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Home My WebLink About1262_001MINUTES COMMITTEE OF THE WHOLE NOVEMBER 22, 1994 Mayor Gerald Farley called the meeting to order at 7:39 p.m. Present at the meeting were: Mayor Gerald Farley; Trustees George Clowes, Timothy Corcoran, Richard Hendricks, Paul Hoefert, Michaele Skowron and Irvana Wilks. Also present at the meeting were: Village Manager Michael Janonis, Assistant to the Village Manager David Strahl, Public Works Director Herb Weeks, Finance Director David Jepson and Assistant Finance Director Carol Widmer. II. MINUTES Acceptance of the Minutes from November 8, 1994. Motion made by Trustee Corcoran and Seconded by Trustee Hoefert. Minutes approved. =1 - Mayor Farley provided background to the other members of the Village Board concerning an informational meeting which occurred on November 14 to discuss excessive traffic on Meier Road/Connie Lane/Audrey Lane corridor and the perceived cut -through traffic problems. The Village retained a Traffic Engineer to study the concerns of the area residents. The consultant recommended a temporary closing of the corridor at Meier Road and Connie Lane and study the before and after traffic flows of the cut -through traffic. In addition to the recommendations of the approximately 50 residents who attended the informational meeting, the majority of the residents recommended signs being placed at the entrance of Audrey off of Golf and Central stating the prohibition of no thru traffic and limit the weight of the vehicles which use the streets between Golf and Central. Mayor Farley also stated that the Minutes of the meeting which were included in the packet accurately reflect the discussions which occurred. Trustee Clowes recommended the continued selective enforcement by the Police to address the speeding concerns in the area and also look at expanding Busse Road to four lanes even though it is not popular with Busse Road residents. He stated that the barrier suggestion does not seem to address where the traffic is coming from but seems to re-route it only. Consensus of the Village Board was to direct staff to proceed with the recommendations as outlined from the informational meeting of November 14. Among the items to be Implemented Include: 'INo Thru Traffic!' signs at Golf and Central, the temporary barricade installation at Connie Lane. The Police Department will continue its selective speed enforcement in the area to discourage cut-thru traffic and speeders, Resident John Welninsid, 13 South Audrey Lane, spoke. He felt traffic has been increasing since he has lived on Audrey and it seems to be the highest volume during rush hour periods. He is concerned about children in the area and the volumes of traffic. He also felt that speeding continues to be a problem and signage will not affect the volume of traffic. Resident Lori Kron, 17 South Audrey, spoke. She provided an overview of the traffic counts of the area streets as determined by the Traffic consultant. She feels the signs will not have the desired effect and feels that barricades should be installed at Connie and Audrey to redistribute the traffic. She feels that safety and property values are being affected by the volume of traffic. She presented a Petition to the Village Board where 32 of 48 homeowners in the area signed indicating that they felt there was too much traffic and speeding of cut-thru traffic in the area. Finance Director Dave Jepson provided a general overview of the Debt situation for the Village of Mount Prospect and stated this is a follow-up discussion from November 8. He stated that Debt has been used extensively by the Village to finance large projects. He stated that Debt has increased over the last five to six years to incorporate flood control, street improvements, Police and Fire Headquarters and, the Public Works building. There is a scheduled payback of approximately $37 million still outstanding. The Debt level is managed by using the Property Tax, Quarter Cent Sales Tax and other Revenue sources available to the Village to pay off any Bonded Debt. He stated that the level of Debt in Mount Prospect is not exceedingly high and is being paid off quicker than originally scheduled. He stated the Village enjoys a low interest rating due to the varied Revenue sources available to the Village. He also provided an overview of the various graphics which were included in the report. He also highlighted the fact that the per capita debt ratio for a Mount Prospect resident is significantly lower than comparable communities. This information was provided to the Village Board for informational purposes only; no action was necessary. V1. MANAGER'S REPORT Manager Janonis reminded the Board there is no scheduled Committee of the Whole meeting for November 29, 1994. VII. ANY OTHER BUSINESS Trustee Hendricks provided a copy of the Minutes from the Committee of the Whole meeting of October 11. He is encouraging the Village Board to reconsider a Resolution supporting a gambling boat at Arlington Heights International Racecourse. He proposed to direct staff to draft a Resolution supporting the Village of Arlington Heights' Resolution for a gambling boat at the Race Course. Mayor Farley stated the Village Board has taken a position on gambling in which citizens are to directly authorize the Village Board to approve any type of gambling expansion in Mount Prospect through a Referendum. He stated the Village Board has already taken action and this issue will not be reconsidered. Trustee Clowes stated that he would be willing to propose a Resolution opposing all expansion of gambling within the State and request the State of Illinois set a sunset on river boat gambling. Trustee Hendricks requested a follow-up of his March 22, 1994 memo to the Village Manager concerning a Police Sergeant whereby he had requested a meeting with the Village Manager. Village Manager stated that no meeting will be scheduled concerning this matter with Trustee Hendricks. Trustee Hendricks also requested the Village Board consider the discussion of a Consent Agenda similar to Arlington Heights. Trustee Hoefert stated the Village Board has already decided not to utilize a Consent Agenda. A Motion was made by Trustee Corcoran to adjourn the meeting into Executive Session to discuss Property Acquisition, Property Disposition and Personnel. Motion was Seconded by Trustee Skowron. Adjourned into Executive Session at 9:12 p.m. Juilw,11!2 Respectfully submitted, DAVID STRAHL DS/rcc Assistant to the Village Manager 27 September, 1994 To: Mayor & Village Board From: Trustee Tim Corcoran c: Village Manager Re: Multifwifly density As the comprehensive plan is the vehicle the village uses to map out the direction of the village, I thought it would be appropriate to ask the board to consider the following amendments and/or additions to the plan. If adopted in to the comprehensive plan, these changes would be enacted through changes to the zoning code and other village codes as appropriate. I recently made a point to view the existing multifamily zoning areas and newly constructed multifamily zoning areas inside the village boundaries. Since that tour, I have come to the conclusion that the village board has not learned from the mistakes of the past and will continue to repeat the same mistakes into the future unless something is changed. Density, far in excess of the ideal, is spot zoned to allow property owners to max mire their return and leave the problems to the future residents and village. Rather than allow progress to continue without direction from the village board, I feel it is now the time to change the course of the village. With the exception of the downtown district, I believe the village board should be actively working to,decreag density in the village, not allow it to further 'increase. My specific agenda for new development is as follows: 1. Decrease the allowable density standard for multifamily by 33%. 2. End the use of PLIDs as a vehicle to increase density when there is not any dire, benefit to the village. 3. Promote the preservation of open space. 4. Promote the preservation of RX districts. 5. Require developers to contribute to open space, community amenities, and quality of life improvements. 6. Not allow detention areas to be counted as open space in open space calculations. Regarding existing multifamily development: I - Aggressively pursue purchase of dense housing sites for redevelopment. 2. Use of TTF districts to promote redevelopment. 3. Solicit participation of the respective school and park districts to acquire land in these area for new schools, parks and other public improvements. These steps should be considered as only a minimum. other suggestions are welcome. During the next few years the village must work to not only improve the conditions in these high density areas but prevent the addition of future high density problems. If you have any questions, please feel free to give me a call. Best Regards, Tim Corcoran VILLAGE OF MOUNT PROSPECT PLANNING DEPARTMENT Mount Prospect, Illinois ------------- TO: MICHAEL E. JANONIS, VILLAGE MANAGER e, FROM: WILLIAM J. COONEY, JR.9 DIRECTOR OF PLANNING 11, DATE: NOVEMBER 15, 1994 SUBJECT: MULTI -FAMILY DENSITY ISSUES This memorandum is in response to issues raised by Trustee Corcoran in his September 27th memorandum addressing multi -family development in Mount Prospect. Specifically, I will address those issues which were raised regarding new construction of multi -family. 1. Decrease the allowable density standard for multi -family by 33%. The Mount Prospect Zoning Code currently allows the following densities in its Multi - Family Districts. Z,!2!_1't11& D'i9rigi MIAM*rnum Rgns'bl R-2,Attached Single Family Residence 10 units per acre R-31, Low Density Residence 13.5 units per acre R-4, Multi -Family Development 16 units per acre R-5, Senior Citizen Residence 48 units per acre The permitted densities in the Village's Multi Family Residential Districts are consistent with the densities of the majority of the surrounding suburban communities. Density is only one of many factors that impact a development's overall quality. Simply reducing the allowable densities throughout the Village will not necessarily result in improved quality of life for our residents. There are many examples of high-rise residential projects, such as the Gold Coast in Chicago, which have densities exceeding 100 units per acre and yet are very high quality developments. Other factors such as, location, architectural style, building construction, recreational amenities, open space, site design and landscaping also have a significant impact on the quality of the development. Staff and Village officials must ensure that these elements are properly incorporated in developments so that all residential projects are designed to the benefit of the Village. Michael E. Janonis November 16, 1994 Page 2 I would note that there are very few properties in the Village that are currently vacant and zoned for multi-RaTily purposes. The former San Souci Apartments on Algonquin Road and a narrow parcel west of Prospect Commons are currently zoned R-4, Multi Family. These are the only two remaining parcels that could be developed as multi -family without the need for a public hearing. Any additional new multi -family developments would be required to go through the public hearing process. It is during this public process that the Village must work with the developer to ensure that proper site design elements are incorporated. 2. End the use of Planned Unlit Developments as a vehicle to increase density when there is not a direct benefit to the Village. The purpose of the PUD Ordinance is to provide a tool to accommodate development which is in the public interest and can provide a public benefit, which would not otherwise be permitted by the strict conformance with the Zoning Ordinance. It is also intended to provide a greater degree of flexibility in the development of irregularly shaped parcels. It is clearly not the intent of the PUD Ordinance to increase a project's density when there is not a direct benefit to the Village. All developers should be required to provide trade-offs for increasing the density of a project. These trade-offs could include increased open space, recreational features and/or improved use of natural topography of the property. For example, the developer could be encouraged to cluster residential units in order to provide a larger common open space for all residents. The current PUD Ordinance provides staff and Village officials with the flexibility/authority to require needed additional amenities. The Village should not consider a PUD when the only intent is to simply increase the density of a project. 3. Promote the preservation of open space. One of the goals of the Village's Comprehensive Plan is to provide an open space system which satisfies the recreational and leisure time needs of Village residents. The Plan also states that the Village should work with the Park Districts to maintain a local park system to provide recreational opportunities for its residents. With the exception of the PUD Ordinance, the Zoning Code does not provide a mechanism for the Village to provide common open space to its residents. Many municipalities have school and park land dedication ordinances written into their Zoning Code which require residential developers to donate land for public use. The Mount Prospect Development Code requires a Village Donation that is used "to ensure the adequate provision of public services to persons who are eqxded to reside within the subdivision or development". Historically, the Village has not used these funds to purchase property to provide open space for its residents. The Village could utilize it's general funds to purchase property to provide open space. A policy decision would need to be made determining whether this is the Village's role, the Park District's role or a common goal. I have had discussions with park district administrators regarding the district's plans for purchasing property for park land. They have indicated that they do not have specific parcels targeted, but that they are always looking for an opportunity to provide additional open space. The Village and the Park Districts could Michael E. Janonis November 161, 1994 Page 3 enter into joint agreements to purchase parcels for open space if it was appropriate. As the Village continues to mature, it will become more difficult to acquire quality parcels that could be utilized for open space. 