or major or major collec-
tor street. as shown on the Comprehensive Plan or Official Map. the
Planning Commission may require marginal access streets. double
frontage lots with screen planting contained in a nonaccess reserva-
tion at least ten (10) feet wide along the rear property line. or such
other treatment as may be necessary for adequate protection of resi-
dential properties and to separate through and local traffic.
5. 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 required width re-
quired by this Chapter or the Official Map. the Applicant shall dedi-
cate additional right-of-way to meet the specifications of Section
16.408 A 14 hereof. Half streets are not permitted.
6. Curves in streets may be permitted provided any curve has a mini-
mum radius of 300 feet for any major street indicated on the Official
Map of the Village. and 150 feet for collector and minor streets for
all deflection in horizontal center lines in excess of ten (10) degrees.
7. Draina,ge gradients of streets shall be 0.5 percent where possible
and in no case less than 0.4 percent. Street grades shall not exceed
five (5) percent on primary arterial and major streets nor seven (7)
percent on other streets. Street grades shall be such as to provide
natural surface drainage of storm water regardless of the presence
of storm sewer facilities.
/'
0408
DEVELOPMENT
16.408
.~
80 AJl changes in grade shaH be connected by vertical curves. subject
to approval of the Village Engineer.
9:. Tangents shall be introduced between reverse curves on all major
and minor streets.
HJ, Permanent dead-end streets (cul-de-sac), shall be no longer than
500 measured from :its origin through the center of the circle to
the end of the right...of--way.
a. The enclosed end shall have a paved turnaround with an out-
side pavement diameter of at le;lst 100 feet, and a right-of-way
diameter of at least 130 feet; unless said enclosed end is offset
to the rig'ht or to the left. in which case the outside pavement
diameter shall be at least 90 feet and the right-of-way diameter
shall be at least 120 feet.
b. Curbs shan be six (6) inch barrier design.
11, The elevation of street grades shall provide convenient and economi-
cal access to and drainage 6f adjacent lots.
12. Driveways shall have a positive slope but shall not exceed a grade
of ten (10) horizontal to one (1) vertical from pavement edge to gar-
age entrance.
",...,~
\
13. No alleys shall be permitted.
14. The following minimum standards for right-of-'way width, pavement
width. crown. radius and lengths of curves. maximum and mini-
mum grs.dients and clear sight dish.mces shall apply:
~
'"~"""'"''''''''''''''"'':'~''''''~''"~C==''''''''"'===~'''"''''''''''==.'''"""'_""'~""""~'~~'"~,______,___"""
,~)
MINIMUM STANDARDS FOR STREET DESIGN
Pavement
Width to Street Radius of Clear
Right of Edge of Width to Horizontal Maximum Minimum Sight
Street W ay Width Pavement Back of Curb Crown Curves Gradient Gradient Distance
Major Arterial
or Section Line 100 feet 48 feet 51 feet* 6 inches 300 feet 5% 0.4% 500 feet
Major Collector or
Half Section Line 80 feet 40 feet 43 feet* 6 inches 300 feet 5% 0.4% 400 feet
Collector 66 feet 37 feet 40 feet** 5 inches 150 feet 7% 0.4% 300 feet
Local 66 feet 29 feet 32 feet* 4 inches 150 feet 7% 0.4% 300 feet
Major Collector
Business Uses
80 feet
40 feet
43feet*
6 inches 500 feet
5%
0.4%
500 feet
Major Collector
Industrial Uses
80 feet
40 feet
43 feet**
6 inches 500 feet
5%
0.4%
500 feet
Cul-de-Sacs*
See Paragraph 10 of this Subsection A, Section 16.408
* Barrier Curbs
** Mountable Curbs
"408
DEVELOPMENT
,408
B ImJ2~~me~Lfi~21fi..q!-3ti~ns. The construction of all streets shaH con-
to the foHm'lTing specifications:
1, Insofar as they apply. it is intended that an streets shall be con'-
structed in accordanee with the 1973 edition of the "State of Illinois,
Department of TransportaUon, Standard Specifications for Road a.'l1.d
Constructionlt ,
~~ , Tht~ of public rig'ht"of-1;" ay shaH be grad.ed, includin.g the
sub grade of the areas to be paved. All stumps, trees that <Cill'lnot be
saved, boulders, and similar items shall be removed.
30 Streets have been con.str12cted Clf1 a sl11lgrade material having an. 111i-
Bearing Ratio (lER) of not less than 2. If a lesser subgrade ma-
terial exists, it shall be removed and replaced with suitable material
01:' treated in a manner as specified a competent Soils Engineer
vvho will be retained by the Village, but whose fee will be paid by
Applicant.
,1,
1:1., , The
"""",."""",.,,,,,,~---
in accordance with th(~
Department of
Bearing
the pavenH:;nts shall be
as by the
soil
~,
values
D. D Criteria. The
numbel~S and pavement
in the desig"n of pavements:
str"uctur,al
8h8J1 be
~\
16.408
DEVELOPMENT
16.408
STRUCTURAL
NUMBER
IBR*
Cul-de-sacs and Local Streets
in Industrial Districts
3.50
2,0
Gone~tor Streets in Industrial
Districts
4.00
2.0
Major Arterial and Major Collector
Streets in Industrial Districts
4.50
2.0
All Local and Collector Streets
primarily serving Business Districts
3.80
2.0
Major Collector Streets in all other
Districts
4.00
2.0
Major Arterial in all other Districts
5.00
2.0
Cul-de-sacs with Local Streets
within Residential Districts
2.25
2.0
Collector Streets wi thin
Residential Districts
2.5
2.0
Major Collector Streets within
Residential Districts
3.25
2.0
*
If a competent Soils Engineer retained by the Village at the cost of the
Applicant determines that the IBR number exceeds the minimum requir-
ed, the Village Engineer may authorize a reduction in the structural
number set forth above.
The following strength coefficients when multiplied by the thickness ·
in inches of the proposed pavement. will yield the structural number
noted above:
Bitumipous Concrete Surface
and Binder Course Class I
Bituminous Aggregate Mixture
Aggregate, Type A
Waterbound Macadam
Pozzolanic Base Course, Type A
Portland Cement Concrete (new)
0.40
0.24 - 0.33**
0.13
0.14
0.28
0.50
** Varies in accordance with the Marshall Stability.
Applicant submit specific design for approval.
(~\
16,408
DEVELOPJVIENT
Hi,
~
5. ~!nnimum Improvements of Roadways
a. l\.:fajor an~ Collectors. Minimum pavement for collectm' or
streets shall be:
1) 13! inch Waterbound 11,1 acad am , with 1 inch cushion of
screenings, H inch Binder Course,
or
2) 8 inch Bituminous Aggregate Mixture Base, 1
Course, 1 inch Surface Course; or
Binder
3) 8 inch Pozzolanic Base, Ii inch Binder Course. 1 inch Sur--
face Course; or
4) 'I inch Reinforced Concrete
b. Culo--de-Saes and Minor Streets.. The Applicant: shall at his own
expense improve aU stre*::ts with a roadway of not less than thir-
iy-t'vvo (32) feet cu:r>bs) an_d cul-de--sacs
ninety-'six (96) feet wide (lJB.ek-to-back curbs) consisting of:
~'.,....\
1)
Portland Cement Concrete Pavement not less thfu'1 seven (7)
inches thick; or
2)
HH inc:hes of Vlaterbound Macadam Base COl.:trse with a I-inch
cushion of screenings and Ii in.ches Bituminous Binder
Course and I-inch of Bituminous Surface Course Subclass
I-H; or
3"
, l
Six (6) inches of Pozzola:nic Base Course Type A (State of
Illinois Standard Specifications for Road and Bridge Con-
struction) and U: inch Binder Course and I-inch Surface
Course Subclass 1-11; or
4)
Six and one-half CnD inehes Bituminous Aggregate Mixture
Base Course (BAM) (tlNO course construction) minimum de-
sign strength 1,700 pounds. Fllarshall stability and l-inch
Course 1-11.
