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HomeMy WebLinkAboutOrd 3513 04/16/1985 RDINANCE NO. 3513 AN ORDINANCE AMENDING CHAPTER 16 ENTITLED DEVELOPMENT CODE OF THE VILIzAGE CODE OF MOUNT PROSPECT IN ITS ENTIRETY WHEREAS, the Plan Commission of the Village of Mount Prospect, Cook County, Iltinois~..has reviewed the proposed amendments to Chapter 16, Development Code, of the Village Code of Mount Prospect; and WHEREAS, the Plan Commission has forwarded its recommendations relative to amendments to ChaPter 16, Development Code, to the Village Board, which recommendations have been considered at a regular meeting of the Village Board, meeting as a Committee of the Whole; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have determined the best interests of the Village of Mount Prospect will be attained by the adoptioh of the recommendations. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS~ SECTION ONE: That ChaPter 16 entitled "Development Code" of the Village Code of Mount Prospect is herebyl amended in its entirety by substituting therefor a new Chapter 16 which shall be and read as follows: 4/10/85 DEVELOPMENT CODE Article I~ Purpose, Scope and Enforcement Section 16.101. Section 16.102. Section 16.103. Section 16.104. Section 16.105. Section 16.106. section 16.107. Section 16.108. Section 16.109. Section 16.110. Section 16.111. Section 16.112. Title Purpose Interpretation, Conflict Enforcement, Penalties for Violation Effect on Existing Building Permits and Zoning Certificates Scope of Development Regulations Scope of Subdivision Regulations Prohibition of Sale Permits and Certificates of Occupancy Recording Modifications Severability Article II. Definitions Article III. Procedures Section 16.301. Section 16.302. section 16.303. Section 16.304. Section 16.305. Section 16.306. Pre-application Conference Development Plan A. Content B. Standards for Review C. Review and Approval Preliminary Plat of Subdivision: A. Content B. Standards for Review C. Review and Approval Final Plat of Subdivision A. Content B. Guarantees C. Standards for Review D. Review and Approval E. Recording Condominium Plat Procedure Appeals from Decisions on Development Plans Article IV. Construction, Design and Installation Standards for Improvements Improvements Summary Grading, Erosion, Sedimentation and Control Section 16.401. Section 16.402. Dust Section 16.407. Section 16.408. Section 16.409. Section 16.410. Section 16..~11___~. Street Lighting Improvements A. General B. Specifications C. Street Light Locations D. Light Pole Requirements E. Luminaires and Lamps F. Wire/Cable Requirements Landscaping A. Public Bo Private C. Completion and Inspection Bench Marks and Markers A. Benchmarks B. Monuments Repair and Replacement of Improvements Upon Resubdivision Maintenance of Required Improvements Article V. Improvement Approval and Acceptance Pro~c_ed~u~es Section 16.501. Section 16.502. Section 16.503. Section 16.504. Section 16.505. Approval of Design Improvements A. Required Drawings and Documentation B. Pre-construction Meeting Inspection Procedures A. Inspections B. Procedures C.~ Final Inspection Certification by Public Works Director As-Built Plans Acceptance of Improvements by Village Article VI. Permit Fees, Subdivision Improvement Escrow Monies, Guarantees and Land Permits Security~ Development Section 16.601. Section 16.602. Section 16.603. Section 16.604. Section 16.605. Section 16.606. Section 16.607. Subdivision Plat and Development Plan Review Fees Land Development Permit Fee Curb Cut Permit Fee TV Inspections of Sewers Street Opening Permit Fee Public Improvement Guarantees A. Improvement Completion Guarantee B. Maintenance Guarantee C. Construction Nuisance Abatement Guarantee Private Improvement Guarantees ARTICLE I PURPOSE, SCOPE AND ENFORCEMENT Section 16.101. Title. This Chapter shall be known and "The Development Code ~f the village of Mount Prospect." cited as Section 16.102. Purpose. This Chapter regulating the sub- division of land and the overall development of property is hereby made a part Of the requirements for the development of all property contained in the Official Map of the Village of Mount Prospect and Environs, Cook County, Illinois. It is intended to provide for the harmonious development and redevelopment of the Village of Mount Prospect and its contiguous areas; for the coordination of streets within new subdivisions with other existing or planned streets; for the dedication and acceptance of land required for public uses; for the preparation of subdivision plats and the procedure for their submittal and recording in and about the Village of Mount Prospect, Illinois in accordance with the authority vested in the municipality under the provisions of the "Revised Cities and Villages Act" of the State of Illinois. Section 16.103. Interpretation, Conflict. In their interpre- tation and application, the provisions of this Chapter shall be held to be the minimum requirements for the promotion of the public health, safety and welfare. ae Except as specified hereinafter, these regulations are not intended to interfere with, abrogate or annul any other regulation, covenant or restriction relating to the sub- division or development of land. Whenever this Chapter imposes requirements or specifications different from those imposed by any other regulation, covenant, standard, reference or restriction, whichever imposes more restrictive or higher standards shall apply. Section 16.104. Enforcement~ Penalties for Violation. Enforcement. The Director of Community Development shall the enforcing officer of this Chapter, except for those portions designated for enforcement by the Director of Public Works. B. Violation and Penalties. 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 sh~ll 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. B® Ce 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 hundred (500) square feet. five 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. 