4. Promote the Preservation of R -X Districts The Village should consider promoting the preservation of R -X Districts where the district constitutes a unified neighborhood. One such neighborhood, the Wedgewood neighborhood, has had several recent proposals for rezoning to R-1 Single Family. These neighbors had adamantly opposed this rezoning and will most likely continue to oppose future rezoning requests. In addition to the Wedgewood neighborhood, the four remaining R -X rxig'Ift,ftods, include Northwest Meadows, Golfview Estates, Golfhurst Estates and Busse Country Estates. These are the only remaining legitimate R -X neighborhoods in the Village and should be maintained as such. All other R -X property in the Village was most likely annexed into the Village as R -X and is not in a contiguous neighborhood. These parcels would need to be evaluated on a case by case basis for potential rezoning and redevelopment. 5. Require Developers to Contribute to Open Space, Community Amenities, and Quality of Life Improvements As I stated above, with the exception of the PUD Ordinance, Village Codes do not require developers of multi -family projects to contribute to open space, community amenities, and quality of life improvements. Home rule communities have the authority to require residential developers to dedicate land and/or provide funds to provide public open space and facilities. Village Codes currently require a "Village Donation" that is utilized to provide general services in the affected neighborhoods. If desired, the Village could target these funds for the provision of open space so long as there is a rational nexus between the property providing the funds and the use of the funds. The Village could also create a new school/park land dedication ordinance that would require additional funds from residential developers. Many other communities in the metropolitan area have enacted similar ordinances. I would note that there have been recent lawsuits filed against municipalities regarding their land dedication ordinances. The key component of any land dedication ordinance is the v *fication of a rational nexus for the use of the funds. Any ordinance that the Village en would adopt must ensure that the funds are utilized for the benefit of the development from which the land and/or cash is provided. The Village Board may want to consider an overall review of its current Village donation and the potential for a school/park land dedication ordinance given the recent litigation that has been filed. We must ensure that the current Village donation is being utilized in a manner that is consistent with recent legal decisions. Mi 0 chael E. Janonis November 16,,1994 Page 4 6. Eliminate Detention/Retention Facilities from the Open Space Calculations for Developments The lot coverage within the Village Code is determined by impervious versus non - impervious surfaces. Therefore, detention/retention basins are currently considered as part of the open space calculation. Eliminating these facilities from the calculation would significantly reduce the density of all projects. My feeling on this issue would vary depending on how the detention/retention facility was incorporated into the development plan. If the facility was simply utilized for drainage purposes and not as a recreational amenity, I could support Trustee Corcoran's statement. If the developer is able to creatively incorporate the facility into the development plan then I would support the inclusion of the facility in the lot coverage equation. The above stated paragraphs are a brief summary of some of my feelings on each of the subjects. Naturally, each of these issues would need to be further reviewed to determine their overall impact on development in the Village. I wholeheartedly support the intent of Trustee Corcores comments, but I also feel that proper planning and development review techniques can adequately address many of his concerns. Please forward this memorandum to the Mayor and Trustees for their review and consideration. I would welcome the opportunity to further discuss each of these issues in a public forum. ONE VILLAGE OF MOUNT PROSPECT PLANNING DEPARTMENT . Mount Prospect, Illinois TOG0 MICHAEL E. JANONIS, VILLAGE MANAGER FROM: WILLIAM J. COONEY, JR., DIRECTOR OF PLANNING NT DATE: DECEMBER 6, 1994 SUBJECT: REVISED AND UPDATED DEVELOPMENT CODE The enclosed draft Development Code is the culnuination of a year long process that involved revi I nurrw,mw iewsby'Village staff and „i Conmission. As you review the updated Code, you 'will notice that h general format has not changed. Textthat has been added is shownwith ashaded background. Text proposed, r deletion hasbeen marked with, a line through'it. The major changes, are: 1. h==sing the scope of the development regulations to apply to all residential developments. (page 2, section 16.106.A) 2. Change the term Development Code modification to exception (page 5, section 16.111) 3. Modifying the rules and definitions section to make them consistent with the definitions from other Village Codes. (pages 6 through 14). 4. Requiring additional information on development plans. (pages 16 through 18, Section 16.302.A.) 5. Adding a statement that development plans may be rejected if they preclude adjacent properties from properly being, developed. (page 19, section 16.302.B.7) 6. Requiring that school districts and the Illinois Department of Conservation are to be informed of new subdivisions. (page 23, section 16.303.0. 1.6) 7. Ina=sing the Village Board's review process to 60 days so that the Code is consistent with current procedures. (page 23, section 16.303.C.2). 8. Requiring certifications from the Federal Emergency Management Agency (FEMA) and whm appropriatefirom the 1911inois Departmentof Transportation and Cook County Ffighway Department on plats. (page 27, section 1,6.304. A. 'p.,(4 & 5)) 9. Changing lot grades to prohibit parking lots to have ponding over 12 inches in depth. increasing the maximum, side lot slopoe to 6,1 and prohibiting storm water detention on Single family residential lots., (page 30, section 16.402-A.2, 3 & 4) Michael E. Janonis November 81, 1994 Page 2 10. Providing additional short-term design options for streets that are intended to connect to adjacent areas and streets. (page 34, section 16.402.C. Lf ) 11. Requiring a snow storage area on cul-de-sac bulbs. (page 36, section 16.403.A.5.d) 12 Stating that it is the property owner's responsibility for repair and replacement of brick or exposed driveway aprons. (page 41, section 16.403.A.8 j.(5)) 13 Limiting the width of driveway approaches to the width of the residential driveway. (page 42, section 16.303.A.8.(I)) 14. Iricreasing the width of sidewalks to 7 feet in the B-5 and B -5C Zoning Districts. (page 42, section 16.403.A) 15. Establishing new handicapped ramp and fire lane requirements. (page 43, Section 16.403.A.) 16. Requiring developers or Homeowner's Associations to maintain lift stations. (page 51, Section 16.404.BE) 17. Requiring a minimum 20 foot access maintenance easement along all streams and channels. (page 59, section 16.405.BE) 18. Increasing allowable side slopes of detention facilities to no greater than 4 horizontal to I vertical. (page 62, section 16.405.F.2.e) 19. Providing for a waiver for new developments from installing street. lights on County or State roadways if the owner signs a restrictive covenant. (page 71, section 16.407.A.) 20. Eliminating the private property landscaping section (contained in the Zoning Ordinance) from the Development Code. (page 76, section 16.408.8.) 21. Changing the subdivision plat and development plan review fees. (pap 83, section 16.601 22. Removing the subdivision bond requirement. (page 84, section 16.606.A. l.c.) In addition to the above noted changes, the Code has been modified to reflect current department responsibilities. The Plan Commission met in regular session on November 2, 1994 and voted 6-0 in favor of recommending approval of the enclosed Development Code. Please forward this memorandum and attached draft Development Code to the Village Board for their review and consideration at the December 13 Committee -of -the -Whole meeting. Staff will be present at this meeting for further discussion. WJC:hg VILLAGE OF MOUNT PROSPECT PLANNING DEPARTMENT Mount Prospect, Illinois TO: MICHAEL E. JANONIS9 VILLAGE MANAGER FROM: WILLIAM J, COONEY, JR., DIRECTOR OF PLANNING NZ DATE: DECEMBER 6. 1994 SUBJECT: REVISED AND UPDATED DEVELOPMENT CODE The enclosed draft Development Code is the culmination of a year long process that involved 6 numerous reviews by Village staff and the Plan Conuniission. As you review the updated Code, you will notice that ifs general format has not changed. Text that has been added is shown with a shaded background. Text proposed for deletion has been marked with a line through it. The major changes are: 1. Increasing the scope of the development regulations to apply to all residential developments. (page 2, section 16.106.A) 2. Change the term Development Code modification to exception (page 5, section 16.111) 3. Modifying the rules and definitions section to make them consistent with the definitions from other Village Codes. (pages 6 through 14). 4. Requiring additional information on development plans. (pages 16 through 18, Section 16.302.A.) 5. Adding a statement that development plans may be rejected if they preclude adjacent properties from properly being developed. (page 19, section 16.302.8.7) 6. Requiring that school districts and the Illinois Department of Conservation are to be informed of new subdivisions. (page 23, section 16.303.0.1.6) 7. Increasing, the Village Board's review process to 60 days so that the Code is consistent with current procedures. (page 23, section 16.303.0.2). 8. Requiring certifications from the Federal Emergency Management Agency (FEMA) and when appropriate, from the Illinois Department of Transportation and Cook County aghway Department on plats. (page 27, section 16.304.A.p.(4 & 5)) 9. Changing lot grades to prohibit parking lots to have ponding over 12 inches in depth. Increasing the maximum side lot slopoe to 6:1 and prohibiting storm water detention on single family residential lots. (page 30, section 16.402.A.2, 3 & 4) Michael E. Janonis November 8, 1994 Page 2 10. Providing additional short-term, design options for streets that are intended to connect to adjacent areas and streets. (page 34, section 16.402.C. Lf ) 11. Requiring a snow storage area on cul-de-sac bulbs. (page 36, section 16.403.A.5.d) 12 Stating that it is the property owner's responsibility for repair and replacement of brick or exposed driveway aprons. (page 41, section 16.403.A.8j.(5)) 13 Limiting the width of driveway approaches to the width of the residential driveway. (page 42, section 16.303.A -8.(I)) 14. kxreasing the width of sidewalks to 7 feet in the B-5 and B -5C Zoning Districts. (page 42, section 16.403.A) 15.%x new handicapped ramp and fire lane requirements. (page 43, Section 16.403.A.) ".0 16. Requiring developers or Homeowner's Associations to maintain lift stations. (page 51, Section 16.404.BE) 17. Requiring a minimum 20 foot access maintenance easement along all streams and channels. (page 59, section 16.405.BE) 18. Increasing allowable side slopes of detention facilities to no greater than 4 horizontal to I vertical. (page 62, section 16.405.F.2. e) 19. Providing for a waiver for new developments from installing street lights on County or State roadways if the owner signs a restrictive covenant. (page 71, section 16.407.A.) 20. Eliminating the private property landscaping section (contained in the Zoning Ordinance) from the Development Code. (page 76, section 16.408.B.) 21. Changing the subdivision plat and development plan review fees. (page 83, section 16.601.) 22. Removing the subdivision bond requirement. (page 84, section 16.606.A.1. c. ) In addition to the above noted changes, the Code has been modified to reflect current department responsibilities. The Plan Commission met in regular session on November" 2, 1994 and voted 6-0 in favor of recortmumiding approval of the enclosed Development Code. Please forward this memorandum and attached draft Development Code to the Village Board for their review and consideration at the December 13 Committee -of -the -Whole meeting. Staff will be present at this meeting for further discussion. DEVELOPMENT CODE VILLAGE OF MOUNT PROSPECT ARTICLE I PURPOSE, SCOPE AND ENFORCEMENT Section 16.101. Tim This Chapter shall be known and cited as "The Development Code of the Village of Mount Prospect." Section 16.102.This Chapter regulating the di # Pum"'osel sub ivision of land and the overall 11 development of property is hereby made a, part of the requirements irements for the development of all property contained in the Official Map, of the Village of Mount Prospect and Environs, Cook County,Mhnolis. It is intended, to provide for the harmonious development and redevelopment of the Village of Mount, Prospect, and its Conti guousareas; for the coordination of streets within new subdivisions with other emisting or planned streets,, for the dedication, and acceptance of land required for public uses'; for the preparation of subdivision plats and the procedure for their submittal and recording in and about the Village of Mount Prospect, Illinois in accordce with the authority vested in the municipality under the provisions of the "Revised Cities and Villages Act" of the State of1finot s. Section 16.103. LnorL, ' Conflict", In their interpretation and application, the provisions of this 0 Chapter shall be held to be the nuini'mum requirements for the promotion of the public health, safety and welfare. A. Except as specified hereinafter, these regulations are not intended to interfere with, abrogate or annul any other regulation, covenant or restriction relating to the subdivision or, development of land. B. Whenever this Chapter imposes requirements or specifications diffierent from those 'imposed by any other regulation, covenant, standard, reference or restriction, whichever imposes more restrictive or higher standards shall apply. Section 16.104. EnfQEgemgrinalties, fpr Violai* Is 10. A. Enforcement. The Director of Planning shall be the enforcing officer of this Chapter, -except for those portions designated for enforcement by the Director of Public Works. Inspection Services and/or Fire Chief. B. Violation and Penalties. 