c. 9om~<;:rci8.1 .!l-~_...!Edu~trial .~!reet_~.. Minimum width p ave-
ment for commercial and industrial streets shall be forty
back-to--back of curb consisting of:
1) Eight (8) inch Reinforced (vJith pavement fabric) Concrete
paV8rnent with integ-raI curb; or
~
~;<'~'-~----'-~~'~"''''''''''''''''''''''''''''''"''P''''~='''~''''''~"'~''''
16.408
DEVELOPMENT
16.408
2) Thirteen (13) inches of Waterbound Macadam Base Course,
2-inches of Bituminous Concrete Binder Course and H
inches of Surface Course Subclass 1-11 per Standard Speci-
fication for Road and Bridge Construction; or
3) Eight (8) inches of Pozzolanic Base Course Type A (State of
Illinois Standard Specifications for Road and Bridge Con-
struction) , and H inches of Bituminous Concrete Binder
Course and 1 inch of Surface Course Subclass 1-11. (Course
Aggregate shall be grade 8 stone for Pozzolanic Base
Course); or
4) Eight (8) inches of Bituminous Aggregate Mixture Base
Course (BAM) two course construction, minimum design
strength 1,700 pounds. Marshall stability and 1! inches of
Surface Course Subclass 1-11 per State of Illinois Specifica-
tions for Road and Bridge Construction.
6. Review of Design. Upon request of the Village Engineer, the Appli-
cant shall prepare soils report, list of street classifications, antici-
pated traffic volumes and traffic factors used in the design of the
streets.
7. No Pozzolanic Base Course shall be installed after October 1 without
the written permission of the Village Engineer. Other materials may
. be utilized until such time as the weather permits. Any work done
after November 1 must receive written approval of the Village Engi-
neer. This approval shall, however, in no way negate the guarantee
required under Article III of this Chapter.
8. The construction of all streets, the installation of the final Bituminous
concrete surface of the proposed pavement shall be delayed for one
winter for the following reasons:
a. The leveling bind~r. binder course. and surface course mixtures
shall be laid only on a base which is dry. and only when weather
conditions are suitable. The surface course may be placed when
the air temperature in the shade is 40 degrees F. and the forecast
is for rising temperatures.
b. No Bituminous concrete surface course shall be placed until the
complete construction of the buildings in the subdivision shall
be accomplished.
9. Inspection and Testing.
a. Materials. All materials shall meet the applicable requirements
of the most recently adopted edition of the "State of Illinois. De-
16.408
DISTRIBUTION
16,408
partment of Transportion, Standard Specifications for Road and
Bridge Construction!!. Copies of all inspection reports on aggre-
gate, cement. and admixtures shall be given to the Village prior
to the start of paving.
b. The Applicant shall supply the composition of an P . C . Concrete.
Bituminous concrete, Pozzolanic and cement treated base course,
mixes that win be utilized in construction for the approval of
the Village Engineer.
c. As the work progresses. the Village Engineer may require spe-
cific materials, sampling, and testing by an approved testing
laboratory with written reports.
d. Prior to the application of the final surface course. the Applicant
shall provide a pavement core or approved alternate of pavement
to determine the thickness. strength and/or density of the pave-
ment as required by the Village Engineer. to determine its com-
pliance with the construct specifications.
C. Combination Concrete Curb and Gutter.
~,
1. All streets shall have concrete curb and gutters constructed along
the outside pavement line.
2. All concrete curb fu"1d gutters on local and minor streets in residen-
tial districts shall be a mountable type curb eighteen (18) inches.
six (6) inch mountable curb. with a twelve (12) inch gutter flag.
a. The top of the curb shall be flat one (1) inch horizontal with
four and ~me-half (4i) inch radius from top of curb to the mount-
ing section, which shall have a two (2) inch radius commencing
at the base of the top of the flag.
b. The depth from top of curb to top. elevation of flag shall be three
(3) inches. Depth at r~ar of curb varies with the thickness of
pavement.
3, Concrete curb and gutter on all collector streets shall be a six (6)
inch mountable ourb with a twelve (12) inch gutter flag, commonly
referred to as Type M-6 .12.
4. Concrete curb and gutter on aU commercial or industrial streets
shall be a six (6) inch barrier curb with a twelve (12) inch gutter
flag. commonly referred to as Type B-6 .12, or using an alternate
concrete curb and gutter Type M-6.12.
~
16.408
DEVELOPMENT
16.409
5. Three (3) 5/8-inch rebars shall be installed continuously for no less
than ten (10) feet in all curb and gutter installations at trench cross-
ings.
6. The thickness of the gutter flag shall be equal to the thickness of
the adjacent street pavement; however, not less than ten (10) inches.
7. Expansion joints for combination curbs and gutters shan be 3/4 inch
thick impregnated asphalt and shaH extend the entire depth of the
curb and gutter,
8. Contraction joints for combination curbs and gutters shall be formed
by steel templates 1/8 inch in thickness, of equal length to the width
of gutter or curb and with a depth of at least 2 inches greater than
the depth of the curb and gutter.
a. The templates shall be left in place until the concrete has suffi-
ciently set in place to hold its shape, but shall be removed while
forms are still in place.
b. Contraction joints shaH be formed at 20 foot intervals.
9. Tangent joints on concrete pavement shall be tied to the pavement
with one-half G) inch round deformed tie bars of length and spac-
ing shown on the plans.
10. All curbs shall be depressed at wing walks.
SECTION 16.409. Street Intersections.
A. Streets shall be laid out so as to intersect as nearly as possible at right
angles. A proposed intersection of two streets at an angle of less than
seventy (70) degrees shall not be acceptable. The intersection of more
than two streets shall be avoided unless specific conditions of design
dictate otherwise.
B. All street intersections and confluences shall be designed to provide
safe traffic flow.
C. Proposed new intersections along one side of an existing street shall,
wherever practicable, coincide with any existing intersections on the
opposite side of such street. Street jogs with centerline offsets of less
than 125 feet shall not be permitted, except where the intersected street
has separate dual drives without median breaks at either intersection.
D. Intersections shall have a minimum curb radius of twenty-five (25) feet
in residential districts, a minimum curb radius of thirty (30) feet in
business districts, and a minimum curb radius of forty (40) feet in in-
Lf.'/
16.409
DEVELOPMENT
16. no
~
dustrial districts.
E. Where any corner lots at street intersections create a traffic hazard by
limiting visibility. the Applicant shall cut such ground and/or vegeta-
tion, including trees. in connection with the grading of the public right-
of-way to the extent deemed necessary to provide adequate sight dis-
tance.
SECTION 16.410. Improvement of Certain Access Roads and
Appurtenances.