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. Any development of any parcel of land involving the con- struction of any public or private school, library, hospital or church, or any place of public assembly. Section 16.107. Scope of Subdivision Regulations. No person shall subdivide or resubdivide any parcel of land, located within the corporate limits of the Village, or within one and one-half (1 1/2) miles of said corporate limits but not within the corporate limits of any other municipality nor within the jurisdiction of another municipality acting pursuant to the Illinois Revised Statutes; unless a subdivision plat has been reviewed by the Plan Commission, the recommendation of the Plan Commission has been 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; provided that the following shall be exempt from this Chapter. A The division of land into parcels each 9rearer than five (5) acres in size and which does not involve any new streets or easements of access. Be The division of a lot of less than one acre in a recorded subdivision which does not involve any new street or easement of access or any required public improvement, provided that the division complies with the regulations of the Zoning Ordinance. Ce The sale or exchange of parcels of land between owners of contiguous and adjoining land. De The conveyance use as a right facility which of access. of parcels of land or interests therein for of way for railways or other public utility does not involve any new streets or easements - 3 De prevent completion of all improvements, a cash escrow payment equal to the amount 0f all incompleted 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. Th filing of this cash escrow and written guarantee shall allow for the issuance of a Tempo- rary Certificate of Occupancy, and in no other instance. Ail public improvements within a subdivision shall be completed within two (2) years of construction beginning or when seventy five (75) percent of the lots in the sub- division are completed; whichever occurs' first unless otherwise provided for in this Chapter. Section 16.110. Recording. No plat of subdivision shall be recorded in the office of the Recorder of Deeds of Cook County, Illinois, or in the office of the Registrar of Titles of Cook County, Illinois, or have any validity, until it shall have been approved in the manner prescribed by this Chapter. Section 16.111. Modifications. Upon finding that severe hardship, caused by conditions uniquely attributable to the land under consideration, would be imposed upon an applicant by compliance with these regulations and upon a finding that there are alternate feasible means of fulfilling the purpose and spirit of the regulations to protect the public health, safety and welfare, the Plan Commission may recommend, and the President and Board of Trustees may grant modifications from the regulations of this Chapter. Section 16,112. Severability. If any part or parts of this Chapter shall be held to be unconstitutional, such unconstitu- tionality 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 un- constitutional. 4/10/85 Article DEVELOPMENT CODE I. Purpose, Scope and Enforcement Section 16.101. Section 16.102. Section 16.103. Section 16.104. Section 16.105. Section 16.106. Section 16.107. Section 16.108. Section 16.109. Section 16.110. Section 16.111. Section 16.112. Title Purpose Interpretation, Conflict Enforcement, Penalties for Violation Effect on Existing Building Permits and Zoning Certificates Scope of Development Regulations Scope of Subdivision Regulations Prohibition of Sale Permits and Certificates of Occupancy Recording Modifications Severability Article II. Definitions Article III. Procedures Section 16.301. Section 16.302. Section 16.303. Section 16.304. Section 16.305. Section 16.306. Pre-application Conference Development Plan A. Content B. Standards for Review C. Review and Approval Preliminary Plat of Subdivision: A. Content B. Standards for Review C. Review and Approval Final Plat of Subdivision A. Content B. Guarantees C. Standards for Review D. Review and Approval E. Recording Condominium Plat Procedure Appeals from Decisions on Development Plans Article IV. Construction, Design and Installation Standards for Improvements Section 16.401. Section 16.402. Improvements Summary Grading, Erosion, Sedimentation and Dust Control Section 1.6.403. Section 16.404.. Section 16.405. Section 16.406. Right-of Way, Development and Subdivision Standards A. Public Right-of-Way 1 General Street Layout and Design 2 Right-of-Way Widths 3 Intersections and Offsets 4 Frontage Roads 5 Cul-de-sacs 6 State or County Approvals 7 Street Names 8 Pavement Design and Specifications 9 Sidewalks 10 Bike Paths B. Private Improvements 1. Parking Lots 2 Driveways 3 Private Streets 4 Sidewalks 5 Bike Paths 6 Easements 7 Sight Triangle C. Subdivision Standards 1. Blocks 2. Lots 3. Setback Lines 4. Easements Sanitary Sewer Systems A. General B. Design C. Allowable Materials D. Construction Requirements E. Inspection and Testing F. Sanitary Sewer Services Records - As-Built Drawings Ownership of Sanitary Sewer System Storm Sewers and Drainage A. General B. Design C. Allowable Materials D. Construction E. Inspection and Testing F. .Detention Water Distribution System B. C. D. E. F. Go H. I. General Specifications Design Allowable Materials Construction Pressure Test Preliminary Flushing Disinfection Final Flushing and Testing Section 16.407. Section 16.408. Section 16.409. Section 16.410. Section 16.411. Street Lighting A. B. C. D. E. F. Improvements General Specifications Street Light Locations Light Pole Requirements Luminaires and Lamps Wire/Cable Requirements Landscaping Ao Public Bo Private C. Completion and Inspection Bench Marks and Markers A. Benchmarks B. Monuments Repair and Replacement of Improvements Upon Resubdivision Maintenance of Required Improvements Article V. Improvement Approval and Acceptance Procedures Section 16.501. Section 16.502.. Section 16.503. Section 16.504. Section 16.505. Approval of Design Improvements A. Required Drawings and Documentation B. Pre-construction Meeting Inspection Procedures A. Inspections B. Procedures C.~ Final Inspection Certification by Public Works Director As-Built Plans Acceptance of Improvements by Village Article VI. permit Fees, Subdivision Improvement Securi_ty,. Escrow Monies, Guarantees and Land Development Permits Section 16.601. Section 16.602. Section 16.603. Section 16.604. Section 16.605. Section 16.606. Section 16.607. Subdivision Plat and Development Plan Review Fees Land Development Permit Fee Curb Cut Permit Fee TV Inspections of Sewers Street Opening Permit Fee Public Improvement Guarantees A. Improvement Completion Guarantee B. Maintenance Guarantee C. Construction Nuisance Abatement Guarantee Private Improvement Guarantees Section 16.608. Section 16.609. Section 16.610. Connection Fees A. Water Connection Fees B. Sewer Connection Fees C. Payment D. Liability Recapture Agreements village Donation A. Donation Calculation B. Payment Article VII. Subdivisions Located Outside village L~mit~ ARTICLE I PURPOSE, SCOPE AND ENFORCEMENT Section 16.101. Title. This Chapter shall be known and "The Development Co--~f the Village of Mount Prospect." cited as Section 16.102. Purpose. This Chapter regulating the sub- division of land ~-~ the overall development of property is hereby made a part of the requirements for the development of all property contained in the