1. Any person who violates, disobeys, omits, neglects or refuses to comply with or resists the enforcement of this Chapter shall be guilty of a misdemeanor and shall upon conviction be fined not less than fifty dollars ($50.00) nor more than five hundred dollars ($500.00) for each offense. A separate offense shall be deemed committed for each day such violation exists. 2. The owner or occupant of any land, building,, structure or any part thereof, or any architect, builder, contractor, agent or other person who commits, participates in, assists in, or maintains such violation may each be found guilty of a separate offense and suffer the penalties herein provided. 3. Nothing contained herein shall be construed to prevent the Village from taking such other lawful action as is necessary or appropriate to prevent or remedy any violation. Section 16.105. EM&I on E2isting "Bul'I"I & EMIs And, Zonjn&,,QW" gg . Nothing in this Chapter shall be deemed to require any change in the plans, construction or designated use of any land or structure in the event that: A. Final plat or plan approval for such subdivision or development was lawfully issued prior to the effective date of this Chapter, or the effective date of any amendment thereof, and B. Such approval has not by its own terms expired prior to such effective date; and C. Such approval was issued on the basis of an application showing complete plans for proposed construction; and D. There has been a substantial expenditure or incurrence of substantial obligations by the applicant in reliance on such approval; and E. Such expenditure or incurrence of obligations were made prior to published or actual notice of a proposed amendment to this Chapter, which amendment would have made illegal the issuance of such approval; and F. Construction pursuant to such approval is complete prior to the expiration of such approval. Section 16.106. Scope gf Develggmgntgu 19 * , All developments shall be constructed in -& igna accordance with the standards set forth in this Chapter. No person shall commence or cause to be commenced any of the following developments within the corporate limits of the Village unless a development plan has been approved by the Director of Planning. Y A Any residential development of any parcel of land involving construction of more th one FP'"'fi",'„r''"r'. v` .'`r,n„„r��wr rwwX w ;:.•;.;:;w WW'%WA44AAZ') 7404 & TW IW *%",VAX 1, T 7 %0A AA A'Ab %*M ” 5 B. Any nonresidential development of any parcel of land involving the construction of any new building(s) or structure(s); having a total floor area in excess of five hundred (500) square feet. C. Any development involving expansion by more than twenty five percent (25%) of an existing structure to which this Section would apply if constructed 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, or one (1) parking space in any business or industrial Zoning district. E. A development, of any, pare of d involving the construction of any public or private school, hbr , hospital or churc or any place of public assernby. Section 16.107. * ' l No person shall subdivide or resubdivide any parcel of land, located within the corporate limits of the Vidlage, or within one and one-half (1 112) miles of said corporate limits but not within the corporate limits of any other municipality itMM 4WAIXWJ%#"sdie*i'e*-- of anether-' actin pursuant, to the Illinois P.evised Statutes; unless a subdivision plat has been reviewed by the Plan Co ission, the recommendation of the Plan Commission hasbeen forwarded to the Village Board, and the plat has been reviewed and approved y the President and Board of Trustees of the village; as required by this Chapter; provided that the Mowing shall be exempt from this Chapter. 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. 'LR. �M The -4" '!i 5fe let eRess, 01496"n, ownle sef-e-, B. The sale or exchange of parcels of land between owners of contiguous and adjoining land C. The conveyance of parcels of land or interests therein for use as a right of way for railways or other public utility facility which does not involve any new streets or easements of access. D. The conveyance of land for highway or other public purposes or grants or conveyances relating to the dedication of land for public use or instruments relating to the vacation of land impressed with a public use. E. Conveyances made to correct descriptions in prior conveyances. Section 16.108."""' i � io n �f � �� No sale of any parcel of land creating a subdivision covered by this Chapter shall be consummated until a subdivision plat, together with required data, has been reviewed by the Plan Commission, the recommendation of the Plan Commission has been forwarded to the village Board, and the plat has been reviewed and approved by the President and Board of Trustees of the Village as required by this Chapter. -3- Section 16.109. A. No building permit shall be issued for the construction of any building, structure or improvement on any parcel if the parcel is not approperly created lot of record, nor until a final subdivision Plat and/or development plan, made necessary by the terms of this Chapter, sha441-he been approved. B. No Certificate of Occupancy shall be granted for the use of any building or structure on a lot subject to this Chapter until: 1, bil,*-'Ot��,',V,%J Y,Ydj L TITh required itary sewer, md, water service 0,14 installed stalled and made ready for servicing""th e'ewr p"'a"icel an d 2. Sidewalks, t park -way trees, and sod are completed for the parcel; and, if a subdivision, I Lots in 01 subdivision #5 rough graded; and h 4. Storm water runoff provided for; and 5. Roadways and/or fire lanes providing access to the lot and subdivision have been paved with t*- binder course of asphalt, as set out herein. C. No Certificate ofOccupancy shall be issued for any structure or building unless the .41", Alp 64 8 lann ri�g Public worms Prit at4 Director of P certi t at the publicand private 'improvements required cel have been installed in conformity with approved plans and specifications. In the event that weather conditions prevent completion of all improvements, a cash escrow payment equal to the amount of all uncompleted improvements shall be filed with the Village to ensure that improvements will be completed within thirty (30) days of the onset of the next building season. The filing of this cash escrow and written guarantee shall allow for the issuance of a temporary Certificate of Occupancy-,&mA-"*tfmH%-h�* within a subdivision shall be "XI, D. All public improvements 10 completed within two (2) years vuconstruct, on'W or when seventy five MY - (75) percent of the lots in the subdivision are completed,, whichever occurs first unless otherwise "77,rar�"MW J provided for in this Chapter "%',.wM,.a...,.wr,."r:"4",r*.+,m.v °,,...w"AM«,rSx.wMr,�'..°"a.,w """tiW�, P "a' ":1`0 Section 16.110.&QgJrin .-L No plat of subdivision shall be recorded in the office of the Recorder ew-ia-the-,effiee. eftwohmew I tit ra,f-ef-Titles erne -4 G-Ausims 1,11184A,la of Deeds of Cook County, Illinois, -,Xx or have any validity, until it shall have been approved in the manner prescribed by this Chapter. ", 4_ Section 16. 111. &0"11"0 M - ; W IM Mb , Upon finding that severe hardship, caused by conditions �:'��."' N77111�11�11' uniquely attributable t t I anA consideration, would be imposed upon an applicant by compliance with these regulations and upon a finding that there are alternate feasible means of fulfilling the purpose and spirit of the regulations to protect the public health, safety and welfare, the Plan Commission may recommend, and the President and Board of Trustees may grant irw a, y�,, from the regulations of this Chapter, Section 16.112. Szmr&t If any part or parts ofthis Chapter shall be held to be unconstitutional, 4. such unconstitutionality shall not affect the validity of the remaining parts of this Chapter. The Board of Trustees hereby declares that it would have passed the remaining parts of this Chapter if it had known that such part or parts thereof would be declared unconstitutional. ARTICLE H RULES AND DEFINITIONS Section 16.201. Rte.: The following rules of construction apply to the tent of this Chapter: A. Words used in the present tense shall include the future, and the words used in the singular number shall include the plural number, and the plural the singular,. B. The word "shall" is mandatory and not discretionary. C. The word "may" is permissive. rNjLPr-. O. The word "person" includes an individual, partnership, firm, corporation, association or other legal entity. E. In the case of any difference of meaning or implication between the text of this Chapter and any caption or illustration, the text shall control. F. Terms not h° e~"' �rreN, e.N.iin defined shall h"" ave the meaning customarily assigned to therni &v_a.,.rmWr"Now n: Section 16.202. Definftions. The following definitions shall apply in the interpretations and enforcement of this Chapter: Al*14 ,rb�r r. ...,,....,'' APR+O►N: An extension of a driveway lying between the right-of-way line and the curb and gutter (or the pavement edge if there is no curb and gutters of the street. 's' 3 wu ,� -^.°rr '"bdb xnr'ti,'^rr;ara^c.r fen a be �� "^,� ?. r,. .r��l..,, -6- APRON: 6 BENCHMARK: A permanent or semi-permanent physical mark of known elevation referenced to a recognized datum. BLOCK: A tract of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroad rights-of-way, shbrelines of waterways, or boundary lines of municipalities. BUILDING: Any structure permanently affixed to the ground, i *%, 14 1 teemefte.n.4. f -I ' %7%*'jjfA'4 1A Vwu CERTIFICATE OF OCCUPANCY OR OCCUPANCY PERMIT: The certificate issued by the V'dve which permits the use of a building in accordance with the approved plans and specifications and which certifies compliance with the provisions of law for the use and occupancy of the building together with any special stipulations or conditions of the building permit. COMPREHENSIVE PLAN: The plan for the long range growth and development of the Village including graphic and written proposals and supporting or implementing documents, as are adopted and amended from time to time. I I I I III I I I lI I III J I I I I I III I I I Jill I Mao] uo . ......... . . . Mm 1_w�ln",-_�-,'� DETENTION (DRY STORAGE): The temporary on-site storage of storm water runoff, which does not include any permanent water surface. DEVELOPMENT: 484140 61ft A 34A"7 emn e"t -of tte a, piRme.4,elif 419il wow ijq 004 I 074 DEVELOPMENT PLAN: The documentation, both written and diagrammatic, which sets forth 10,44 the improvements proposed for any given ria di - 7 - DIRECTOR OF •The Director of Planning of the Village of Mount Prospect, ori �r autho zed agent(s). IRECTOR OF PUBLIC WORKS.- The Director of Public Works of the Village of Mount Prospect, or�, •� P au agent(s). �.. fo a...cL� �� EASEMENT: An authorization or rant by 4 property owner r� i � �� i ��.�.�r��'. ..�...... for a specific purpose dor the use by another KMONTAGE: portion of a lot or parcel which abuts a public street. GRADE: The elevation above mean sea level used for establishing the following: a. Natural Grade - the normal contour of the land prior to alteration or improvement; '&U b. Base (established) Grade - the pet.., ef-the, esta"a"s ed etifb Ar., 01.1%.hefft ft�ett� i 444#1�# W& ef, li"A Ar-st-A Mail. 'i ''a 0 h eftablishe ef 4, adAi"VI", Wo, N'; � "' ---------- L .... ............ PPI"" F`g ',� i" .. c. Finished Grade - the elevations or contours resulting from excavation or filling as approved by the Wage. GUARANTEE.- A form of'secunity including cash escrow, letter of crediterr., or 1-(' W *ht acceptable by � e V age to assure that requiredunprovements are completed, operating Mum th ill su properly, or adequately maintained. IMPROVEMENTS: Any building, structure, object or change to the natural state of the land on which they are situated which increases its utility, value, or habitability. ltnmoy.gm 01riv Any such improvement for which 'the responsibility of ownership and maintenance will be retained by the property owner, lessee, or association of owners. ImUr. Qvem.e,nL.-,RubJ`1 Any such improvement for which the responsibility of ownership and maintenance will be assumed by the Village, another governmental unit, or a public utility, or which is constructed for general public use or benefit. - 9 - 11, I I MAJANW41-1 010* atit v*�= v a,*, M *AVA WWI MWA A 1110 LVIII NVIO ft'NO 4PA. 0 0 1.79W. iT 4.-W FATMAs IMill W.,WM.T%'K: =:FjL%A=qi 11nal rML* JLVA ALqM LOT, CORNIER: A lot abutting upon two (2) or more streets at their intersection, LOT, WITERIOR: A lot other than a comer lot LOT, THROUGH: Any interior lot which has a pair of lot lines along two substantially parallel streets. 9 -",r4+' 0,,'��11 WN .�.. , r,r r.«s r �� ,�w, r r r _ v �66 W", '1 1111 ''' Ill I I I, I'� Ill 1 11 1 1 1 1 119 Ill 11 1, 1111 MIMMMINIMIRM is vi �iiii, 11111 1 i ill , im, �� MF 41V MYY" ♦ . .♦,. isi s r... w.w wM. . wx w M 111`1 11X. •1 t WB .'44� w. ,W �'"" ^", •. ��, w.� w. • � rw w .a W an W' pw 1& V� ri: , u1 i �; ,. «. ,� rA , �:; i �w � � , � w « � ,{� � w1 ^ wF � PARK WAY: That part of the public street right-of-way not occupied by the street pavement and located between the back of the curb ,and , r � pp, ��. �rn ,.�,rr• �,N,r.+,�.,��*,r "�,ri"m� G rt, ^^r .r�w'w qrd ,� r<, r,* • +�w�xr•,rv�ry J.'�rti ��'r�t'„ „-">r ..°�,n^r Nrx as wer'�'"x the rNreN�n�.x^' R",rJ�d '�4w ,r r r'9 dividing sip of roadway._.M.... ��:; me'.�ft PLAN COMNUSSIoN: The Commission of appointed officials authorized by the village Board to review subdivision lata ' dorw,r �w d^W. r. ;.waw.. •,, ,. ,,, u.. ,�, ,.. .,. ,^ �., w,. .., ,,. �Wn .., �m ^. ... ,..r,:,rn. .. .�s, �py� � ^"WM,..,.,,�, b�. Mph. � ash M 1 J od. m °,,.r, «, .°� r., a'W,r,r�..�,�,�r°r,n�� .... PLANNED UNIT DEVELOPMENT: A parcel of land, or contiguous parcels of land of a size sufficient to create its own character which is planned and developed as a single entity, containing two or more principal structures or uses, with appurtenant common areas and which is under single f d "`= Y .� .