A. Required Improy~ment. Where any parcel of land fronts on and abuts
any existing or proposed major or collector street as shown on the Offi-
cial Map of the Village. and where any subdivision or improvement of
such parcel will be served by any such streets, and where any of such
streets have not been opened and improved in accordance with its desig-
nation on the Official Map. or if existing. is not improved in accordance
with the standards and specifications contained and prescribed in this
Chapter for such designation, then the Applicant shall be required to
improve such street for' its entire length adjacent to such parcel in ac-
cordance with the standards and specifications of this Chapter pertain-
j.ng to such street as it is designated on the Official Map. Such required
improvement shall include the base course fu"1d surface course of the road-
way. curbs. gutters, and storm sewers. street lighting) and appurte-
nant facilities constructed in accordance with the terms of these regula-
tions.
,~
B. Optional Payment in Lieu of I!E.provements. Any Applicant required
to improve a street pursuant to subsection A hereof) may) at the Vil-
lagel s option, agree to pay to the Village. for the cost of such improve-
ment as part of a coordinated program, an amount determined by the
following formula:
Total Cost of ViUage Program
to Improve Road~31Y
Total Number of Feet of Road-
way Improved
x
Number of Feet
of Roadway Ad-
jacent to Parcel
D. Connection Permit Required. In addition to any other requirements or
prohibitions of these regulations, no Applicant, owner, subdivider. de-
veloper. or any contractor, agent, or other representative thereof. shall
connect to any water main. storm drain. or sanitary sewer owned or con-
structed in whole or in part by the Village or any Applicant pursuant to
the provisions and requirements of this Section without first securing a
permit for such connection from the Village.
~
L
The application for such permit shall be accompanied by proof of
compliance with an applicable regulations of State and other local
16.410
DEVELOPMENT
16.411
agencies as well as the terms of this Section, including payment of
any monies due hereunder or provision of such payment satisfactory
to the Village.
2. Any connection made without such permit shall be subject to discon-
nection by the Village at the expense of the Applicant, owner, sub-
divider, or developer responsible for compliance with the terms of
this Section.
3. Nothing herein shall be taken to relieve Applicant, any owner, sub-
divider, or developer of liability for violations of this Section.
E. Nothing in this Section shall be taken nor construed in any manner to
vest in any person. firm. or corporation any proprietary rights to any
roadway presently owned by the Village not to relieve or excuse any
Applicant. owner. subdivider. or developer from the provisions of these
regulations pertaining to the dedication of any street or roadway, whe-
ther or not such street or roadway is subject to the provisions of this
Section.
SECTION 16.411. Storm Sewers.
A. The drainage system within the parcel shall be designed in accordance
with the flood control plan of the Official Map that locates retention ba-
sins for the Village and shall anticipate and provide capacity for drain-
age from naturally tributary land. Such design shall provide adequate
capacity for transmitting such drainage from the other tributary areas
on the basis of the ultimate development of such other tributary areas.
but such drainage system need not make provision for the retention of
drainage from other tributary areas.
B. The storm water drainage system shall be separate and independent of
the sanitary sewer system.
C. Storm sewers shall not be l,ocated within easements without the approval
of the Village Engineer. All drainage from proposed developments, with
the exception of sanitary sewage. shall be directed to the storm drainage
system.
D. Curb inlets shall be located at all low points and at other locations as re-
quired by the street gradient and area to be served. At no time shall
the spacing between inlets exceed 300 feet from the summit.
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E. On steep pavement grades. inlets shall be designed to intercept the
storm water as it flows along the gutter and prevent objectionable ac-
cumulation of water at low points. The design of all inlets shall be sub-
mitted. along with the design of the storm sewer system, to demonstrate
that the inlets have sufficient capacity to accept the flows anticipated at
the inlets.
16.411
DEVELOPMEN1'
16.411
F. The Planning Commission may recommend and the President and Board
of Trustees of the Village of Mount Prospect may require provision of
storm water retention ponds in order to limit storm water runoff rate
from the parcel after improvement to the rate of runoff from the parcel
in its unimproved state.
G. The minimum criteria for the design of all storm sewers required under
this Chapter or any other ordinance of the Village of Mount Prospect
shall be as follows:
1. All storm sewers should be designed based upon the method which
translates rainfall into I'l.moff by the formula Q=CiA. A is the drain-
age area, in acres. tributary to the point of design .
.i is the average rainfall intensity in inches per hour, for a period
of maximum rainfall of a given frequency of occurrence having a
duration equal to the time required for the runoff originated during
said period of maximum rainfall to flow from the remotest part of the
drainage area to the point under design. (Time of Concentration)
C is the runoff coefficient which is the ratio between the maximum
rate of runoff from the area and the average rate of ra.infall on the
area during the time of concenttation.
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S is the rate of runoff expressed as cubic feet per second.
2. Design frequency of storm sewers shall be designed for the ten (10)
year frequency and retention ponds shall be designed for the 100
year storm frequency.
3. For general storm sewer improvements, a maximum inlet time of
twenty (20) minutes shaH be used. Inlet time is time required for
water to reach established surface drainage channels such as street
gutters and time required for water to travel through gutters to the
point of inlet.
4., The average runoff coefficients for various surface types shall be
as follows:
Unimproved Land
Unimproved Areas of
Residtmtial Lots
Unimproved Areas of
Business and Industrial Lots
Streets, Parking Lots and
Paved Improvements
Roof Surfaces
O.15toO,25
o . 15 to O. 25
0.15 to 0.25
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0.95
0,80 to 0.95
,""
16.411
DEVELOPMENT
16.412
H. Existing drain tiles shall be connected to storm sewers.
J . All storm sewers shall be constructed of materials complying with the
applicable ASTM specifications as determined by the Village Engineer.
K . Crossings.
1. Wherever the excavations for a public storm sewer cross any other
underground facilities, they shall be left undisturbed and in place
unless removal and/or replacement has been provided for in the
plans and specifications.
2. When the storm sewer crosses public water facilities in such a way
as to result in a vertical separation of less than eighteen (18) inches,
special provisions shall be made to prevent possible contamination
of the water supply.
3. All excavations for the storm sewers which fall beneath paved areas
or within two (2) feet of any paved area shall be completely backfill-
ed with properly compacted granular materials as approved by the
Village Engineer.
L. Prior to acceptance. sanitary sewer lines shall be inspected through the
use of standard TV equipment for sewer inspections.
1. The TV inspection shall be done in the presence of the Village Engi-
neer or his authorized representative. with all deficiencies being
noted for corrective action.
2. The cost for the TV inspection shall be borne by the Applicant.
SECTION 16.412. Sanitary Sewers.
A. Sanitary sewer service lines shall be installed to serve all buildings to
be occupied within a parc~l. The diameter of public sanitary sewers
shall be determined through proper engineering design based on popu-
lation equivalents but shall not be less than eight (8) inches in internal
diameter.
B. All sanitary sewer mains shall be constructed and installed in accord-
ance with the standards and specifications required under Article II of
Chapter 22 of this Municipal Code.
C. Connections.
1. Connections to any sanitary sewer system shall not be permitted un-
til authorized by the Metropolitan Sanitary District of Greater Chic-
ago and/or the Village of Mount Prospect.
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16.412
DEVELOPMENT
16.412
2. Any drains or private sewers shall normally be connected to the
sanitary sewer system by means of a 60 degree wye fitting instal-
led in the main line. Unused wye fittings shall have socket ends
closed by water tight rubber or plastic stoppers suitably fastened
or braced to prevent dislodging by back-pressure from t..I-J.e main
line.
3. Where no wye branch has been provided. connection to the main
line may be made by installing a new wye in the proper location or
by machine -- cutting a tapered hole into the main and applying a
chemically cemented wye saddle.