Official Map of the Village of Mount Prospect and Environs, Cook County, Illinois. It is intended to provide for the harmonious development and redevelopment of the village of Mount Prospect and its contiguous areas; for the coordination of streets within new subdivisions with other existing or planned streets; for the dedication and acceptance of land required for public uses; for the preparation of subdivision plats and the procedure for their submittal and recording in and about the village of Mount Prospect, Illinois in accordance with the authority vested in the municipality under the provisions of the "Revised Cities and villages Act" of the State of Illinois. Section 16.103. Interpretation, Conflict. In their interpre- tation and application, the provisions of this Chapter shall be held to be the minimum requirements for the promotion of the public health, safety and welfare. Except as specified hereinafter, these regulations are not intended to interfere with, abrogate or annul any other regulation, covenant or restriction relating to the sub- division or development of land. Be Whenever this Chapter imposes requirements or specifications different from those imposed by any other regulation, covenant, standard, reference or restriction, whichever imposes more restrictive or higher standards shall apply. Section 16.104. Enforcementw Penalties for Violation. Enforcement. The Director of Community Development shall the enforcing officer of this Chapter, except for those portions designated for enforcement by the Director of Public Works. be B. Violation and Penalties. 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 sh~ll 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. ® The owner or occupant of any land, building, structure or any part thereof, or any architect, buildert contractor, agent or other person who commits, partici- pates in; assists in, or maintains such violation may each be found guilty of a separate offense and suffer the penalties herein provided. Nothing contained herein shall be construed to prevent the village from taking such other lawful action as is necessary or appropriate to prevent or remedy any violation. Section 16.105. Effect on Existing Building Permits and Zoning Certificates Nothing in this Chapter shall be deemed to require any change in the plans, construction or designated use of any land or structure in the event that: Final plat or plan approval for such subdivision or develop- ment was lawfully issued prior to the effective date of this Chapter, or the effective date of any amendment thereof; and Such approval has not by its own terms expired prior to such effective date; and Such approval was issued on the basis of an application showing complete plans for proposed construction; and There has been a substantial expenditure or incurrence of substantial obligations by the applicant in reliance on such approval; and 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 Construction pursuant to such approval' is complete prior to the expiration of such approval. Section 16.106. Scope of Development Regulations. Ail develop- ments shall be constructed in accordance with the standards set forth in this Chapter. No person shall commence or cause to be commenced any of the following developments within the corporate limits of the Village unless a development plan has been approved by the Director of Community Development. Any residential development of any parcel of land involving construction of more than one single-family dwelling, or two (2) multi-family dwelling units. - 2 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 hundred (500) square feet. five 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. 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. Any development of any parcel of land involving the con- struction of any public or private school, library, hospital or church, or any place of public assembly. Section 16.107. Scope of Subdivision Regulations. No person shall subdivide or resubdivide any parcel of land, located within the corporate limits of the Village, or within one and one-half (1 1/2) miles of said corporate limits but not within the corporate limits of any other municipality nor within the jurisdiction of another municipality acting pursuant to the Illinois Revised Statutes; unless a subdivision plat has been reviewed by the Plan Commission, the recommendation of the Plan Commission has been 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; provided that the following 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. The division of a lot of less than one acre in a recorded subdivision which does not involve any new street or easement of access or any required public improvement, provided that the division complies with the regulations of the Zoning Ordinance. The sale or exchange of parcels of land between owners of contiguous and adjoining land. The conveyance use as a right facility which of access. of parcels of land or interests therein for of way for railways or other public utility does not involve any new streets or easements - 3 Fe 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. Conveyances made to correct descriptions in prior conveyances. Section 16.108. Prohibition of Sale. No sale of any parcel of land creating a subdivision covered by this Chapter shall be consummated until a subdivision plat, together with required data, has been reviewed by the Plan Commission, the recommen- dation 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. Section 16.109. Permits and Certificates of Occupancy. ae No building permit shall be issued for the construction of any building, structure or improvement on any parcel if the parcel is not a properly created lot of record, nor until a final subdivision plat and/or development plan, made necessary by the terms of this Chapter, shall have been approved. Be No Certificate of Occupancy shall be g.ranted for the use of any building or structure on a lot subject to this Chapter until: Required sanitary sewer and water service has been installed and made ready for servicing the parcel; and 2. Sidewalks, parkway trees~ and sod are completed for the parcel; and, if a subdivision 3. Lots in a subdivision rough graded; and 4. Storm water runoff provided for; and Roadways and/or fire lanes providing access to the lot and subdivision have been paved with the binder course of asphalt, as set out herein. No Certificate of Occupancy shall be issued for any struc- ture or building unless the Public Works Director and Director of Community Development certify that the public and private improvements required by this Chapter for the parcel have been installed in conformity with approved plans and