^ r � A r ✓' '� ?p JnyMy an, m d M'44u J r^dP "° � rrl`�rb �° �' +"! � „° ownership or control yy� PLAT: A map or chart of a parcel(s) of land. Emli-r-n-imm.21, A tentative map indicating the proposed layout and showing all required details of a subdivision. "ina A map of all or part of a subdivision or resubdivision and any supporting documentation, providing substantial conformance with the •j=g0j%#ft-& �� -11- P.L 5urygy A map of a parcel or lot depictin 1 1, g, boundaries of the property, and the location of all buildings, structures, and improvernents with, precise . ise dimensions indicated. ,b ]PUBLIC UTILITY: Any person s), firm, corporation, municipality, or other public authority p idi rovi ing natural gas,, electinicity, 'water, telephone, telegraph, storin sewer, sanitary sewer, cable television, transportation, or other ser, Vices of asimilar nature. RESUBDIVISION: The division or consolidation of a previously divided lot or parcel; including alteration of public rights-of-way included in a subdivision. RETENTION (WET BOTTOM): The permanent on-site storage of storm water runoff. RIGHT-OF-WAY: A ship ofland acquired by or dedicated to the public and occupied or intended to beocc�upied by a street, walkway, railroad, utility, or other similar use. SIGHT TRIANGLE: A triangular area established at the intersection of two streets or a street and a driveway in which nothing is erected, planted, placed, or allowed to grow so as to limit or obstruct the sight distance of motorists. SITE PLAN: A A"V WA 'k.—A WA fo,6.Wwa or., 4et V#%wr,A%9&1AAE) L&A'%# 14FW' dafie&-ef the! mpfepef ty agaid =r-A*%,AQPJ 4* 1 ef 1�4 VNIM eyements inelt-44%& A%0%A& e* Laaab &"&%& tA %A%&AAApv, 11,1%4A A%4&Afii4 STREET: An area which provides for vehicular and pedestrian access to abutting land or to other streets. A "street" includes the entire right-of-way and any improvements which may be located within the right-of-way. Rzellem0aw, ,A eentfefle&eeeesqfeadway -As the federal anuemment as aa4mef:stme, .a XA t .7 %IJ 140A WA 5W F W* A"A's =01MU90W .4,00" &040%-, aaams Lasoo 404%,141 &",&LAWW"47 %6%00 1VAA0r%A ene. Agerial A street intended for continuity to carry traffic beyond the Village boundaries with principal emphasis on access control and maximum volume capacity. Colle or A secondary street intended to carry traffic from local streets and abutting land to arterials. Local A street intended to provide direct access to abutting properties. lFrontage , RQ d A street parallel and adjacent to an arterial designed to provide direct access to SHE abutting properties or local streets and with controlled access to the arterial. Cul-de-sac A local street'. J!,rivate SJE=J An undedicated street which is privately owned and maintained. &bl,l*lc A street which has been formally dedicated to and accepted by a public body., SUBDIVIDER: Any individual(s), firm, corporation, trust, or other legal entity having an interest in land that is the subject of a subdivision or resubdivision. SUBDIVISION: The division or proposed division of a lot, tract, or parcel of land into two (2) or more lots,, tracts, parcels, sites, or other units for the purpose of sale, lease, or development. - VILLAGE: The Village of Mount Prospect, Cook County, Illinois VILLAGE ENGINEER: The Village Engineer of the Village of Mount Prospect, or h6 "WR h P P. 4 4 4 6 r nah WN WG oRDMA NCE: The Village of Mount Prospect, Illinois Zoning Ordinance, as amended. (Ord. 3513, 4-16-85) Qw SEE ARTICLE M PROCEDURES Section 16.301, P-rjL-,A,Dt),Il*catiop!Qgn,feroo, Prior to the filing of an application for the approval of a preliminary or final plat of subdivision or any development plan, the subdivider may consult with the Department of Planning in order to discuss the general purpose of the development in the context of eaklished, planning policies and practices of the Village and to ensure that required data is property prepared and presented. This may be accomplished through presentation, by the subdivider to the Planning Department staff, of a concept plan of the proposed subdivision showing the road system and general land use categories, and layout of lots, with other information as needed for the particular site. Section 16.302. Qgvgloymn p n.w Any person proposing to develop any property within the corporate limits of the Village of a type enumerated in Section 16.106 of this Chapter shall file with the Department of Planning a development plan, in a quantity and form as required, as follows: A. Content 1.QgngrgJJ.nf . M.11-1� lon, The following general information, where applicable, shall be shown Q1 on the development plan: a. Date of preparation, North point, and scale of drawing, which shall be no less than one inch equals one hundred feet (I" = 1001). b. Legal description of the parcel. c. The name and address of the owner of record, the applicant, and the surveyor, licensed professional engineer, architect or planner who prepared the plan. d. Zoning classifications of the parcel and of adjacent property. e. Present uses of the parcel and of adjacent land. "1 f The following fi.-MM, Nhe, epp'FwVa1-ef the Dif'ftter- of A14181a; State of Illinois )ss - County of Cook ) -15- Approved by The Director of Planning of the Village of Mount Prospect, Cook County, Illinois, this day of .191 Director of Planning 2. i Ine Condaim. The following conditions, if found to exist on the parcel, shall be shown on the plan, as needed for the particular site: a. The location, width and names of all streets within or adjacent to the parcel, together with easements,, public utility and railroad rights of way and other important features such as es, lot comers and monuments, b. All easements denoted by fine intermittent lines, clearly identified, and if already of record, the recorded references as to use and location of such easements, the width of the easement,, its length and bearing, and sufficient ties to locate it definitely with respect to the plan. If an easement is not precisely located of record, a description of such easement should be included. c. Contour lines of the parcel and all adjacent land within one hundred feet (100') of the boundaries of the parcel showing intervals no greater than. - (1) Two foot (2') contour intervals for ground slopes less than or equal to ten percent (10%). (2) Five foot (5') contour intervals for ground slopes exceeding ten percent (10%). d. The location and direction of all watercourses and the location of all areas subject to flooding, including: (1) The flowlines of streams and channels showing their normal. shorelines, floodway its, and the 100 year flood fringe. '- SO (2) Lakes, ponds, swamps, marshes l; it and any detention basins showing their normal shorelines and'ood,way lies dines of inflow and outflow, if any. e. Natural features such as wooded areas and preservable trees. f. The location of all existing structures and their elevations, showing those structures that will be removed and those that will remain on the parcel after the development is completed. aim g. The location and size of existing sanitary and storm sewers, water mains, culverts, drain pipes, catch basins, manholes, hydrants, and electrical and gas lines within the parcel and in adjacent streets or rights of way. 3. e r n The following improvements, if proposed or required, shall be shown on the plan or in supporting documents: a. Streets and rights of way, showing the location, widths, and names. The plan shall show the relationship between existing and proposed streets. b. Easements showing width and purpose. c. Engineering utility plan showing size and location of sanitary and storm sewers, water mains, culverts and electric and gas fines. d. Sites to be dedicated for school, park, playground or other public purposes, together with appropriate acreage of each; accurately outlined with dimensions, and with the purpose indicated thereon. e. Location of any area, with dimensions, to be reserved by deed covenant for common use of all property owners or tenants. f. The proposed uses of the parcel, including the number and type of residential units and gross floor area by use. g. Proposed grading plan of the parcel with contour lines meeting the requirements of Subsection 16.302.A.2.c of this Section. h. Location and dimensions of on-site pedestrian and vehicular access ways, design of vehicular ingress and the i h site, and curb and sidewalk lines, including sidewalk ramps for the handicapped in accordance with Illinois Department of Transportation S tan Bar'. 140, , "no'' dw ds L All off-street parking, loading spaces and walkways, indicating type of surfacing, size, angle of stalls, width of aisles and a specific schedule showing the number of parking spaces provided. j. Location and intensity of outdoor lighting system. k. Location of trash receptacle enclosures. 4. SuDt)oaiMJ2ata, The following supporting data shall be submitted in separate statements and/or maps accompanying the development plan, or, if practical, such data may be shown on the development plan: -17- a. Proof of ownership of the parcel, disclosure of beneficial interest if a trust, and applicant's interest therein including authority on behalf of the property owner to develop the property. b. Existing or proposed annexation agreements, if any, which pertain to the parcel. 0 c. Estimated cost of the development. d. Estimated construction schedule. e. Building types with architectural elevations. f If adverse conditions exist, a 'statement of how the applicant plans to handle these conditions. g. Existing soil conditions based upon borings prescribed by the My., , Wef6 Director# . . ...... pard. n light of the proposed use"" p h. Landscape plan showing quantity, location, type, spacing, and approximate size of plantings. i. Development data showing number of floors, gross floor area, height and location of each building and proposed general use for each building aid the fleer- efea r-afie for the entire development. If a multi -family residential building, the number, size and type of dwelling units. j. A final drainage plan providing for the adequate disposition of natural and storm water in accordance with the design criteria and standards of this Chapter, indicating location, sizes, types and grades of ditches, catch basins and pipes and connections to existing drainage system. k. A soil erosion control plan providing for the adequate control of erosion and sedimentation, indicating the proposed temporary and permanent control practices and measures which will be implemented during all phases of clearing, grading and construction, 1. Plans and speclifications, for the required publicrvf fimprovements. rn. Calculations showing the percentage of lot covered by impervious surface. 5. Qlar --anlMs. Financial guarantees shall be provided to insure completion of required improvements, to insure repair of defective improvements, and to provide for abatement of nuisances occurring during construction. The guarantees shall be of a type and amount as required in Article VI of this Chapter. B. Stodarda, 'for 9§30-Cw, The Director of Planning shall approve a preliminary or final Sim development plan, unless the Director makes written findings specifying the manner in which: 1. The provisions for vehicular loading, unloading, parking or circulation on the parcel or onto adjacent public rights of way will create hazards to safety or will cause significant burdens on transportation facilities that could be avoided by modification of the plan. 2. The pedestrian circulation system creates hazards to safety which could be avoided by modification of the plan. 3. The proposed plan unnecessarily and in specified particulars, destroys, damages or detrimentally alters significant natural, topographic or physical features of the site and development is feasible in a manner that will avoid these consequences. 4. The proposed landscaping, screening or lighting fails to provide adequate acoustical or visual Privacy to incompatible adjacent uses which could be avoided by modification of the plan. 5. The bulk and location of proposed buildings and structures will have significant adverse impact on adjacent property. 6. The proposed site plan makes inadequate provision for the use and maintenance of open space and this failure may result in a burden on the public or on adjacent properties. 8. The proposed development will *impose an undue burden upon off-site public services, including sanitary sewer, water and storm drainage, which conclusion shall be based upon a written report of the Publie Works Directoif,' 0 n caa" .. .. . ..... m' the Village to provided that there is no provisijo in the pital,, works progi correct the specific burden, and that the applicant has not agreed to alleviate that portion of 46t the burden attributable to the proposed development. Any �4nains which err must be oversized, as determined by the area wide system "Yiii,'-sh- ['-6e installed at private cost. 9. ThYom. e proposed development fies within the designated floodplain d fiffi 10. The proposed development does not meet the requirements of the Zoning Ordinance. C. Rmdm,.An-d...A:ai2r-QY3I 1. Review, Upon receipt of the material required for the review of a development plan, as indicated in Subsection A above, the Department of Planning shall circulate'the development plan to the Village Departments for their review and comment. The Director of Planning shall review and approve or disapprove such development plan in a written report within sixty (60) Ni IE days after the date said Director receives a complete application., If the Director of Planning deniesapro, ,p valofsuch plan, the report shaRset forth the reasons for such disapproval and shall specs ' p, iy the aspects in which the require proposed plan fails to meet the standards of Village Ordinan cores.P irements and 2. Statern, e -n -t-, of' A wt—andr,, n QUdj'WQ.-a,,, The Director of Planning will review and recommend on all supporting documents. A Statement of Agreement and Conditions shall be completed which summarizes and includes all agreements between the developer and the Director of Planning. 