4. In no instance shall any connection to the sanitary sewer system res-
trict. obstruct, or otherwise diminish or interfere with the flow of
sewage in said sewer.
5. Connections to the sanitary sewer system shall be made only in the
presence of, and to the satisfaction of. the Village Engineer or his
authorized representative. In the event that notice required under
Chapter 22 has not be received in time for the inspection to be ac-
complished during construction, Applicant win be required to un-
cover the connection so that proper inspection (s) can be made.
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D. Cros~~n~.
1.. VITherever the excavations for a public sanitary sewer cross any
other underground facilities, they shall be left undisturbed and in
place unless removal and/or replacement has been provided for in
the plans and specifications.
2. When the sewer crosses public water facilities in such a way as to
result in a vertical separation of less than eighteen (18) inches.
special pro'visions shaH be made to prevent possible contamination
of the water supply.
3. All excavations for the sanitary sewers which fall beneath paved
areas or within two (2) feet of any paved area, shall be completely
backfilled with properly compacted granular materials as approved
by theViUage Engineer.
E . !~.~!:,d Inspection.
1. Since it is very costly to treat storm water. surface runoff, and
ground waters that may combine with the polluted sewage that the
sanitary sewers are intended to carry, prudent caution and effort
shall be exercised to prevent the jnfiltration of these unwanted wa-
ters into the sewage works,
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16.412
DEVELOPMENT
14.414
a. Before connections of extensions, private sewers, or drains are
made to the sanitary sewer system, they shall have passed infil-
tration tests or exfiltration tests conducted by both the Metropo-
litan Sanitary District of Greater Chicago and the Village Engi-
neer. The type and/or manner of the Village testing shall have
previously been approved by the Village Engineer.
b. The maximum acceptable infiltration rate shall be 200 gallons
per day per inch-diameter per mile of pipe which is equal to
0.001578 gallons per hour per foot of length per inch-diameter.
2. In addition, prior to acceptance, sanitary sewer lines shall be in-
spected through the use of standard TV equipment for sewer inspec-
tions .
a. The TV inspection shall be done in the presence of the Village
Engineer or his authorized representative, with all deficiencies
being noted for corrective action.
b. The cost for the TV inspection shall be borne by the Applicant.
SECTION 16.413. Manholes and Drainage Appurtenances.
A. Manholes. All manholes shall be constructed and installed in accordance
with the standards and specifications required under Article II of Chap-
ter 22 of this Municipal Code.
B. Catch Basins and Inlets.
1. All storm sewer catch basins and inlets located within streets shall
be curb and gutter type. No storm drains shall be allowed for cen-
ter line of street installation.
2. Catch basin sidewall and base construction shall conform to manhole
requirements for sewer!:? twenty-four (24) inches and smaller.
3. All height adjustments shall be done with the use of precast concrete
adjusting rings with a maximum adjustment of twelve (12) inches.
4. Frames and grates for catch basins and inlets shall be of light duty
type when structures are out of pavement, similar to Neenah R-1015.
SECTION 16.414. Sidewalks.
A. Sidewalks shall be provided throughout any residential subdivision or
development to serve the anticipated needs of its residents.
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16.414
DEVELOPMENT
'16~414
1. Sidewalks shaH be required in business or industrial developments
to provide safe and efficient pedestri.an circulation"
2. Such walks shall be located in accordance with proper land planning
procedures and with due regard. for public safety and anticipated
concentration of pedestrian traffic"
B. Sidewalks located along minor. cul-de-sac. loop, or marginal access
streets shaH be not less than five (5) feet wide and shall not be carri-
age walks. There shall be a minimum thirteen and one-half (13D feet
wide parkway between back of curb and the right-of-way line.
C" Sidewalks shall be constructed of Class X Portland cement concrete to a
thickness of five (5) inches. except at driveways, where thickness shall
be not less than six (6) inches and shall contain (6x6. 6/6) welded wire
mesh.
1, Concrete for such sidewalks shall be a a-bag mix and shall have a
minimum twenty-eight (28) day compressive strength of 3500 pounds,
and shall contain not less than four percent (4%) nor more than sev-
en percent (7%) entrained air,
2. Slump shaH be not less than two (2) inches nor more than four (4)
inches,
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3. Three (3) 5/8 inch reinforcing rods ten (10) feet in length shall be
placed in all trench crossings.
4, An concrete walks shall have a bell ring finish prior to applying a
broom finish and shall be true to grades as approved by the Village
Engineer.
5. Concrete walks shall be protected prior to and after by placement
of a protective cover completely encompassing the pour and straw
when ambient temperature is 40 degrees F, and on the decrease.
a. Su.ch protection shaH be provided for a minimum of seven (7)
days,
b. No nat shaH be placed at a temperature below 30 degrees F.
c, When temperature is 40 df.:grees F, and on the rise. curing
compound membrane may be applied in lieu of burlap or tarps.
6, Expansion joints 3/4 inch thick full depth of walk shall be placed at
100 foot intervals.
16:414
DEVELOPMENT
16.415
7. Material shall be asphalt impregnated joint material manufactured
for that use.
8. Contraction joints shall be at intervals equaling the width of the
concrete walk.
9. No add-mixes shall be used without the approval of the Village En-
gin eel'.
10. Side forms shall have a minimum depth of six (6) inches.
11. A firm subgrade base composed of a two (2) inch well-compacted
sand base shall be provided before the sidewalk is placed.
SECTION 16.415. Landscaping.
A. Sodding. All unpaved areas within street rights-of-way and all swales
forming the drainage system for a parcel shall be sodded. Upon recom-
mendation of the Director of Public Works. the President and Board of
Trustees of the Village of Mount Prospect may require additional sodding
of a lot to prevent soil erosion and blockage of drainage systems. Any
twelve (12) month guarantee provided under Article III of this Chapter
shall cover all sodded areas required hereunder.
B. Trees to be Planted In and Upon Public Rights-of-Way.
1. General Criteria.
a. All trees shall be grown in a nursery located in the northern
half of the State of Illinois and licensed by the State of Illinois.
b. Trees selected for planting in the Village of Mount Prospect
shall be healthy. free of insects and diseases. bark bruises.
and scrapes on the trunk or limbs before and after planting.
Selected trees shall have a straight trunk with limbs not lower
than six (6) feet above the ground.
c. Tree holes may be machine dug, but if any existing lawns are
damaged. it shall be the responsibility of the Applicant to re-
store these lawns to their original condition. All trees shall be
hand planted and planted straight.
d. The planting season shall be approximately October 15 to De-
cember 1. and March 15 to May 1.
e. Trees shall have a trunk diameter. measured six (6) inches
abo~e the ball of not less than one and one-half (H) inches or
two (2) inches. Wherever possible. trees shall be spaced not
I
16.415
DEVELOPMENT
16 .415
more than fifty (50) feet apart. This requirement shall be sat-
isfied if an equivalent number of trees of the same size or larg-
er are planted in the front yards of all adjoining lots 0
f. Trees shall be planted in the parkway along aU streets no closer
than six (6) feet from driveways and forty (40) feet from inter-
sections, as measured from the right-of-way extended 0 In addi-
tion, no trees are to be planted within six (6) feet on either side
of a fire hydrant.
g. Prior to planting, the Applicant shall submit to the Director of
Public Works a list of the number and types of trees that are to
be planted.