specifications. In the event that weather conditions De prevent completion of all improvements, a cash escrow payment equal to the amoun~ 6f all incompleted 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. Th filing of this cash escrow and written guarantee shall allow for the issuance of a Tempo- rary Certificate of Occupancy, and in no other instance. Ail public improvements within a subdivision shall be completed within two (2) years of construction beginning or when seventy five (75) percent of the lots in the sub- division are completed; whichever occurs~ first unless otherwise provided for in this Chapter. Section 16.110. Recording. No plat of subdivision shall be recorded in the office of the Recorder of Deeds of Cook County, Illinois, or in the office of the Registrar of Titles of Cook County, Illinois, or have any validity, until it shall have been approved in the manner prescribed by this Chapter. Section 16.111. Modifications. Upon finding that severe hardship, caused by conditions uniquely attributable to the land under consideration, would be imposed upon an applicant by compliance with these regulations and upon a finding that there are alternate feasible means of fulfilling the purpose and spirit of the regulations to protect the public health, safety and welfare, the Plan Commission may recommend, and the President and Board of Trustees may grant modifications from the regulations of this Chapter. Section 16.112. Severability. If any part or parts of this Chapter shall be held to be unconstitutional, such unconstitu- tionality 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 un- constitutional. ARTICLE II RULES AND DEFINITIONS Section 16.201. Rules. The following rules of construction apply to the text of this Chapter: 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. Ce The word "may" is permissive. The masculine gender includes the feminine and neuter. Ee The word "person" includes an individual, partnership, firm, corporation, association, or other legal entity. 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. Terms not herein defined shall have the meaning customarily assigned to them. Section 16.202. Definitions. The following definitiqns shall apply in the interpretatiOns and enforcement of this Chapter: APPLICANT: The person proposing that a parcel of land be subdivided or developed, or his authorized representative. APRON: An extension of a driveway lying between the right- of-way line and the curb and gutter (or the pavement edge if there is no curb and gutter) of the street. The maintenance responsibility for this facility normally being with the owner of the driveway so extended. 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 com- bination of streets and public parks, cemeteries, railroad rights-of-way, shorelines of waterways, or boundary lines of municipalities. BUILDING: Any structure permanently affixed to the ground with a permanent roof, separated on all sides from adjacent open space by exterior or party walls;built for the support, shelter, or enclosure of persons, animals, chattel, or movable property of any kind. - 6 - CERTIFICATE OF OCCUPANCY OR OCCUPANCY PERMIT: The certificate issued by the village which permits the use of a building in accordance with the approved plans and specifications and which certifies compliance with the provisions of law for the use and occupancy of the building 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. DETENTION (DRY STORAGE): storm water runoff, water surface. The temporary on-site storage of which does not include any permanent DEVELOPMENT: Any improvement or alteration to a parcel of land; including but not limited to grading, paving, and construction. DEVELOPMENT PLAN: The documentation, both written and diagrammatic, which sets forth the improvements proposed for any given lot or tract. DIRECTOR OF COMMUNITY DEVELOPMENT: The Director of Community Development of the Village of Mount Prospect, or his designated authorized agent(s). DIRECTOR OF PUBLIC WORKS: The Director of Public Works of the village of Mount Prospect, or his designated authorized agent(s). EASEMENT: An authorization or grant by a property owner for the use by another, and for a specific purpose, of any designated part of the owner's property. FRONTAGE: That portion of a lot or parcel which abuts a public street. GRADE: The elevation above mean sea. level used for establishing the following: a. Natural Grade - the.normal contour of the land prior to alteration or improvement; b. Base (established) Grade - the point at the top of the established curb or, where no curb is established, the center line of the road; c. Finished Grade - the elevations or contours resulting from excavation or filling as approved by Village. the - 7 - GUARANTEE: A form of security, including cash escrow, letter of credit, or surety bond, accepted by the village to assure that required improvements are completed, operating pro- perly, 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. Improvement, Private Any such improvement for which the responsibility of ownership and maintenance will be retained by the property owner, lessee, or association of owners. Improvement, Public Any such improvement for which the responsibility of ownership and maintenance will be assumed by the village, another governmental unit, or a public utility, or which is constructed for general public use or benefit. LOT: A designated parcel of land identifiable as a single separate tract which is part of a subdivision, the plat of which has been recorded or registered with the appropriate county office, or the deed to which has been recorded or registered with the appropriate county office pursuant to Chapter 109 (Plats Act) Section 1.