3. Lenet hgf-Approval. An approval of a development plan shall be valid for one (1) year. If building permits have notbeenissued within this time, the applicant shall reapply for development plan review. Section 16.303. PTC11ral , n Platof Sub -d., IDIOM-, A. Content. Any person proposing to subdivideany parcel of land shall file with the Director of Planming a preliminary plat in a quantity and form, as required by said Department. The prefirrtinary M plat shall include or be accomparued, by the 'following: 1. General jn& g1mation, The following general information, where applicable, shall be shown on the preliminary plat: a. The proposed name of the subdivision as well as street names contained thereon, which shall not duplicate or resemble the name of any existing subdivision or any existing street within the Village and any area that is serviced by the Mount Prospect Fire Department. b. Date of preparation, north point and scale of drawing, which shall be no less than one inch equals one hundred feet (1'# = 100). c. An identification clearly stating that the map is a preliminary subdivision plat. d. Legal description of the parcel. e. The name and address of the owner of record, the applicant, and the registered land surveyor who prepared the plat. 2. Ein !Qgnd-tio The following conditions, if found to exist on the parcel, shall be shown on the preliminary plat, an accompanying topographical map, or accompanying plat of survey as necessary: a. The location, width and names of all streets within or adjacent to the parcel, together with easements, public, utility and railroad rights of way, and other important features such as Municipal boundary lines, section lines, comers and monuments. b. Contour lines of the parcel and all adjacent land within one hundred feet (100') of the boundaries of the parcel showing *intervals no greater than: (1) Two foot (2) contour intervals for ground slopes less than or equal to ten percent (10%). (2) Five foot (5) contour intervals for ground slopes exceeding ten percent (10%). c. The location and direction of all watercourses and the location of all areas subject to flooding, including: (1) Theflowhes, of streams and channels showing their normal shorelines, floodway limits and the 100 year flood fringe. :,�,�'4nd any detention A (2) Lakes, ponds, swamps, marshe basins showing their normal shorelines"'"," floo way limits a6'!d''1!n*e""sof iiifluow and outflow, if any. d. Natural features such as wooded areas, and isolated preservable trees. e. The location of all existing structures and their elevations, showing those that will be removed and those that will remain on the parcel after the final plat is recorded. f The location and size of existing samitary and storm,, sewers, water mains, culverts, drain pipes, catch, basins, m, anholes, hydrants, and electnic and as lines, within the parcel or in adjacent streets or rights of way. 3. P-r.ODOS,gj IM2r= ents, T he following improvements if proposed or required, shall be shown on the plat or in, supporting document&, a. Streets and rights, of way, showing the location, widths, names, and approximate grades thereof and the relations pbetween existing and proposed, streets, b. Easements showing width and purpose. c. Lots, showing approximate dimensions, lot sizes and proposed lot and block numbers and building setback lines. d. Preliminary engineering utility plan showing size and location of sanitary and storm sewers, water mains, culverts and electric and gas lines. -21- e. Sites to be dedicated or reserved for public purposes, with acreage of each; and with the purpose indicated thereon. f Proposed grading plan of parcel with contour lines meeting the requirements of subsection A.2. of this Section. It 4. Suppo sial Data., The following supporting data shall be submitted in separate statements and/or maps accompanying the preliminary plat, or if practical, such data may be shown on the preliminary plat. a. Proof of ownership of the parcel, disclosure of beneficial interest if a trust, and applicant's interest therein including authority on behalf of the property owner to subdivide the property. b. Existing or proposed annexation agreements, if any, which pertain to the parcel and existing or proposed covenants. c. A statement of the manner in which construction and installation of public improvements are to be guaranteed. d. Schedule showing proposed timing or phasing of the improvements and subdivision. e. If adverse conditions exist, a statement of how the application plans to handle these conditions. f. A preliminary drainage plan, designed to handle safely the stormwater runoff, accompanied by maps and/or other descriptive material showing the following: (1) The extent and area of each watershed tributary to the drainage channels on the parcel. (2) Existing storm sewers and other storm drains to be built. (3) Existing streams and floodwater runoff channels to be maintained, enlarged, altered or eliminated; and new channels to be constructed, their locations, cross-sections and profiles. (4) Existing culverts and bridges, drainage areas, elevations and adequacy of waterway openings; and new culverts and bridges to be built. (5) Existing ponds and basins to be n W n t a in eed, e n,6 with •orwrithout dams or low retention devices. - B &Awkrds for &i y—ew. The Plan Commission shall recommend approval and the President and Board of Trustees shall approve a preliminary and final plat of subdivision, unless the Plan Commission makes written findings specifying the manner in which: SWE 1. The design and layout of the subdivision does not conform to the provisions of this Chapter. 2. The applicant has not made adequate provision to install public ii4p� improvements required by the Plan Commission or by the President and Board of Tr6:s't'e'ees. 0 3. The plat does not conform with the Comprehensive Plan, the official map, this Chapter, other Village ordinances, or planning and design policies of the Village. C. &View.. dAtmr-oval.,, I. Pjap Q=Missignem R Upon receipt of all the material required for the preliminary plat under Section 16.303.A, the plat shall then be circulated for review required. 4 The Department of Planning shall place any requests for preliminary plat approval on the Plan Commission's agenda and shall serve notice upon the applicant of the time and place of its meeting at which said matter will be discussed. The Plan Commission shall forward its written report to the President and Board of Trustees recommending approval or disapproval of the preliminary plat or plan within ninety (90) days from the date of the filing of a complete application. If the recommendation is to disapprove, the report shall set forth the reasons for its disapproval and specify with particularity the aspects in which the proposed plat fails to meet the standards of Subsection B of this Section. Bp.ard Rmka, The President and Board of Trustees by motion shall accept or reject the preliminary plat witNn, LZIM AAAps. fneetona, efief-k's nem ifewile-I-P sehed-fledol i L'T * *rWaaw,%#" 144104%11WIA%40km &'N#r&A,W f 9A A OMA a tha-"6" - the thetiet'l sh, a the -date -ef thleo nOw "k, tfe" f ep 04 sott khe Plan Ge If, i A %0%0v*4F or .iIIA A fioh the Fe.O.So R.9, &W%WI%OAL&.Y WWAS.&A F... I.Aetth.,. ..T 16AA%W M . -23- 3. -Board &pv Approval of the preliminary plat by the President and Board of Trustees shall not qualify the plat or plan for recording, but shall be considered permission to prepare the final plat with detailed plans and specifications for the proposed subdivision. Such preliminary approval shall be effective for no more than one year from the date of approval unless, upon applicaticin, the President and Board of Trustees grant an extension of time for an additional one year. 4. 5JaJe=nt,,of Aummgnj j1gd,C"!J* * ItIgn, The Department of Planning will review and recommend all supporting documents, engineering and financial surety. A statement of Agreement and Conditions shall be completed which summarizes and includes all agreements between the subdivider and the Village Board. 5. Siplq bg?ggedFor anypreliminary subdivision plat a sign shallbe posted on the property identifying the project, the hearing date, and the time and place of the hearing. Section 16.304. hnaJ,Plg ._Qf..S ivi$.1on-, A. Content. Within one year after receiving preliminary subdivision plat approval by the President and Board of Trustees, the applicant shall file a final plat of subdivision with the Planning Department in a quantity and form as required by said Department. The final plat shall include the following: 1. nerd. -1 n fib, r rn The following general information, where applicable, shall be shown on the final plat: a. The date of preparation, north point, and scale of drawing, which shall be no less than one inch equals one hundred feet (I" = 100). b. Legal description of the parcel. c. The names and addresses of the owner of record, the applicant, and the Illinois registered surveyor who prepared the plat with his seal affixed, d. Reference points of existing surveys identified, related to the plat by distances and bearing, and reference to a field book or map as follows: (1) All stakes, monuments or other evidence found on the ground and used to determine the boundaries of the parcel. (2) Adjoining comers of all adjoining parcels. (3) When the Village has established the center line of the street adjacent to or within the proposed parcel, the location of such center line and monuments found or reset shall be shown. -24- (4) All other monuments found or established in making the survey of the parcel or required to be installed by the provisions of this Chapter or by an Act Revising the Law of Plats, adopted March 21, 1874, as amended, Illinois Revised Statutes, Chapter 109. e. Lot and block fines with dimensions, bearings or deflection angles, and radii, arcs!, points of curvature and tangent bearings. Tract boundaries and street bearings shall be shown to the nearest ten (10) seconds with the basis of the bearings. All distances shall be shown to the nearest one hundredth foot (0.01). No ditto marks shall be used. f. The width of any streets being dedicated and of any existing rights of ways, all shown each side of the center fine. For streets on a curvature, all curve data shall be based on the street center line, and in addition to the center line dimensions, the radii and central angles shall be indicated. g. All easements shall be denoted by fine intermittent fines, clearly identified, and if already of record, the recorders references as to use and location of such easement. The width of the easement, its length and bearing, and sufficient ties to locate it definitely with respect to the plat must be shown. If an easement is not precisely located of record, a description of such easement shall be included. If the easement is being dedicated by the map, it shall be properly referenced in the owner's certificate or identification. h. Lot numbers beginning with the number one,, and numbered consecutively within each block. i. Block numbers or letters beginning with the number one or letter "A" and continuing consecutively without omission or duplication throughout the subdivision. The figures shall be solid, of sufficient size and thickness to stand out, and so placed as not to obliterate any figure. Block figures of any addition to a subdivision of the same name shall be a continuation of the numbering in the original subdivision. j. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, with the purpose indicated thereon, and of any area to be reserved by deed covenant for common use of all property owners. k. Building setback lines, accurately shown in dimensions. 1. The name of the subdivision and of each street shown on the plat, pursuant to Section 16.303.A.1 of this Chapter. m. The following fen" bjx *1,A ]a OT State of Illinois )ss 40 County of Cook ) Approved by the Plan Commission of the Village of Mount Prospect, Cook County Illinois this day of 1119 Chairman Attest. - Secretary e n. TheMowingfem, 're. Ile At* State of Illinois )ss County of Cook ) Approved by the President and Board of Trustees of the Village of Mount Prospect, Cook County, Illinois, this day of 19 Signed: Village President Attest: Village Clerk "'Re 1,0,00- q7q "'U o. The following thaNee Urffeye4 ofthe W, 1""", Wl' State of Illinois )SS County of Cook ) Approved by the Village Engineer of the Village of Mount Prospect, Cook County, Illinois, this day of Village Engineer p. The following certificates, which may be combined where appropriam. -26- (1) A certificate signed and acknowledged by all parties having any interest in the land consenting to the preparation and recording of the said plat and consenting to the required easements improvements, and dedications for any public use. (2) Certification by the County Clerk and Village Collector showing that all taxes and special assessments, respectively, due on the property have been paid in full. (3) Certification by all public utilities and Cable TV franchisee agreeing with easements and provision of utilities. 2. SUDDOniM.Data, The following supporting data, where applicable, shall be supplied in separate statements or maps, or, if practical, may be shown on the final plat: a. A copy of any restrictions or covenants to be created by record and any charter or by-laws of any property owners association to be created. b. A copy of the most recently paid tax bill for the property. c. Plans and specifications for the required public #§#fi" improvements. d. A schedule showing phasing of proposed improvements. B. CwArantees- Guarantees shall be provided for any development in accordance with the requirements of Article VI of this Chapter. C.ty-1 Slandards, for R "ew, The standards for review of any final plat of subdivision shall be the same as those included in Section 16.303.B. regarding preliminary plat of subdivision standards. D. I& *Lw god Anp I R vi w -and Rtgen The 7�%R A all MM -9, laee AAA 414"eft -7777: 1 the Plan eengideratieft, t -eft 'M th rWi^^ry. Coupon the app icant oft' ... h'"e'"time and place of its meeting at which said matter will be discussed,, The Plan Commission shall forward its written report within sixty (60) days of filing a completed application to the President and Board of Trustees recommending approval or disapproval of the final plat. If the 9RM recommendation is to disapprove, the report shall set forth the reasons for its disapproval, specifying with particularity the manner in which the proposed plat fails to meet the standards of Section 16.303 B. of this Chapter. 2. Approy 1. After receiving the final recommendation of the Plan Commission, the President and Board of Trustees shall 11 —op MW MI Ni , pfeye the "sale'l alot X24 Vil A 11 *W*IWI TIMPI160111I %f& A"AAAAR0 &'041W Moe len"aing""aless the, "Fliss III 'r1pa-'I"AlmMat gin A.. A 4VMJA.W%MA,A,, ago !,Itead the 9.1HPOLly 6404 -JIMIX 124 If t4ieiiIX-I the rnetien, she,11 state the feasens &F,, the di prreya4r 81 'rA in Yo+d",eh the Ifi, i-te fneef-40.1e W Mr.;w�.'Woaw'o - now. F." E. Rgorlin . A certified copy of the motion approving or disapproving the final plat shall be filed in the office of the Village Clerk attached to said final plat. The approved final subdivision plat together with all covenants and restrictions shall be recorded by the Village in the office of the Op, i" . ..... t'L 1".. 4r. . Cook County Recorder of Deeds. 