1) A minimum of two (2) species of trees shall be required on
all parcels under twenty (20) acres 0 More species may be
required by the Director of Public Works for parcels over
twenty (20) acres 0
2) As directed by the Director of Public Works, the trees shall
be planted by alternating the different species on a fifty (50)
foot spacing rotation.
h. The Applicant shall provide the Director of Public Works with a
minimum 24-hour notice prior to beginning planting.
j. All trees planted by the Applicant shall be guaranteed for one
(1) year from the date of planting and shall be replaced by the
Applicant at no charge to the Village, should they die or fail to
grow adequately in the opinion of the Director of Public Works.
The replacement tree shaH be of the same size, species, and
quality, and shall carry the same one (1) year guarantee.
2. Planting Requirements.
a. Trees shall be planted on the center line of the parkways. No
trees shall be planted on parkways less than four (4) feet in
width unless in the opinion of the Director of Public Works, the
planting and the species of the tree approved will not enda.'1ger
sidewalk, cUl'b, and gutters; sewer, water lines, or other phy-
sical property .
b. The planting hole shan be twelve (12) inches larger in diameter
than the diameter of the ball.
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The planting hole shall be no deeper than the height of the ball.
The tree shall be planted no deeper than the depth at which it
was growing in the nursery .
16.415
DEVELOPMENT
16.417
d. In most instances, the backfill around the ball shall be the same
soil as that which was removed from the hole; however, in cases
where rocks, stones. etc. are encountered. top soil shall be used. .
e. Any excess soil, debris or trimmings shall be removed from the
planting site immediately upon completion of planting each indi-
vidual tree.
f. All trees shall be staked to insure that the trees remain planted
in a straight. neat manner.
g. All tags. wires. and plastic ties shall be removed from each tree.
h. All trees shall have their trunk protected with tree wrap paper.
from the base of the trunk up to the first branch.
3. Species of Trees Allowed. Only the following species of trees shall
be planted:
N orw ay Maple
Red Maple
Sugar Maple
Hackberry
White Ash
Green Ash
Blue Ash
Tulip Tree
White Oak
Burr Oak
Li tHe-leaf Linden
Schwedler's Purple Maple
Crimson King Maple
Horse Chestnut
American Beech
Purple-leaf Beech
European Beech
Maidenhair Tree
Moraine Honey Locust
Northern Red Oak
Scarlet Oak
Red Oak
Christine Buisman Elm
4. Safeguarding Trees. During any type of construction work. the
Applicant shall place such guards around all nearby trees to pre-
vent injury to such trees, especially injury that may occur to oak
trees because of disturbance within the drip line.
SECTION 16.416. Soil Investigations. If the parcel contains questionable
soil and in the opinion of the Village Engineer, soil investigations. borings
or other soil tests in addition to those required by the Cook County Soil and
Water Conservation District. are necessary to determine the nature and ex-
tent of such questionable material, the Applicant shall retain or cause to be
retained the services of competent testing laboratory to perform the needed
investigations.
SECTION 16.417. Water System. Water distribution facilities, including
piping, fittings, hydrants. valves, valve basins, water services, and all
other needed appurtenances adequate for fire and domestic needs, shall be
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16.417
DEVELOPMENT
16.417
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installed to serve a1110ts within the parcel.
A, Water Supply. All buildings or structures to be occupied shall be ser-
ved by an adequate water supply and distribution system. The design
of the system shall be in accordance with the requirements of the State
of Illinois, Department of Public Health, the Illinois E.P.A. , the Vil1age
Engineer, and the Director of Public Works,
B. Distribution System.. A complete water distribution system shall be pro-
vided including all water main and lateral pipes, the stand pipes and
distribution reservoirs, gates, valves, meters, all services and connec-
tions, as far as required for the area to be served with water,
C. Gridiron System. The system shall have inherent in its design, pipes
which are connected with other pipes at street intersections, so that in
case of a fire at any point, water comes to that point through pipes from
all directions. Valving arrangements shall be included so that any fail-
ure in a main can allow for zoning that segment of broken water main and
still provide water service and fire protection to the area.
D. Fire Protection Reserve. All water main distribution systems shall be
designed to meet the latest requirements of the Village of Mount Prospect
....lith the fire flow required available at no less than ten 0-0) pounds per
square inch (PSI) residual.
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E. Water Pressure. All residential, business, and/or industrial uses shall
have a minimum street station pressure of forty (40) pounds per square
inch (P SO .
F. Distribution Line Specifications.
1. Distribution lines shall be sized from six (6) inch to thirty-six (36)
inch diarneter as required for amounts of water in the area to be ser-
viced.
a. Lines shall be ductile iron in accordance with A.N.S.I. Specifi-
cation A21. 51-1971, Ductile Iron Pipe for Water and Other Fluids,
An ductile iron pipe shall have cement mortar lining with pipe
joints being either mechanical joint or bell-Ute.
2. Leakage tests shall be performed over a two (2) hour period at a
working pressure of 150 PSI.
a. The main shall be thoroughly flushed until water is clear and
then shall be disinfected with chlorine by an accredited chlori-
nation specialist, and water shall not be used until a satisfac-
tory report has been received by the Village from the appro-
priate accredited testing agency.
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16.417
DEVELOPMENT
16.417
b. Procedures for testing shall meet the requirements of Section
23.504 of this Municipal Code.
3. The minimum depth of water mains from the top of pipe to finished
grade shall be five and one-half (5!) feet.
4. All water distribution valves shall be installed in precast concrete
valve vaults.
G. MeterinK. All residence service lines shall be metered by devices ap-
proved or recommended by the Director of Public Works.
H . Valves and Vaults.
1. Valves shall be non-rising stem gate valves with operating nut, de-
signed to take full pressure on either face, furnished in full compli-
ance with AWWA C500. All valves shall operate at a working pres-
sure of 150 pounds per square inch and a test pressure of 300 pounds
per square inch.
2. Poured-in place concrete thrust blocks shall be required for all
fittings of the water system.
J. Fire Hydrants. A sufficient number of hydrants shall be installed to
provide two (2) streams for every part of the interior of each building
not covered by standpipe protection and to provide hose stream protec-
tion for every exterior part of each building by the use of lengths of
hose normally attached to the hydrant. There shall be sufficient hy-
drants to concentrate the required fire flow about any building with no
hose line exceeding 500 feet in length.
1. Hydrants shall be installed at intersections and at 300 foot centers
the length of dedicated streets.
a. When a building to be occupied will be set back 250 feet or more
from a dedicated street or is located more than 300 feet from a
hydrant, Applicant shall install additional water hydrants which
shall be freestanding and shall be installed not more than fifty
(50) feet or less than twenty-five (25) feet from the building.
b. One such hydrant shall be located at the entrance to such build-
ing and additional hydrants shall be provided around the peri-
meter of the building so that no hydrant is more than 250 feet
from any other hydrant measured along access roads.
2. Hydrants shall be Traverse City break-line flange or equal and
shall be designed for a 300 pound test pressure and a 150 pound
working pressure.
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16.417
DEVELOPMENT
.4.1"8
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3. Hydrants shall be furnished with two (2) two and one-half (2.D inch
hose nozzles and one (1) four and one-half (4!) inch steamer nozzle,
the lowest hose nozzle opening.
a. Break-line flange shan be one (1) inch above finished grade.
b. No hydrant shall be placed less than three (3) feet, nor more
tha'l1 six (6) feet, from the back of curb.
5. Each hydrant shall have a six (6) inch pipe connection, a 5-7/16
inch valve opening and shall be equipped with an auxiliary valve
having a three (3) piece box. Auxiliary valve shall be attached to
hydrants with 150 pounds standard flanges. .Toint for joining the
auxiliary valve shall be of the same type as specified for piping
system.