(b) of the Illinois Revised Statutes, and which is intended to be used, developed, or built upon as a unit. LOT, CORNER: A lot abutting upon two (2) or more streets at their intersection or junction. LOT, INTERIOR: A lot other than a corner lot. LOTt THROUGH: Any interior lot which has a pair of lot lines along two substantially parallel streets. OWNER: Any individual(s), firm, corporation, trust or other legal entity having legal title to land sought to be developed or subdivided under these regulations. PARKWAY: That part of the public street right-of-way not occupied by the street pavement and located between the back of the curb and the sidewalk, or the right-of-way line if no sidewalk exists, as well as the raised dividing strip of a roadway. PLAN COMMISSION: The Commission of appointed officials authorized by the village Board to review subdivision plats. PLANNED UNIT DEVELOPMENT: A parCel of land, or Contiguous parcels of land of a size sufficient to create its own character which i~ planned and developed as a single entity, containing two or more principal structures or uses, with appurtenant common areas and which is under single ownership or control. PLAT: A map or chart of a parcel(s) of land. Preliminary Plat A tentative map indicating the proposed layout and showing all required details of a subdivision. Final Plat A map of all or part of a subdivision or resubdivision and any supporting documentation, providing substantial conformance with the preliminary plat. Plat of Survey A map of a parcel or lot depicting boun- daries of the property, and the location of all building, structures, and improvements with precise dimensions indicated. PUBLIC UTILITY: Any person(s), firm, corporation, munici- pality, or other public authority providing natural gas, electricity, water, telephone, telegraph, storm sewer, sanitary sewer, cable television, transportation, or other services of a similar nature. RESUBDIVISION: The division or consolidation of a previously divided lot or parcel; including alteration of public rights-of-way included in a subdivision. RETENTION (WET BOTTOM): storm water runoff. The permanent on-site storage of RIGHT-OF-WAY: A strip of land acquired by or dedicated to the public and occupied or intended to be occupied by a street, walkway, railroad, utility, or other similar use. SIGHT TRIANGLE: A triangular area established at the inter- section 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 map or diagram of a parcel or lot depicting the boundaries of the property and the location of all existing and proposed buildings and site improvements including parking and landscaping; with approximate dimensions indicated. 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 improve- ments which may be located within the right-of-way. - 9 - Freeway A controlled access roadway designated by the fed~ government as an Interstate Highway designed to carry large volumes of traffic throughout the metropolitan area. Arterial A street intended for continuity to carry traffic beyond the village boundaries with principal emphasis on access control and maximum volume capacity. Collector A secondary street intended to carry traffic from local streets and abutting land to arterials. Local A street intended to provide direGt access to a u-~ing properties. Frontage Road A street parallel and adjacent to an arterial designed to provide direct access to abutting properties or local streets and with controlled access to the arterial. Cul-de-sac A local street which is designed with one end permanently terminated by a vehicular turn-around within which vehicles may reverse their direction without backing up. Private Street An undedicated street which is privately owned and maintained. Public Street A street which has been formally dedicated to and accepted by a public body. 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 his designated authorized agent(s). ZONING ORDINANCE: The village of Mount Prospect, Illinois Zoning Ordinancet as amended. - 10 - ARTICLE III PROCEDURES Section 16.301. Pre-Application Conference. Prior to the filing of an application for the approval of a preliminary or final plat of subdivision or any development plan, the subdivider may consult with the Department of Community Development in order to discuss the general purpose of the development in the context of established planning policies and practices of the village and to ensure that required data is properly prepared and presented. This may be accomplished through presentation, by the subdivider to the Community Development Department staff, of a concept plan of the proposed subdivision showing the road system and general land use categories, and layout of lots, with other information as needed for the particular site. Section 16.302. Development Plan. Any person proposing to develop any property within the corporate limits of the Village of a type enumerated in Section 16.106 of this Chapter shall file with the Department of Community Development a development plan, in a quantity and form as required, as follows: A. Content General Information. The following general infor- mation, where applicable, shall be shown on the development plan: a. Date of preparation, North point, and scale of drawing; which shall be no less than one inch equals one hundred feet (1" = 100'). 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. - 11 - f. The following form for the approval of the Director of Community Development: State of Illinois ) ) ss. County of Cook ) Approved by the Director of Community Development of the village of Mount Prospect, Cook County, Illinois, this day of 19__. Director of Community Development Existing Conditions. The following conditions, if found to exist on the parcel, shall be shown on the plan, as needed for the particular site: a. The location, width and names of all streets within or adjacent to the parcel, together with easements, public utility and railroad rights of way and other important features such as Municipal boundary lines, lot corners and monuments. b. Ail 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 within one hundred feet parcel showing intervals parcel and all adjacent land (100') of the boundaries of the 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 the~location of all areas subject including: all watercourses and to flooding, (1) The flowlines of streams and channels showing their normal shorelines, floodway limits, and the 100 year flood fringe. - 12 (2) Lakes, ponds, swamps, marshes and any detention basins showing their normal shorelines and floodway limits and lines of inflow and outflow, if any. e. Natural features such as w~oded areas and pre- servable 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. 