'D 00,;att &%,%of &Quaff of Tit4es ef-Geek G301, %attfa&ok"!; the easeiffi.4.1"01 All recording fees and associated costs shall be paid by the WNI applicant. Section 16.305. V._AcaJ1QDIA,. Any vacation of public right-of-way shall require a plat to be approved under the requirements of this Article and State statute. For any vacation a sign shall be posted on the property, identifying the project, the hearing date, and the time and place of the hearing. Section 16.306. Cgndgminim f!'Jat PrQlqdm, A. New Construction. Land divided under the Condominium Act of the State of Illinois is considered a subdivision for purposes of complying with these regulations. The applicant shall submit a final site plan, showing the intended locations of all buildings and other improvements to the property, prior to any development. Designated streets shall also be indicated on the final -28- site plan. The plat shall be fully dimensioned by a registered land surveyor. Development plan review and approval procedures, contained herein, are to be followed for the final site plan. Upon approval of the final subdivision plat by the Village Board, it shall be placed on file with the Planning Department and the Village Clerk and need not be recorded. Individual condominium plats required under the Condominium Act of the State of Illinois shall be submitted to the Director of Planning for review. The Director of Planning shall review the condominium plat to verify that it is in substantial compliance with the previously approved final site plan and subdivision plat. If the plat is found to be in compliance, the Director of Planning shall sign it and allow it to be recorded. B. Condominium Conversions. Owners of existing structures who are intending to convert to condominium ownership shall submit plats of survey required under the Condominium Act of the State of Illinois to the Director of Planning for review. The plat of survey shall be forwarded to the Plan Commission for review, pursuant to the requirements and procedures for final plat approval. Units may not be sold until said plat is approved by the Village Board. Additional requirements for condominium conversion are in the Condominium Ordinance of the Village. For pubfic improvements, condomum conversion shall be considered a new inii wMvision and �W] under the codes and ordinances of the 'Villa ge at the time of conversion. Section 16.307. Appgali frQM,nDev,el D " * o , P1,an, 99MM 0 .QpM=l A. An applicant for development plan approval may appeal to the President and Board of Trustees any decision of the Director of Planning to disapprove such development plan by filing a notice of appeal with the Village Clerk and with the Director of Planning within ten (10) calendar days after receipt of said Director's written report indicating disapproval of such development plan. B. Said notice of appeal must specify the portion or portions of the Director's decision appealed from and must specify the grounds for such appeal. C. Upon receipt of said notice of appeal, the Director of Planning shall forthwith transmit to the Village Clerk all the documents constituting the records upon which the decision from which the appeal has been taken was made. D. Upon receipt of said notice of appeal, The Director of Planning shall forthwith place the consideration of the notice of appeal and matters relevant thereto on the agenda of a regularly scheduled meeting of the President and Board of Trustees. E. The President and Board of Trustees may reverse or affirm, in whole or in part, or may modify the decision from which the appeal was taken; provided, however, that the President and Board of Trustees shall base its decision on the standards set forth in Section 16.302.B. of this Article; and fin-ther provided, that in deciding such appeal the President and Board of Trustees shall have all the powers of the Director of Planning under this Chapter. -29- ARTICLE IV CONSTRUCTION, DESIGN, AND INSTALLATION STANDARDS FOR IMPROVEMENTS S Section 16.401. JMRn[gy=tnMY, Any subdivision approved under this Chapter, any development subject to this Chapter, and any development intending to construct improvements which are addressed in this Article, shall comply with the required improvements stated in this Article IV. Subdividers and developers shall construct all publicr "�"�t�mprovemen�ts to specifications and cause the completed improvements to be dedic� � ..to �� M age or appropriate agency or uAit of government. All private improvements shall be completed as required and approved by the village. Private improvements shall remain under the ownership of the developer and shall be continuously maintained. Section 16.402.dln r i " nta i d ntr A. GradingM 1. All developments shall provide lot grading in conformance with Chapter 21, Article .,m of the village Building Code and this Development Code. ra,M s:�Parking lots shall be graded such that no ponding in excess of twelve (12) inches occurs in the event of a complete failure of the storm sewer. 3. Grading shall be completed on each lot such that overland water flow is directed away from all sides of the foundation. Unless otherwise approved by the Director of Publie all p1 fr�w� f %R' grades on Iot shall be a minimum of two (2) percent and a tria'� o ten (1 percent...:t s ,,TnMam,. .� ttz st ee ar slopes, are approv maddingret gw�ls, or other specie treatments may be required to protect the slopes. S. Driveway grades on all lots, as measured from the grade at the property line to the finished garage floor, W. W shall be a minimum of two (2) percent and a maximum of ten (10) percent. 6. Grading plans shall be submitted for all developments. The grading plan shall indicate existing grades within 100' of the development. Prior to final approval and acceptance of public improvements an "as built" grading plan shall be submitted. In cases where individual lot grading is not completed at the time of final acceptance or where public improvements are not required, grading plans for the lots shall be submitted and approved prior to building permits being issued and the "ds built" grading plans shall be submitted prior to occupancy permits being issued. B.ntatimol --Contr 1. All developments, whether public or private, shall include a plan for soil erosion and sedimentation control. 2. Except as provided herein, no plat of subdivision or development plan shall be approved unless the plat or plan and accompanying materials indicate that measures to be taken to control erosion and sedimentation will be adequate to assure that sediment is not transported from the site by a storm event of ten-year frequency or less, and that the following principles will be applicable to all development activities in the area to be subdivided: a. Development should be related to the topography and soils of the site so as to create the least potential for erosion. Areas of steep slopes where high cuts and fills may be required should be avoided wherever possible and natural contours should be followed as closely as possible. b. Natural vegetation should be retained and protected wherever possible. Areas immediately adjacent to natural watercourses should be left undisturbed wherever possible. c. The smallest practical area of land should be exposed for the shortest practical time during development. d. Sediment basins, debris basins, desflting basins, or silt traps or filters should be installed and maintained to remove sediment from run-off waters for any land undergoing development. e. The selection of erosion and sedimentation control measures should be based on assessment of the probable frequency of climatic and other events likely to contribute to erosion and, on evaluation of the risks, costs and benefits involved. f. In the design of erosion control facilities and practices, aesthetics and the requirements of continuing maintenance should be considered. g. Provision should be made to accommodate the increased run-off caused by changed soil and surface conditions during and after development. Drainage ways should be designed so that their final gradients and the resultant velocities of discharges will not create additional erosion, and should be protected against erosion and sedimentation during development. .31- h. Permanent vegetation and structures should be installed as soon as practical during development. 3. The erosion and sedimentation control plan shall include the following information: a. A vicinity map, in sufficient detail to enable easy location mi the field of the site for which plat approval is sought, and 'including the boundary line and, appro *mate acreage of 'the site, ,9 X1 ,and a legend and scale. b. A plan of the site showing: (1) Existing, topography of the site and adjacent land within approximately 100 feet of the boundaries, drawn, at no greater than two foot contour intervals and clearly portraying the conformation and drainage pattern of the area. (2) The location of existing buildings, structures, utilities, water bodies, flood plains, drainage facilities, vegetative cover, paved areas and other significant natural or man-made features on the site and adjacent land within approximately 100 feet of the boundary. (3) A general description of the predominant soil types on the site, their location and their limitations for the proposed use. (4) Proposed use of the site, including present development and planned utilization; areas of excavation, grading and filling; proposed contours finished grades and street profiles; provisions for storm drainage, including the control of accelerated runoff, with a drainage area map and computations; types and locations of utilities; and areas and acreages proposed to be paved, covered, sodded or seeded, vegetatively stabilized or left undisturbed. c. An erosion and sedimentation control plan showing: (1) All erosion and sedimentation control measures necessary to meet the objectives of this Chapter throughout all phases of construction and permanently after completion of development of the site. 41**� COO Sul-, PA*i%Q A4 10A J,A.J A&t me' reke-ef lifne. tmd, fieftishilez JJ WAW %A AA J MIN 1JNL 'Fel f mtileWng fierr. beth's tEeAm"Apefefy aft (2) Provisions for maintenance of control facilities, including easements and estimates of the cost of maintenance. (3) Identification of the person(s) or entity which will have legal responsibility for maintenance of erosion control structures and measures after development is completed. -32- d. The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas; and the sequence of clearing, installation of temporary sediment control measures, 0 installation of storm drainage, paving street's and parking areas, and establishment of permanent vegetative cover. These submissions shall be prepared in accordance with the standards and requirements contained in "Procedures and Standards for Soil Erosion and Sedimentation Control in Illinois" prepared by the Steering Committee and adopted by the North Cook County Soil and Water Conservation District, which standards and requirements are hereby incorporated into this Chapter by reference. The Village may waive specific requirements for the content of submissions upon finding that the information submitted is sufficient to show that the work will comply with the objectives and principles of this Chapter. C. Dust CQnt'rOL The developer and contractors shall use a water wagon or other acceptable means on the project site to control dust. All streets used by the developer, contractors or suppliers in or adjacent to the development shall be kept free of debris, dirt, dust, and mud. Streets shall be left M* a clean condition at the end of each day's work. Section 16.403. WN, -Q2WIAL P.JV—fJQDM',t'nI- - and iV�I on Stgndg[da. Subdivisions and Sigbd"sI * developments within the Village shall be designed and constructed in accordance with the following standards. A. & hI'I*c--Rj&hJ,to, Wav The standards set forth in this Article shall be the minimum standards for streets, roads, and intersections. The arrangement, character, extent, width, grade and location of all streets shall confom to this Article and to the Comprehensive Plan as adopted by the Village Board. They shall be consi'dered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to proposed uses of the land to be served. Generally, all streets shall be dedicated to public use. old Arterial streets, in all cases, shall be dedicated to public use. All public streets shall be completely improved to the full width of the right-of-way. All street improvements shall be extended to the boundaries of the subdivision or development. MIMM M., M71"AM, a. The arrangement of streets shall either: (1) Provide for the continuation of existing streets in surrounding area; or (2) Conform to a plan for the adjacent area adapted to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets IIRXE .Jy impracticable. b. Local streets shall be so designed to discourage through traffic. c. Where a parcel abuts or contains an existing arterial or collector street, as shown on the Comprehensive Plan or Officl'al Map, the Village may require frontage roads, double frontage lotswith screen �lanting contained i m p a nonaccess, reservation at least ten feet (10) wide along the rear property fine, or such othertreatment, as may be necessary for adequate protection of residential properties and to separate through and local traffic. d,. 'When, any parcel or part ofa parcel Iis adjacent to only one side of an existing right-of-wa 11 which i's less than the width required by this Chapter or the Official Map, theappileant sh dedicateadditional right-of—way to rneet the specifications of t,his Article. e. Half streets are not permitted. f. Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall be extended to the boundary line of the tract to 'make provision for the future projection of streets into adjacent areas, TABLE IV -1 MEUWM STANDARDS FOR STREET DESIGN Rolled Pavement width' To Street Radius of _.. ;le&F Right of Edge of Width to Horizontal Maximum Minimum Mw&ffi, Street Way Width Pavement Back of Curb Curves Gradient Gradient 0000"W ............. WON* Major Arterial or Section Line 100 feet 48 feet 51 feet 400 feet 5% 0.6% 609 feet Collector, Commercial and Industrial 80 feet 38 feet 41 feet 400 feet 5% 0.6% 49g..fftf Local including 31 cul-de-sac 66 feet 28 feet 49 feet* 200 feet 7% W 0.6% 389- Rolled curbs may be permitted on cul-de-sac bulbs. -34- 2. Ngbtuf-Way Wid1hal., All public streets shall be designed and developed in accordance with the standards set forth in this Section'. Table IV-1, Nfinimum Standards for Street Design. 