6. A minimum of seven (7) cubic feet of 3/4 inch to H inch washed gra-
vel shall be placed at the base of the hydrant to provide drainage of
the barrel.
K. Water Service Lines.
1. All water lines servicing a single family residence shall be construc-
ted of Type K copper pipe, having a minimum internal diameter of
one (1) inch. All other water service lines shall be constructed of
. Type K copper pipe with a minimum diameter necessary to provide
adequate domestic and fire flow use.
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2. Such service lines shall be equipped with corporation cork, curb
stops, adjustable cast iron buffalo boxes and other necessary fit-
tings.
3. Service lines shall be laid in a trench at a minimum of sixty (60)
inches in depth and width shall not exceed thirty (30) inches. Said
service lines shall be laid on solid ground. The above minimum
must be maintained after final grades are established.
4. AU buffalo boxes shall be located in the public right-of-way so they
shall not be located within driveways, patios, sidewalkf), or streets.
5. Each separate user shall have a separate buffalo box.
6. No intermediate unions shan be used during the construction of any
service lines.
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SECTION 16.418. Trenches and Trench Backfill.
A. An utility trenches shall be in conformance with the manufacturer1s re-
16.>418
DEVELOPMENT
16.420
commendations for the type of pipe being installed and also with appro-
priate sections of the 1973 standard specifications for road and bridge
construction in the State of Illinois.
B. All trenches and excavations made in the sub grade of the proposed im-
provement, and all trenches and excavations where the inner edge of
the trench or excavation is closer than two (2) feet to the edge of the
proposed pavement, stabilized shoulder, curb, or sidewalk shall be back-
.filled with trench backfill in accordance with Section 210 of the 1973
State of Illinois Standard Specifications for Road and Bridge Design.
C. Trench backfill shall consist of sand, bankrun gravel, grade 8 or 9
stone.
SECTION 16.419. Underground Utilities. All electrical power and supply,
telephone transmission lines. and associated equipment within the subdivi-
sion or development shall be located underground.
SECTION 16.420. Street Lighting Improvements.
A. Poles.
1. The poles to be furnished shall be equal to these specifications:
a. Residential Districts: Spun aluminum equal to Union Metal
Catalogue #B 7040-22-DZ, with an eight (8) foot bracket spread;
Mid Block Dole, ten (10) foot spread, pole length 22 feet, mount-
ing height 25 feet. All lighting standards shall have a bolt down
base.
b. Industrial or Business Districts: Spun aluminum equal to Un-
ion Metal Catalogue #B 8040-270-DZ with a ten (10) foot bracket
spread, pole length 27 feet, mounting height 30 feet.
c. All lighting poles shall have a bolt down base.
2. The aluminum pole shaft shall be a one piece, seamless, round ta-
pered tube of alloy 6063, or metallurgical equal, and shall be full
length heat treated after welding on the base flange to produce T6
temper. A handhole, frame, and cover shall be provided.
3. A 5/8" x 8' ground rod shall be installed at each aluminum pole loca-
tion and connected to the pole with No.8 stranded copper wire with
an aluminum to copper approved lug. A set screw shall be provided
in the base of the pole for lug attachment.
B. Luminaires shall be as follows:
1. The luminaires shall consist of a housing, reflector, refractor hold-
'f1.,-,~}
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16.420
DEVELOPMENT
16.420
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er. lamp socket. with a 2" cast slipfitter. The ballast components
shall be mounted in the luminaire for accessibility to the wiring.
2. Residential Districts: McGraw Edison "Unistyle 250" . Westinghouse
OU25. or approved equal,
3. Industrial and Business Districts: McGraw Edison "Dnistyle 40011 .
"G.E. Power Pack" M400. Westinghouse OU25, or approved equal.
4. The luminaire shall provide IES Type II distribution and shall acco-
modate the required high output color-corrected mercury lamp.
Type II fourway refractors shall be used at all intersections with
400 watt assemblies.
C. Ballasts and Lamps.
1. The ballast shall be designed to operate an individual mercury va-
por lamp. The ballasts shall also be designed to operate at 60 cycles
on a multiple circuit with voltage and electrical characteristics as
follows: Regulator type. 175 and 250 watts (Residential) , 400 watts
(Industrial and Business) . 240 volts. 97% P.F. plus or minus 13%
allowable primary voltage variations. -20 degrees F. minimum
starting temperature.
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2. The refractor on luminaires shall be made of heat resistant Boro-
silicate glass.
3. The lamp to be furnished for each luminaire shall be a high output
color-corrected lamp 175 or 250 watt. A. S.A. H33-IGLjW. or equal,
for residential and a high output color-corrected 400 waU. A. S .A .
H33-IGLjW, or equal. for industrial and business districts. /
D . Conductors.
1. All underground el.ectrical conductors shall be H inch diameter
cable-duct or equal with electrical conductors. type THW. with 600
volt insulation. No conductor shall be smaller than #6 AWG copper.
Voltage drop shall not exceed 5%. Voltage for all standards shall be
120 volts.
2, Wire shall be buried a minimum of 48 inches below grade in all ease-
ments. Where cable-duct cross under streets. sidewalks, or pri-
vate drives. they shall be run in hot-dipped galvanized heavy wall
rigid conduit not smaller than two (2) inches internal diameter and
this conduit shall extend beyond the curb or concrete, as the case /~'"'
may be. for a minimum distance of twelve (12) inches on both sides
of the street. or concrete in the case of concrete. or asphalt in the
case of private drives or sidewalks. On each end of this conduit
16 .420
DEVELOPMENT
16.420
shall be a bake-lite bushing and, after placing wires, this conduit
shall be sealed with duck seal.
3. All trenches must be backfilled and the soil tamped and smoothed.
Extra care shall be exercised in trenching, backfilling. tamping,
and smoothing atop the trench where seeded grass areas have been
disturbed by trenching.
a. Trench backfill shall be used under all existing and proposed
pavements and within two (2) feet thereof.
b. All trenches located in existing lawns shall be tamped with a
pneumatic tamper. Such areas shall be resodded or seeded
with viable grass seed of a type similar to what is found on the
lawn so disturbed and thoroughly sprinkled to promote early
germination of seed for a new stand of grass.
4. Wires for the connecting of the underground cable to the ballast in
the luminaire shall not be less than #12 stranded copper THW type.
Connections at base between the pole wires and the underground
cable shall be made with split bolt connectors thoroughly taped and
pointed after painting with an insulating and moisture-proof pa.int.
No underground splices will be allowed, nor shall the use of alumi-
num wire be allowed.
E. General Specifications.
1. The luminaries and poles included in these specifications shall be
located on the same side of the street. These poles shall be spaced
at a distance not exceeding 300 feet from one another for midblock
locations.
a. Measurements for distance between light poles are to be run
along the curb of the street and poles are to be installed in the
parkway three (3) feet from the outside edge of the curb.
b. Where the distance between the sidewalk and the curb is such
that this is impractical or where the sidewalk is adjacent to the
curb, the Village Engineer shall be consulted.
2. Poles shall also be provided at the end of cul-de-sacs on the center
line of the street, extended. Variations in distance between poles
due to driveways and other obstructions to installations shall be al-
lowed.
3. All poles shall have a concrete bolt-down base extending a minimum
of three (3) feet into the ground. Base shall be 24 inches in diameter.