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. Proposed Improvements. The following improvements, if proposed or required, shall be shown on the plan or in supporting documents: a. Streets and rights of way, showing the location, widths, and names. The plan shall show the relation- ship 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 9as lines. .d. Sites to be dedicated for school, park, playground or other public purposes, together with appropriate acreage of each; accurately outlined with dimensions, and with the purpose indicated thereon. e. Location of any area, with dimensions, to be reserved by deed covenant for common use of all property owners or tenants. f. The proposed uses of the parcel, number and type of residential~ units area by use. including the and gross floor g. Proposed grading plan of the parcel with contour lines meeting the requirements of Subsection 16.302.A.2.c of this Section. - 13- h. Location and dimensions of on-site pedestrian and vehicular access ways,~ design of vehicular ingress and on the site, and curb and sidewalk lines, including sidewalk ramps for the handicapped in accordance with Illinois Department of Transportation Standards. i. Ail off-street parking, loading spaces and walk- ways, indicating type of surfacing, size, angle of stalls, width of aisles and a specific schedule showing the numbgr of parking spaces provided. j. Location and intensity of outdoor lighting system. k. Location of trash receptacle enclosures. Supporting Data. The following supporting data shall De submitted in separate statements and/or maps accompanying the development plan, or, if practical, such data may be shown on the development plan: 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 proDerty. b. Existing or proposed annexation agreements, if any, which pertain to the parcel. c. Estimated cost of the development. d. Estimated construction schedule. e. Building types with architectural elevations. f. If adverse conditions exist, a statement of how the aDplicant plans to handle these conditions. g. Existing soil conditions based upon borings prescribed by the Public Works Director in light of proposed use of the parcel. the 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 and the floor area ratio for the entire development. If a multi- family residential building, the number, size and type of dwelling units. - 14 - 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, indi- cating the proposed temporary and permanent control practices and measures which will be implemented during all phases of clearing, grading and construction. 1. Plans and specifications for the required public improvements. m. Calculations showing the percentage of lot covered by impervious surface. Guarantees. Financial guarantees shall be provided to insure completion of required improvements, to insure repair of defective improvements, and to provide for abatement of nuisances occurring during construction. The §uarantees shall be of a type and amount as required in Article VI of this Chapter. Standards for Review. The Director of Community Development shall approve a preliminary or final development plan, unless the Director makes written findings specifying the manner in which: 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. The pedestrian circulation system creates hazards to safety which could be avoided by modification of the plan. 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. 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. - 15- The bulk and location of proposed buildings and structures will have significant'adverse impact on adjacent property. 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. 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 Public Works Director, provided that there is no provision in the capital works program of the village to correct the specific burden, and that the applicant has not agreed to alleviate that portion of the burden attributable to the p~oposed development. Any mains which must be oversized, as determined by the areawide system analyses, shall be installed at private cost. The proposed development lies within the designated floodplain area. The proposed development does not meet the requirements of the Zoning Ordinance. Review and Approval. Review. Upon receipt of the material required for the review of a development plan, as indicated in Sub- section A above, the Department of Community Develop- ment shall circulate the development plan to the village Departments for their review and comment. The Director of Community Development shall review and approve or disapprove such development plan in a written report within sixty (60) days after the date said Director receives a complete application. If the Director of Community Development denies approval of such plan, the report shall set forth the reasons for such disapproval and shall specify the aspects in which the proposed plan fails to meet the requirements and standards of Village Ordinances. Statement of Agreement and Conditions. The Director of Community Development will review and recommend on all supporting documents. A Statement of Agreement and Conditions shall be completed which summarizes and includes all agreements between the developer and the Director of Community Development. - 16 Length of Approval. An approval of a development plan shall be valid for one (1) year. If building permits have not been issued within this time, the applicant shall reapply for development plan review. Section 16.303. Preliminary Plat of Subdivision. Content. Any person proposing to subdivide any parcel of land shall file with the Director of Community Development a preliminary plat in a quantity and form as required by said Department. The preliminary plat shall include or be accompanied by the following: General Information. The following general infor- mation, 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 sub- division 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 clearing 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, applicant, and the registered land surveyor who prepared the plat. the Existing Conditions. The following conditions, if found to exist on the parcel, shall be shown on the preliminary plat, an.accompanying topographical map, accompanying plat of survey as necessary: or 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, corners 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: - 17 - (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 the location of all areas subject to flooding, including: and (1) The flowlines of streams and channels showing their normal shorelines, floodway limits and the 100 year flood fringe. (2) Lakes, ponds, swamps, marshes and any detention basins showing their normal shorelines, floodway limits and lines of inflow and outflow, if any. d. Natural features such as wooded areas, and isolated preservable trees. e. The location of all existing structures and their elevations, showing those that will be removed and those that will remain on the parcel after the final plat is recorded. f. The location and size of existing sanitary and storm sewers, water mains, culverts, drain pipes, catch basins, manholes, hydrants, and electric and gas lines within the parcel or in adjacent streets or rights of way. Proposed Improvements. The following improvements if proposed or required, shall be shown on the plat or in supporting documents: a. Streets and rights of way, showing the location, widths, names, and approximate grades thereof and the relationship between existing and proposed streets. b. Easements showing width and purpose. c. Lots, showing approximate dimensions, lot sizes and proposed lot and block numbers and building setback lines. d. Preliminary engineering utility plan showing size and location of sanitary and storm sewers, water mains, culverts and electric and gas lines. - 18 - e. Sites to be dedicated or reserved for public purposes, width acreage of each; and with the purpose indicated thereon. f. Propose~ ~rading plan of parcel with contour lines meeting the requirements of subsection A.2. of this Section. Supporting Data. The following supporting data shall be submitted in separate statements and/or maps accompanying the preliminary plat, or if practical, such data may be shown on the preliminary plat. 