3. ntersgg_Lignj,.and._Qff, a. Streets shall intersect at ninety (90) degrees whenever possible. No two streets shall intersect at an angle of less than seventy-five (75) degrees. An oblique street should be curved approaching an intersection and should be at right angles for a minimum of one hundred (100) feet ther-e"ni. b. No more than two (2) streets shall intersect at any one point. C. Proposed intersections along one side of an existing street shall, whenever practicable, coincide with any e intersections on the opposite side of such street. Street or driveway jogs with center-fine offsets of less than one hundred fifty (150) feet shall not be permitted, except where the intersected street or driveway has separate dual drives without median breaks at either intersection. d. Intersections shall have a minimum curb radius of twenty five (25) feel for minor streets, thirty (30) feet for collector streets, and forty (40) feet for arterials. e. Intersections of driveways with arterials may require the installation of acceleration/deceleration lanes along the arterial to provide for vehicular safety upon entering or exiting the arterial. 4. Frontam2ga a. Frontage roads may be required to provide access to adjacent land and adequate vehicular safety when property to be developed is adjacent to an arterial. Whenever a frontage road is to be dedicated to public use, it shall conform with the requirements of this Article regarding right-of-way and improvement specifications. b. Frontage roads shall be approximately parallel to the arterial. c. Where possible, a minimum distance of seven hundred fifty (750) feet shall be required between points of ingress and egress to the arterial. 5. Cul'de Cul-de-sacs may be permitted in subdivisions where land availability, site planning, or traffic control purposes determine a through street is notA$:A1P1'1;OQ1 a. The maximum length of a cul-de-sac shall be five hundred (500) feet as measured from its origin with the right-of-way of the intersecting street through the center point of the bulb -ad. fe.-the-end, ef thle, IRM b. The bulb of a cul-de-sac shall have a minimum right-of-way of one hundred twenty (120) feet in diameter or, if offset, one hundred and ten (I 10),feet in diameter. c. The bulb of a cul-de-sac shall have a minimum pavement diameter of one hundred (100) feet. I e. A maximum of five (5) lots shall have frontage on the bulb of a cul-de-sac. 6. Slal'e OLCaunty A , rv Any construction within or changes to rights-of-way under the jurisdiction of the State of Illinois or Cook County shall require the approval of at 4 that jurisdiction in addition to Village approval before any construction is allowed to begin. 7IMLN . W M a. Streets that are extensions of, or in alignment with, existing streets shall bear the name of the existing street. b. The developer shall place street signs at the meter"onof any two streets to *Identify all streets. Sips and les shall be of a type, dimension, color, and height as required by the Director of Public Works. 8.P 1# avep2entDes and SRg&1ficat'!2n5 a. General. The arrangement, character, extent, width, grade and location of all streets to be dedicated to the public, all parking lots and all private streets shall be compatible and complimentary to existing and planned streets, to reasonablecirculation of traffic Within any development and ,joining lands, to topographicalconditions, to runoff of storm water, to public convenience andsafety, and in their relations to the proposed uses, of the area to be served. All traffic intersections and confluences must encourage safe and efficient traffic flow. b. Design Reference. All pavements shall be designed in accordance with one or more of the following references as they apply: (1) anual fbr Stm=r , n C em, 'P 4 41. Desie , Portl4nd --tnt I'll Cgncrete Tavement., Illinois Department of Transportation, latest edition. (2) , _M, 4-n- pu a Ig f I n s I 'ral 'I n Bitum Gus' 1pjgj, on f qrjhg St�ctu Des g of !n Pavementl-,p r .n ft1gog Inv.Qlvin&,AMJAnd F,&S Funds,, Illinois Department of Transportation, latest edition-. (3) Design MIflual, Illinois Department of Transportation, latest edition (4) The Village of Mount Prospect Development Code. c. Pavement Design. a (1) All pavement shall be designed in accordance With the previously referenced specifications and, manuals., The, design thickness shall bedependent on the soil support value - 111miois'Beaning Ratio (IBR) - and the projected traffic factor, however, in no case shall the structural numbers be less than those shown in Table IV -2- A copy of all design assumptions and computations shall be submitted to the Director of Public Works for review and approval. Major Arterial Collector Streets Within Residential Districts Collector Streets in All Other Districts Cul -De -Sacs and Local Streets Within Residential Districts Cul -De -Sacs and Local Streets in All Other Districts 3.00 4.00 2.50 3.50 3.0 3.0. 3.o 3.0 3.0 (2) All subgrade material shall have a minimum IBR of 3.0. The soil support IBR values selected for use by the design engineer shall represent a nuinimum value for the soil to be used. Copies of the test for MR values for each material used shall be submitted to the Director of Public Works. (3) Allowable pavement construction material., strength requirements, and Minimum thickness requirements shall be as indicated in Table IV -3. -37- 0 ALLDWARL VEMENT C.QNSTSUC" UCURAL MAIMRIA FHTCKN ESS -�MASI Pill III PS 'S Bitumi'maus $uAmo Class 1- Surface 170700 Class, I - ]Bm*d:er 1700 2" I Dj= 'c ,r. Aggregate, Type B Uncrushed 5© 12" Crushed (100%) 80 1011 Aggregate, Type A 80 1010 Waterbo'und Macadam 110 1011 Cement Aggregate I 650** 710 Bituminous Aggregate Nfi=re 900-1900 6" Bituminous Macture, Class 1 17006" Portland Cement L3500*** Concrete (New) 6" Marshall Stability 7 - Day Design Compressive Strength 28 - Day Design Compressive Strength MEN d. Grades. Minimum gradient on streets shall be six -tenths percent (0.6%). Maximum gradients on streets shall be: (a) Minor Streets - Seven peircent (7%) (b) All other Streets - Five percent (5%) e. Vertical Curves Vertical curves shall be constructed at all changes in street gradient except at summits and two points where the algebraic difference in gradients is less than one and one-half percent (I 1/2%). At the summits or low points with gradient differences one and one-half percent (I 1/2�/o) and at all other locations of gradient changes up to one and one-half percent (1 1/2%) a one hundred foot (100) vertical curve shall be constructed. For each additional one percent (1.0%) difference in gradient over one and one-half percent (1 1/2%) a fifty foot (50') increment shall be added to the length of the vertical curve. f. Horizontal Curves Horizontal curves may be permitted. The minimum radius for horizontal curves shall be 200' for minor streets and 400' for all other streets. Minimum 100' tangents shall be introduced between reverse curves on all streets. g. Curb and Gutter (1) Combination curb and gutter type B6:12 shall be constructed on both sides of all streets except that in tum -a -rounds of residential cul-de-sacs a mountable curb and gutter type M4:12 may be allowed. Depressed curbs shall be provided at all driveways. Intersection sidewalk crossings shall be ramped for the handicapped. (2) Two (2) number 4 (#4) reinforcing bars shall be placed continuously between expansion joints. Expansion joints shall be doweled and spaced at no more than sixty (60) feet on center and at tangent points of all radii. Control joints shall be provided at fifteen (15) feet on center and shall consist of a saw cut minimum of one and one half (1 1/2) inches deep. h. Pavement Construction (1) All pavements shall be constructed in accordance with (a) Standard Specifications for Road and Bridge Construction, Illinois Department of Transportation, latest edition; (b) The Village of Mount Prospect Development Code. (2) At least one standard Proctor Density Test performed in accordance with AASHTO SKM T99, shall be taken on each type of material used for embankment or encountered in the subgrade. (3) Density tests performed by a qualified soils engineer in accordance with AASHTO T191 or by other methods ipproved by the Director of Public Works shall be done at a maximum 50 foot spacing. Embankments and subgrade shall be compacted to not less than 95% of the standard laboratory density. Copies of all density tests results shall be submitted to the Director of Public Works. (4) Upon completion of the compaction of the embankment and subgrade a roll test with a fiffly loaded single rear axle six -wheel truck shall be done at the direction of the Director of Public Works prior to placing any type of curb and gutter or base material. (5) A density test on base course and surface course materials shall be performed by an approved soils and materials consultant. The density test shall be taken at maximum 100 foot spacings. Copies of all density test results shall be submitted to the Director of Public Works. Upon completion of the compaction of the base course a roll test with a full loaded single rear axle six -wheel truck shall be done at the direction of the Director of Public Works. (6) Class I Binder Course shall be constructed upon.-ep f; ;,&—el 4Y f f the Director of Public Works has approved the base course construction. (7) Construction of the Class I Surface Course shall be delayed for one winter season after construction of the Binder Course. i. Materials Testing. All materials shall meet the requirements of the Standard Specifications for Road and Bridge Construction, Illinois Department of Transportation, latest edition. Concurrent with the construction of any pavement the developer shall furnish the Director of Public Works with copies of the certificates of testing from the Illinois Department of Transportation Bureau of Materials or an approved testing laboratory. j. Driveway Approaches (1) Driveway approaches for single family residential buildings shall be a minimum of nine (9) feet in width for one car driveways and M tWed h ...... . .... ... ........ . . ... K, shall be three 3) � , r..a " r .,;Q.'l., "5 ',''9ir,.y feet wi w er at the curb, w and (2) Driveway approaches for single family residential buildings shall be constructed of (a) Minimum six (6) inch concrete with a minimum fieffW""""6"" (4� inch compacted C.' aggregate base course, or .40- (b) Minimum two (2) inch Class I Bituminous Surface with a minimum eight (8) inch compacted Aggregate Base Course. (3) Multi -family, commercial and industrial driveway approaches shall have a width equal to the approved driveway width at the property line. The driveway approach shall have a minimum fifteen (15) foot radius return at the street. (4) Driveway approaches for multi -family, commercial and industrial buildings shall be constructed of (a) Minimum six (6) inch concrete with a minimum four (4) inch compacted gravel aggregate base course; or (b) Minimum one (1) inch bituminous surface and one and one-half (1 1/2) inch bituminous binder with either a minimum twelve (12) inch aggregate base course or a minimum six (6) inch BAM base course. I 9. Sjdewalk,5, a. General. Sidewalks shall be provided within all developments. Sidewalks shall be constructed along both sides of all streets and shall be five (5) feet in wi, Nu Sid be S Iii", 'i"' i ewalks S' as •, line. rig, t -of way one (11) foo,�onathe fated it n the Ic Lei Eel 6T%T_ 11=0 1, (1) Sidewalks shall conform to the requirements of Section 624. Portland Cement Concrete Sidewalk,- Standard Specifications for Road and Bridge Construction; Illinois Department of Transportation, latest edition, and the Village of Mount Prospect Development Code. (2) Sidewalks shall be a minimum of five (5) inches thick, except at driveways where the thickness shall be a minimum of six (6) inches. (3) Three (3) number five (5) reinforcing bars ten (10) feet long shall be placed in the sidewalk at all trench crossing locations. -41- (4) Construction joints shall be placed at five (5) foot spacings. (5) Sidewalks shall be placed on a two (2) inch weIl.compacted*mdC,,A ' base course. Whenever constructed within the village, bike paths shall conform to the following standards: a. Bike paths shall be eight (8) feet in width to provide for two-way traffic. b. The minimum construction of any bike path shall consist of a six (6) inch type B aggregate base coursel4�',',"",�I.",,P,,".",!A�,�,, M&I", r,'PPa W s with K6X'XXkX&XI' 40 fi bitununoussu a two (2) ,c',,, rface"course. c. Bike Paft shall have removable posts placed at all locations necessary to prevent vehicular traffic from entering the paths. d. Construction of any bike path shall conform to the Standard Specifications for Road and Bridge Construction, Illinois Department of Transportation, latest edition and this Article. V NO# -42- lig B. * a,e,—ImRrQv private property in a subdivision or development 13V I All construction on shall conform to the requirements stated herein. No private improvements may be considered for future acceptance by the Village unless constructed in accordance with Section 16.403.A. Public Right -of -Way. 1. Parking-,UtS a. All parking lots shall be designed in conformance with: (1) Transportation and Traffic Engineering Handbook - Institute of Transportation Engineers, latest edition. (2) The Zoning Ordinance, Village of Mount Prospect. (3) This Development Code. b. Parking areas shall be designed and constructed in accordance with Section 16.403.A.8. of this Development Code except as follows: (1) Minimum structural number shall be 2.0 for parking stalls areas and a minimum structural number of 2.5 for aisles and firelanes; (2) Minimum thickness of aggregate base courses shall be eight (8) inches; (3) Minimum thickness of bituminous surface course shall be two (2) inches. c. Combination concrete curb and gutter type B 6:12 or concrete barrier curb Type B shall be constructed around the perimeter of all parking lots and around all islands within parking lots. d. * Striping of the pavement surface to define each parking stall is required and shall be a rnirmum of four (4) inches wide for the length of the stall. All areas designated as fire lanes and/or "No Parking" shall be painted with yellow stripes. e. Any location within parking lots, intended for storage of trash containers, shall be constructed of concrete rather than bituminous surface and shall be enclosed with an approved screen or enclosure. 