Concrete shall be a 6-bag mix and shall be cast in place. The bases
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16.420
DEVELOPMENT
16A21
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f!'hall contain four (4) #6 vertical reinforcing rods and #3 reinforc-
ing rings at 12 inch c/c. Bolt length shall be determined by manu-
facturers specifications. Poles shall be mounted plumb. The base
of the poles shall be set even with the finished grade.
4. Where soil conditions require. dimension of base shall be changed.
These conditions shall be determined by the Village Engineer. A mi.-
nimum two (2) inch diameter raceway shall be installed in the con-
crete base for the passage in and out of the cable duct.
5. Streetlights shall be on at dusk and off at dawn and shall be control-
led by photocells mounted on the top of all luminaries. The photo-
electric control shall be Fisher-Pierce precision. or an approved
equal.
6. Connections to Commonwealth Edison Company feeders. the splicing
of the conductors installed to the Commonwealth Edison Company's
underground feeders shall be made by the Commonwealth Edison
Company.
a. Disconnects shall be provided and installed at all points of
connection to the Commonwealth Edison Company's underground ~.
feeder.
b. The Applicant shall pay the cost of all such work required.
7. Fuse holders with fuses shall be installed in each conductor and lo-
cated at the base of each pole so that they are accessible through the
handhole at the base of the streetlight poles.
F. Testing. All underground feeders shall be tested for grounds and shorts
before being connected to the ballast or pole feed. A megger shall be
used for these tests. imposing a voltage on the cable under test not in
excess of the voltage for which the cable was designed as attested by
the Underwriters label.. Maximum leakage to ground of cable under
test is dependent on length of cable and shall conform to IES standards
for streetlighting cable buried underground. All testing shall be done
in the presence of the Villa.ge Engineer or his duly appointed representa-
tive.
SECTION 16.421. Bench Marks and Markers.
A. Bench marks shall be placed at every qua.rter (i) mile interval at each.
North-South and East-West direction.
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in each development.
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16.421
DEVELOPMENT
16.423
2. The bench marks shall be of concrete. not less than six (6) inches
in diameter and sixty (60) inches deep. with a center #6 vertical
reinforcing rod cast in place.
3. A brass disc provided by the Village Engineer at cost shall be cast
in place on top of such bench mark.
4. The Applicant's engineer shall provide the Village Engineer with
the U . S . G. S. elevation of each such bench mark.
B. Iron pipe or steel bar markers not less than one-half (!) inch in diame-
ter and twenty-four (24) inches long shall be set at the intersection of
street center lines and at all corners and angle points of lots.
C. The bench marks and markers shall be set level with the finished grade.
D. The Applicant shall replace all or verify the existence of the iron pipes
at all lot corners and all bends in property lines after the completion of
all construction and before final acceptance by the President and Board
of Trustees of the Village of Mount Prospect.
SECTION 16.422. Product Substitution. Whenever any specific product is
required for an improvement hereunder, the Village Engineer may authorize
installation of another product of equal standard and specification provided
that the substitution is compatible with existing Village improvements and
further provided that the Applicant's engineer proves to the satisfaction of
the Village Engineer that such substitution is equal and compatible.
SECTION 16.423. Dedication to Publ~. The improvements required under
this Chapter shall be dedicated to the Village after approval as provided in
Section 16.507 of this Chapter 16.
A. When such dedication is to be made pursuant to the terms hereof, the
Applicant shall give ownership to the Village of Mount Prospect by pro-
per Bin of Sale at the time of acceptance thereof by the President and
Board of Trustees. pursuant to said Section 16.507.
B. It is understood that all suchaedicated improvements shall have been
constructed and installed within properly dedicated easements and/or
rights-of-way heretofore approved by the President and Board of
Trustees of the Village of Mount Prospect.
I
A.~TICLE V. IMPROVEMENT PROCEDURES
~
PREAMBLE. This Article sets forth the inspection procedures to be followed
and provides procedures for the dedication and acceptance of improvements.
SECTION 16.501. Pre-Construction Meeting. Prior to commencing the con-
struction and installation of any improvement contemplated herein to be con-
structed or installed. the Applicant's contractors shall meet with the Village
Engineer and the Director of Public Works at the Village Hall during regular
business hours to review the inspection methods and procedures outlined
herein for each construction and installation.
SECTION 16.502. Inspections. All improvements constructed under the
terms of this Chapter shall be subject to inspections by the Village Engineer
or his duly authorized representative. The Applicant shall give at least
forty-eight (48) hours written notification to the Village Engineer prior to
the performance of any of the following work:
A. The construction of any roadway or street.
B. The surfacing of any roadway or street.
C. The installation of any curbing or gutters.
D. The construction of any sidewalks.
E. 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.
SECTION 16.503. Inspection Procedures. Within the forty-eight (48) hour
notice period specified in Section 16.502. the Village Engineer may conduct
an on-site inspection to determine that the proposed work complies with the
engineering drawings.
A. If. in the opinion of the Village Engineer such proposed work does not
comply with such final dr.awings. the Village Engineer shall have the
authority to order that all such proposed work shall be terminated un-
til such time as necessary steps are taken by the Applicant to correct
any defects or deficiencies.
B. After the steps required have been completed. the Applicant shall again
notify the Village Engineer as provided in Section 16.502 hereof.
SECTION 16.504. Final Inspection. Upon completion of all improvements
within the area covered by the preliminary and final subdivision plat or pre-
liminary and final development plan. the Applicant shall notify the Village
Engineer. who shall thereupon authorize a final inspection of all improve-
ments so installed.
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16.504
DEVELOPMENT
16.508
A. If such final inspection indicates that there are any defects or deficien-
cies 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 Village Engineer adversely af-
fect the performance, suitability, or desirability of said improvements,
the Village Engineer shall notify the Applicant in writing of such defects,
deficiencies, or deviations and the Applicant shall, at his sole cost and
expense, correct such defects or deviations within two (2) months of the
date of notification.
B. When such defects, deficiencies, or deviations have been corrected, the
Applicant shall notify the Village Engineer that the improvements are
again ready for final inspection.
SECTION 16.505. Report to Village Manager. If a final inspection indica-
tes that all improvements as installed contain no defects, deficiencies, or de-
viations, the Village Engineer shall certify to the Village Manager, within
ten (10) days from the completion of such inspection, that all improvements
have been installed in conformity with the engineering drawings accompany-
ing the final subdivision plat or final development plan.
SECTION 16.506. As-Built Plans. After certification to the Village Manager
from the Village Engineer that all pUblic improvements have been installed in
conformance with approved engineering plans and specifications, the Appli-
cant shall prepare and submit to the Village Engineer three (3) sets of as-
built plans and one (1) reproducible mylar thereof reduced to an overall size
of 1l"x17". As-built plans shall show the location of all water and .sewer ser-
vices.
SECTION 16.507. Required Surveys. The Applicant shall make a survey
of each parcel and lot in order to ascertain that the siting of each structure
thereon is in accordance with this Chapter and with the Zoning Ordinance of
the Village of Mount Prospect, and shall transmit a copy thereof to the Direc-
tor of Building and Zoning and the purchaser of the parcel or lot.
SECTION 16.508. Village Board Acceptance.
A. Upon receipt of the as-built plans required in Section 16.506 hereinabove,
the Village Manager shall forward the certification of the Village Engi-
neer to the President and Board of Trustees.
B. Upon receipt of the certification of the Village Engineer that a public im-
provement has been installed in conformity with approved plans and spe-
cifications, the President and Board of Trustees of the Village of Mount
Prospect shall adopt a motion formally approving said public improve-
ment.