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. bo 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. - 19 - Ce (5) Existing detention ponds and basins to be maintained, enlarged~ altered and new ponds or basins to be built with or without dams or low retention devices. Standards for Review. The Plan Commission shall recommend approval and the President and Board of Trustees shall approve a preliminary and final plat of subdivision, unless the Plan Commission makes written findings speqifying the manner in which:. The design and layout of the subdivision does not conform to the provisions of this Chapter. J The applicant has not made adequate provision to install public improvements required by the Plan Commission or by the President and Board of Trustees. e 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. Review and Approval. Plan Commission Review. Upon receipt of all the material required for the preliminary plat under Section 16.303.A, the plat shall then be circulated review as required. for The Department of Community Development shall place any requests for preliminary plat approval on the Plan Commission's agenda and shall serve notice upon the applicant of the time and place of its meeting at which said matter will De 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 Section 16.303.B of this Chapter. Board Review. The President and Board of Trustees by motion shall accept or reject the preliminary plat within thirty (30) days after its next regularly scheduled meeting following the date of the written report of the Plan Commission. If it rejects the plats the motion shall set forth the reasons for its dis- - 20 - approval and specify with particularity the aspects in which the proposed plat fails to meet the standards of Section 16.303.B. of this Chapter. A copy of the motion shall be attached to the preli- minary plat and shall be filed in the office of the village Clerk. Effect of Board Approval. Approval of the preliminary plat by the President and Board of Trustees shall not qualify the plat or plan for recording, but shall be considered permission to prepare the final plat with detailed plans and specifications for the proposed subdivision. Such preliminary approval shall be effective for no more than one year from the date of approval unless, upon application, the President and Board of Trustees grant an extension of time for an additional one year. Statement of Agreement and Condition. The Department of Community Development will review and recommend all supporting documents, engineering and financial surety. A statement of Agreement and Conditions shall be completed which summarizes and includes all agreements between the subdivider and the Village Board. Section 16.304. Final Plat of subdivision. A® Content. Within one year after receiving preliminary subdivision plat approval by the President and Board of Trustees, the applicant shall file a final plat of sub- division with the Community Development Department in a quantity and form as required by said Department. The final plat shall include the following: 1. General Information. The following general infor- mation, where applicable, shall be shown on the final plat: a. The date of preparation, north point, and scale of drawing, which shall be no less than one inch equals one hundred feet (1" = 100'). b. Legal description of the parcel. c. The names and addresses of the owner of record, applicant, and the Illinois registered surveyor who prepared the plat with his seal affixed. the - 21- 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) Ail stakes, monuments or other on the ground and used to determine of the parcel. evidence found the boundaries (2) Adjoining corners 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. (4) Ail other monuments found or established in making the survey of the parcel or required to be installed by the provisions of this Chapter or by an Act Revising the Law of Plats, 'adopted March 21, 1874, as amended, Illinois Revised Statutes, Chapter 109. e. Lot and block lines with dimensions, bearings or deflection angles, and radii, arcs, points of curvature and tangent bearings. Tract boundaries and street bearings shall be shown to the nearest ten (10) seconds with the basis of the bearings. All distances shall be shown to the nearest one hundredth foot (0.01'). 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 line. For streets on a curvature,, all curve data shall be based on the street center line, and in addition to the center line dimensions, the radii and central angles shall be indicated. g. Ail easements shall be denoted by fine intermittent lines, clearly identified, and if already of record, the recorder's references as to use and location of such easement. The width of the easement, its length and bearing, and sufficient ties to locate it defi- nitely with respect to the plat must be shown. If an easement is not precisely located of record, a descrip- tion 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. - 22- i. Block numbers or letters beginning with the number one or letter "A" and continuing consecutively without ommission 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 conti- nuation 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 this Chapter. of m. The following form for approval by the Plan Commission: State of Illinois ) County of Cook ) Approved by the Plan Commission of Mount Prospect, Cook County Illinois · 19 the village of this day of Chairman Attest: Secretary n. The following form for the approval of the President and Board of Trustees: State of Illinois ) )ss County of Cook ) Approved by the President and Board of Trustees of - 23- the Village of Mount Prospect, Cook County, Illinois, this day of , 19 Signed: Village President Attest: Village Clerk o. The following form for the approval of the Village Engineer: State of Illinois ) ) County of Cook ) Approved by Mount Prospect, of the village Engineer Of the Village of Cook County, Illinois, this day , 19 Village Engineer p. The following certificates, which may be combined where