2. Driveways -43- a. DesV. All driveway designs shall be consistent with the projected trafflic volume, type of traffic, and type ofroadway, and shall be subject to the review and approval of the'Village, All driveways shall meet the minimum standards of the Zonting Ordinance and this Chapter. X* ,Driveway design shall be based upon a W-Wali, of twelve (12) feet perlane. Any dri'veway designed, for three (3) or morelanes, shall sniped or divided, as approved by the Village. b. Distance and Number. Driveway access to arterials shall be kept to a minimum. Whenever possible adjacent uses shall share common driveway access to arterials. The minimum distance between driveways on arterials shall be three hundred (300) feet, unless otherwise pemuitted upon review by the Director of Planning, Public Works c. Construction. Driveways within a site shall be constructed to parking lot specifications at 0 a minimum. Driveways with high volume of truck traffic shall increase the structural strength of the pavement. 3.Pr'vatg S 11, All streets which serve as access or frontage to subdivided lots shall be I _ Ireq _, d,edicated to the public unless specific approval is granted by the Village Board. When any 0 rivate streets are constructed the follo ng shall apply: P wl a. Design. Private streets shall conform to the requirements for public streets as stated in Section 16.403.A.1. and 3. regarding General Layout and Design and Intersections and Offsets. b. Construction. Private streets shall conform to the requirements for public streets as stated in Section 16.403.A.8. regarding pavement design and specifications. 4.w_ "Ik Sidewalks should be constructed where pedestrian and vehicular traffic may conflict on private streets and where necessary to provide access from parking areas to buildings. Sidewalks shall have a minimum clear width of four (4) feet for areas of light pedestrian traffic and eighm feet for high traffic areas. 5. Bikg Pllh&, Whenever constructed, bike paths shall comply with the requirements stated in Section 16.403.A.10, Bike Paths for Public Right -Of -Way. 6. E-a-sementa. Easements shall be required for any development in order to provide for placement of public utilities, protection of residential uses, continuity of waterways, and pedestrian access. Easements shall be located whenever necessary to ensure these objectives and shall be subject to the use, design, and location conditions stated in Section 16.403.0.4.1. Easements of this Article. Z 030% Wi eff"t, —Li 2: *ova 91.,jq'J'J Lp 0,144pp.J 51111 L *06A44144 ]W%O FA"WAVU, TIVI OF A40110 nt-jftMerial,94411 ewe -Withi 1W TV Ag &60 Q`aLt L I at. *J45AX116 r.L* lia taft e, Oaf, M&A'a Wet We FA: -0 00 kA A %" A 15 A160 NJZMH - 44 - The length, width, and shape of blocks shall be determined by the proposed uses, the zoning requirements of the Village, topography, and convenient access, circulation, control and safety of vehicular and pedestrian traffic. a. The maximum length of a block in a residential subdivision shall not exceed one thousand five hundred (1500) feet. b. The width of any block shall be sufficient for two tiers of lots unless such block abuts an arterial, water course, railroad right-of-way, shopping center, or major public facility. c. Pedestrian crosswalks may be required, in a minimum ten (10) foot easement, through the center of blocks which exceed eight hundred (800) feet in length where necessary to provide access to arterials, shopping centers, or public facilities. 2. Lots. The size, width, depth, and shape of lots shall be appropriate for the location and type of development and use proposed and shall conform to the regulations set forth in the Zoning Ordinance and this Chapter. a. Through lots shall be avoided except where essential to provide separation of residential development from major arterial streets. Access to the arterial from single family residential lots shall be prohibited by deed restriction and a no -access easement. A planting screen with a minimum height of four (4) feet shall be provided along all lot lines abutting the major arterial. b. Whenever possible, on all comer lots abutting an arterial, access shall be prohibited to the arterial. c. Lots abutting a water course, drainage way, channel or stream shall have a minimum width or depth required to provide an adequate building site. d. All lots shall have frontage on a public street. e. The minimum depth of any residential lot hereafter created shall be one hundred twenty (120) feet and two hundred (200) feet for commercial and industrial lots. Any residential lot which backs to an arterial, railroad right-of-way, or shopping center shall have an additional twenty (20) feet in depth to accommodate the required no -access screen planting at the rear - 45 - of the lot. f. The depth to width ratio shall not exceed two and one-half (2 1/2) to one (1) for all lots. 0 g. Side lot lines shall be substantially perpendicular to the 'right-of-way; however, lots on a cul-de-sac shall have side lot lines radial to the center of the cul-de-sac. 10 3. a. L Required setbacks, shall be indicated on all plats of subdivision in accordance J g Ordinance. with the VA821-101 Ag%S='mr_ LI't Ad.0 0318%�*'fm t-11"JA aim ap*Lcial; imin 46a WA %"A _Llurg.7., 001 0*8 AM, *7WV'LF%&V" WAA VLANO ZFAIJIW WWI W%f& *7LVAV 4'a WaAl. 4. Egsgments a. There shall be a dedicated easement with a minimum width of twenty (20) feet at the rear of a lots,, or ten, ('10) feet centered on adjacent rear tot lines, and where necessary along, side lot lines to provide continuity for public utilities and/or drainage. In addition, due provision shall'be made for extension ofeasement,sto adjacent property. b. All utility easements shall be approved by the public utility cop les, Cable Television franchises, and munlicipality and shall be so indicated on any final plat. c. Easements for pedestrian access shall be a minimum of ten (10) feet in width. d. Where a subdivision is traversed by a water course, drainage way, channel or stream a storm water or drainage easement shall be provided, conforming to the lines of such water course and such additional width as necessary for access and maintenance as required by the Director of Public Works. e. No building, structure, or other obstruction shall be constructed upon any easement Section 16.404. knj"taQL.S&wer.Sy Except as otherwise provided 0 residential, % em, herein, no resi commercial or industrial subdi'vision, or development shall be approved unless it is served by sanitarysewers connected to the Village's sewersystem. A. General, In the case of any buildings, residential,, commercial or industrial, constructed prior to the adoption of this ordinance and served by a septic system, the following shall apply: 1. Any building located within the Village, the property line of which building is located within two hundred feet (200') of a sanitary sewer main line, shall have its sanitary sewer facilities NETOM connected to the said sanitary sewer main line. Any parcel and/or building located outside the Village shall be required to annex into the Village prior to connecting onto the Village sewer system, and any and all expenses incurred to extend said sewer system would be totally at the owner's expense. 2. Before commencing the sewer layout, the developer shall confer with the Village to determine the required size and grades for any trunk sewers traversing the subdivision to fit the Village's It C% r% avallable capacities of off-slite downstream existing facii'lities to thery interceptor together vnith, the estimated n crement of flow caused by the subdivision or development, Construction required, to accommodate said increment shall be submitted as part of En 91ineering Plans. Sanitary sewers shall be extended to the edge of the development along public rights -of -ways and at other points indicated by the Publie wefks Director 3. All sanitary sewers shall be constructed within public rights-of-way or within easements dedicated for public utilities. I . Sewer Mains. Sewer mains shall be designed according to the "Illinois Manual of Procedures for the Administration of the Sewer Permit Ordinance" and this Development Code. a. Design flows for all residential developments shall be based upon full development of the service area within the population served, estimated as follows: (1) Type of Dwelling Unit Number of Persons Studio I I Bedroom 2 2 Bedroom 3 3 Bedroom 4 4 Bedroom 5 (2) The maximum daily per capita design flow shall be calculated using the formula: 0-500 (P) 1/5 Where Q* = maximum design flow, gpcpd P = population served, in thousands *Not to exceed 400 gpcpd or be less than 250 gpcpd (3) For undeveloped residential areas where the details of future developments are not -47- known, design population per acre may be estimated b the Village Engineer. 0 1 y b. Design flows for non-residential developments shall be based on full development of service area with the maximum daily per capita design flow calculated as follows: ,a TABLE IV - 4 DESIGN FLOWS Maximum Domestic Flow for Sewer Type of Establishment Unit Average Flow in Design in Gals/ Gals/da/unit d t* Shopping Center Employee (I shift) 50 200 Retail Store Employee ( I shift) 30 120 Office Person (I Shift) 25 100 Industrial Person (I Shift) 35 140 Restaurant Meal Served 7 30 Theater Per Seat 5 20 Hotel Per Guest 100 400 *Quantities, are exclusive of process water requirements which must be estimated and added. For non-residential developments where the details of the development are not established, domestic j design flows may be estimated by the Village Engineer. Such ow est shall not refievethe owner or developer of the responsibility of,providing adequate saraitary sewer capacity to, meetany and affiture requirements wit hin'the development. 3. Sgw &[QCjthznlw a. Sanitary gravity sewers shall be designed to provide design flow capacity, without surcharging, using Manning's formula: Q = A x 1.486 x R2/3 x S1/2 . n - 48 - Where Q = design flow in units of cubic feet per second A = area in units of square feet R = hydraulic radius in units of feet S = slope in units of feet per foot n = roughness c7befficient, in dimensionless units, = 0.013 b. Design mean velocity, flowing full, shall not be less than two (2) feet per second or greater than ten (10) feet per second. c. Sewers which will flow less than one-half (1/2) full at design maximum flow shall have a slope to provide a velocity not less than two (2) feet per second at the design maximum flow. d. Design, flow shall, include, total allowable infiltration at py point based on4we4""' hundred (21 0) gallons per day per inch, diameter per mile of sewer pipe. , 4. nimuM5&wilze. gr S* a. Minimum sanitary sewer size shall be 8 -inch diameter. b. Minimum building sanitary service sewer size shall be 6 -inch diameter. 5. &Znmg t. Sewer shall be laid straight in both horizontal and vertical planes between manholes, unless otherwise approved by the f Public Works Director",,i# 6. Sewer Sq:g�hamg s. Sanitary sewer of different diameter shall join only at manholes. The -- _e invert elevations shall be adjusted to maintain a uniform energy gradient by matching the 0.8 depth points of different diameters. 7. Sanitary Sewer Manholes. Manholes shall be provided at the following: a. Manhole Locations. Manholes shall be provided at the following: (1) Termination of existing and future lines (2) Changes in direction, horizontal or vertical (3) Changes in shape or pipe size (4) Junctions with other sewers (5) Access spacing shall be: Sewer Pipe Size Maximum Interval (in inches) (in feet) 8 - 24" 400 -49- 27" & larger 505 b. Drop Manholes. Drop manholes shall be provided for manholes with any pipe having, a *_1 difference in invert elevation more than twenty-four (24) inches above the invert of the sewer leaving the manholes. 0 c. Manhole Diameters. (1) Manholes for sanitary sewers twenty-four inches (24") or less in diameter shall have a minimum inside diameter of forty-eight (48) inches. (2) Manholes for sanitary sewers twenty-seven (27) inches or larger in diameter shall have a minimum inside diameter of sixty (60) inches. 8. Lift, Stations. Whenever possible, sanitary sewerage facilities shall be designed so as to avoid the necessity of providing lift stations. a. If a lift station is part of the engineering design, it shall be shown in plan elevation. Specifications for said lift station shall be submitted with engineering plans. Lift stations shall be of the dry well or wet well type, and shall conform in all respects to the standards established by the State of Illinois, Environmental Protection Agency and f7, b. A separate source of power shall be furnished to each sewerage lift station. This shall be from another electrical source provided by a separately powered engine. Engine, enclosure and mounting shall be subject to approval by theD ubfic Works -Bim„ An alarm shall be installed to the Village master panel to identifyfailure at the lift station. C. Alkm&g Mat 1. &3M F=, a. Extra Strength Vitrified Clay Pipe (ESVCP) - conforming to the requirements of A.S.T.M. C-700. b. Extra Strength Concrete Sewer Pipe (ESCSP) - conforrning to the requirements of A.S.T.M. C-76. c. Ductile Iron Main -conforming to the requirements of A.S.T.M. A-746. d. Thick Walled PVC Pipe - shall conform to the requirements of A.S.T.M. D-2241 or D-3 03 4, OR 3 5. y f'tJ , F',:9*4,4m4Lp A 16JULAILAA1 J, .50- - I 12i A.JF94J1611VL 16J&wsaief GM,e e. Truss Pipe - shall conform to the requirements of A.S. T.M. D-2680 for 8" and larger and A.S.T.M. D-2751 for 6". 2. Force Main a. Ductile Iron Pipe - conforming to A.W.W.A. Specification C-151 - Class 441,'0", b. P.V.C. Pipe -conforming to A.W.W.A. Specification C-900 SDR -18. 3. "lot hintg a. Vitrified clay pipe A.S.T.M. 0-425 with P.V.0 bell, A-S.T.M. D-1784. b. Reinforced concrete pipe - A.S.T.M. C-443. c. Ductile iron pipe - A.N.S.I. A-21.11 (A.W.W.A. C-111). d. P.V.C. Thick Walled Pipe - A.S.T.M. D-3212 and F-477. e. A.B.S. composite pipe - Type O.R., A. S.T.M. D-2680. 4. Pi2e �f * Qr,,,Amgv_ng,,..Qr Tunneling, a. Steel Sleeves - shall be 3/8" thick, of the diameter specified, with a continuous, circular 1/2" bead weld and shall meet the requirements of A.S.T.M. A-120. b. Concrete Sleeves (alternate) - if selected in place of the steel sleeves specified above, shall be reinforced concrete pipe, tongue and groove type, conforming to the requirements of A.S.T.M. C-76-57, Table IV - Class designation 3,000 D. 5. Mph oles a. Precast reinforced concrete - A.S.T.M. 0-478 and A.S.T.M. 0-443. b. Adjustment: No more than three (3) precast concrete adjusting rings with a twelve (12) inch maximum height adjustment. c. Pipe and Frame Seals: All pipe connection openings shall be precast with resilient rubber, water tight, pipe to manhole sleeves. d. Bottom Sections: All bottom sections shall be monolithically precast including bases and invert flowlines. 99E