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ARTICLE VI. DEFINITIONS
SECTION 16.601. Definitions of Words and Phrases, Whenever in this
Chapter the following words and phrases are used. they shall, for the pur-
pose of this Chapter. have the meanings respectively ascribed to them in
this Article, except when the context otherwise indicates.
SECTION ~ !~. 602. Bench Mark. A permanent or semipermanent physical
mark of known elevation. A good bench mark is a bronze disc set either in
the top of a concrete post or in the foundation wall of a structure. Other lo-
cations for bench marks are the top of a culvert headwall, the top of an an-
chor bolt, or the top of a spike driven into the base of a tree. The elevations
of bench marks are determined to varying degrees of accuracy by the field
operations in any given situation.
SECTION 16.603. Board of Trustees or President and Board of Trustees.
The President and Board of Trustees of the Village of Mount Prospect.
SECTION 16.604. Building Department. The Director of Building and Zon-
ing of the Village of Mount Prospect, and/or his duly authorized agent(s).
SECTION 16.605. Building or Structure. Any construction or any produc-
tion or piece of work artifically built up or composed of parts joined together
in some definite manner, the use of which requires permanent location in or
upon the land or requires attachment to something having a permanent loca-
tion in or upon the land; including but not limited to stadia; gospel and cir-
cus tents, reviewing stands, platforms. radio towers, air conditioning com-
pressor units, coal bins, fences, display signs, advertising signs, bill-
boards, and poles connected by wires for the transmission of electricity .
SECTION 16.606. Concept Plan. Any and all information adequately deli-
neating the concept of any proposed subdivision or development.
SECTION 16.607. Development Plan. A pla.Tl for the development of any of
the following:
A. Any residential development of any parcel of land involving construc-
tion of more than one (1) single-family dwelling, or two (2) multi-fami-
ly dwelling units.
B. Any non-residential development of any parcel of land involving the con-
struction of any new building (s) or structure (8); having a total floor
area in excess of 500 square feet.
C. Any development involving expansion by more than twenty-five percent
(25%) of an existing structure to which this Chapter would apply if con-
structed new after the effective date hereof.
D. Any development of any parcel of land that will require more than two
(2) parking spaces in any residential zoning district, one (1) parking
16.607
DEVELOPMENT
16.615
space in any business zoning district. or one (1) parking or one (1)
loading space inany 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 16.608. Director of Public Works. The Director of Public Works
of the Village of Mount Prospect. and/or his duly authorized agent(s).
SECTION 16.609. E. P. A. The abbreviation for Environmental Protection
Agency.
SECTION 16.610. 1. B. R. The abbreviation for Illinois Bearing Ratio.
SECTION 16.611. Improvement Completion Guarantee. That Guarantee
provided by any Applicant desiring recording or registering of a plat of
subdivision or approval of a development plan that any required public im-
provement shall be installed at the Applicant's sole expense in accordance
with approved plans and specifications within the time required as a condi-
tion for approval.
SECTION 16.612. Occupancy Permit or Certificate of Occupancy. The
certificate issued by the Department of Building and Zoning which permits
the use of a building in accordance with the approved plans and specifica-
tions and'which certifies compliance with the provisions of law for the use
and occupancy of the building in its several parts together with any special
stipulations or conditions of the building permit.
SECTION 16.613. Planning Commission. The Planning Commission of the
Village of Mount Prospect.
SECTION 16.614. Rebar. The abbreviation for steel reinforcement rod
used in the reinforcement of concrete structures and/or pavements.
SECTION 16.615. Streets. The entire width between boundary lines of
every way or place of whatever nature when any part thereof is open to the
use of the public. as a matter of right. for the purposes of vehicular traffic
other than public ways for vehicular traffic within the parking lots of shop-
ping centers wherein authority to patrol has not been given by the owners
thereof and other than public ways for vehicular traffic within a park dis-
trict for which such park district has maintenance responsibility and shall
include:
A. Collector Street. Those streets which have the function of bringing tra-
fic from residential and other local streets to arterials. Characteristics
of collector streets are rights-of-way with a minimum of sixty-six (66)
feet, two (2) traffic lanes. one in each direction. with parking prohibit-
16,615
DEVELOPMENT
16 ~ 619
ed at intersections with major and secondary roadways.
B. Cul-de-S lie, A permanent dead -end street having only one outlet.
C. Local or Minor Street, A street primarily for access to residence, busi-
ness, or other abutting property. Characteristics of local or minor
streets are rights-of-way widths not less than sixty-six (66) feet, two
(2) traffic lanes, no parking prohibitions, and a low speed limit.
D. Major Arterial Street. Any United States or Illinois State numbered
route, controlled access highway, or other major radial or circumferen-
tial street or highway designated by the President and Board of Trustees
of the Village of Mount Prospect within the corporate limits of the Village
of Mount Prospect as part of a major arterial system of streets or high-
ways. used for through traffic and usually on a continuous route. These
roadways are characterized by right-of-way widths not less than 100 feet,
two (2) twelve (12) foot traffic lanes in each direction separated at times
by a variable width median, and parking restrictions except in emergen-
cy instances.
E. Major Collector or Half Section Line Street. A street which provides
for traffic movement between arterial and local streets, and direct ac-
cess to abutting property. Characteristics of these roadways are right-
of-way widths of at least sixty-six (66) feet. two (2) traffic lanes, one
in each direct.ion, and prohibition of parking.
SECTION 16.616. Subdivision. The division or consolidation of one or
more lots of record or unplatted tracts of real estate, whether improved or
unimproved, into one or more lots of record by means of a plat of subdivi-
sion made by a registered land surveyor, which plat must particularly des-
cribe and set forth all public streets; alleys. ways for public service facili-
ties. parks. playgrounds, school grounds or other public grounds as well
as all lots and blocks. and numbering all such lots and blocks by progres-
sive numbers, giving their precise dimensions.
SECTION 16.617. Subdivision Plat. A plat made by a registered land sur-
veyor, which plat must particularly describe and set forth all public streets,
alleys, ways for public service facilities, parks, playgrounds. school
grounds or other public grounds as well as all the lots and blocks, and num-
bering all such lots and blocks by progressive numbers, giving their pre-
cise dimentions.
SECTION 16.618. U. S. G. A. The abbreviation of United States Geologi-
cal Survey.
SECTION 16.619, Village. The Village of Mount Prospect, Cook County,
Illinois.
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16.620
DEVELOPMENT
16.625
SECTION 16.620. Village Attorney. The resident in~house attorney of the
Village of Mount Prospect.
SECTION 16.621. Village Clerk. The Village Clerk of the Village of Mount
Prospect .
SECTION 16.622. Village Engineer. The resident in-house engineer of the
Village of Mount Prospect.
SECTION 16.623. Village Manager. The Village Manager of the Village of
Mount Prospect.
SECTION 16.624. Village Treasurer or Village Collector. The Village
Treasurer or Village Collector of the Village of Mount Prospect.
SECTION 16.625. Zoning Ordinance. Chapter 14 of the Municipal Code of
Mount Prospect of 1957, as amended.
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'ISECTION TWO: That the Village Clerk of the Village of Mount Prospect be and is
lhereby directed to publish the foregoing Development Code in pamphlet form, pur-
!Isuant to the statutes of the State of Illinois made and provided.
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IlsECTION THREE: That this Ordinance shall be in full force and effect from and
!Iafter its passage, approval, and publication in the manner provided by law.
11
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I!PASSED this 20th day of
I!APPROVED this 20th day of July
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July
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