appropriate: (1) A certificate signed and acknowledged by all parties having any interest in the land con- senting 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. Supporting Data. The following supporting data, where applicable, shall be supplied in separate statements or maps, or, if practical, may be shown on the final plat: a. A copy of any restrictions or covenants to be created by record and any charter or by-laws of any property owners association to be created. b. A copy of the paid most recent tax bill for the property. - 24 - 84 C® Et C. Plans and specifications for the required public improvements. d. A schedule showing phasing of proposed improvements. Guarantees. Guarantees shall be provided for any development in accordance with the requirements of Article VI of this Chapter. Standards for Review. The standards for review of any final plat of subdivision shall be the same as those included in Section 16.303.B. regarding preliminary plat of subdivision standards. Review and Approval. Review and Recommendation. The Community Development Department shall place consideration of the final plat on the Plan Commission agenda and 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 within sixty (60) days o filing a completed application to the President and Board of Trustees recommending approval or disapproval of the final plat. If the recommendation is to dis- approve, 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. Approval. After receiving the final recommendation of the Plan Commission, the President and Board of Trustees shall approve or disapprove the final plat within sixty (60) days from the date of filing of the complete application with the Department of Community Development unless the applicant and the President and Board of Trustees agree to extend the sixty (60) day period. If the final plat is disapproved, the motion shall state the reasons for the disapproval, specifying with particularity the aspects in which the final plat fails to meet the standards of Section 16.303 B. ReCording. A certified copy of the motion approving or d~sapproving the final plat shall be filed in the office of ~he 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 Cook County Recorder of Deeds or in the office of the Registrar of Titles of Cook County, Illinois, as the case may be. All recording fees and associated costs shall be paid by the applicant. - 25 - Section 16.305. Condominium Plat Procedure. 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 site plan. The plat shall be fully dimensioned by a registered land surveyor. Development plan review and approval procedures, contained herein, are to be followed for the final site plan. Upon approval of the final subdivision plat by the village Board, it shall be placed on file with the Community Development Department and the Village Clerk and need not be recorded. Individual condominium plats required under the Condominium Act of the State of Illinois shall be submitted to the Director of Community Development for review. The Director of Community Development shall review the condominium plat to verify that it is in substantial compliance with the previously approved final site plan and subdivision plat. If the plat is found to be in compliance, the Director of Community Development shall sign it and allow it to be recorded. B® Condominium Conversions. Owners of existing structures which are intending to convert to condominium ownership shall submit plats of survey required under the Condominium Act of the State of Illinois to the Director of Community Development for review. The plat of survey shall be forwarded to the Plan Commission for review, pursuant to the requirements and procedures for final plat approval. Units may not be sold until said plat is approved by the village Board. Additional requirements for condominium conversion are in the Condominium Ordinance of the Village. For public improvements, condominium conversion shall be considered a new subdivision and shall fall under the codes and ordinances of the village at the time of conversion. Section 16.306. Appeals from Decision on Development Plan. An applicant for development Plan approval may appeal to the President and Board of Trustees any decision of the Director of Community Development to disapprove such development plan by filing a notice of appeal with the village Clerk and with the Director of Community Development within ten (10) calendar days after receipt of said Director's written report'indicating disapproval of such development plan. - 26 - Be 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. Upon receipt of said notice of appeal, the Director of Community Development shall forthwith transmit to the Village Clerk all the documents constituting the records upon which the decision from which the appeal has been taken was made. Upon receipt of said notice of appeal, the Director of Community Development shall forthwith place the consi- deration of the notice of appeal and matters relevant thereto on the agenda of a regularly scheduled meeting the President and Board of Trustees. of 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 stan- dards set forth in Section 16.302.B. of this Article; and further, provided, that in deciding such appeal the President and Board of Trustees shall have all the powers of the Director of Community Development under this Chapter. ARTICLE IV CONSTRUCTION, DESIGN, AND INSTALLATION STANDARDS FOR IMPROVEMENTS Section 16.401. Improvements Summary Any subdivision approved under this Chapter, any development subject to this Chapter, and any development intending to construct improvements which are addressed in this Article, shall comply with the required improvements stated in this Article IV. Subdividers and developers shall construct all public improvements to specifications and cause the com- pleted improvements to be dedicated to the village or appropriate agency or unit of government. All private improvement~ 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. - 27 - Section 16.402. Grading and Erosion, Sedimentation and Dust Control A. Lot Grading Ail developments shall provide lot grading in con- formance with Chapter 21, Article V of the village Building Code and this Development Code. Grading of all lots within the village shall be accomplished in such a manner as to prevent ponding in excess of eighteen (18) inches in the event of a complete failure of the storm sewer system, 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. Grading shall b~ completed on each lot such that overland water flow is directed away from all sides of the foundation. Unless otherwise approved by the Director of Public Works all grades on lot shall be a minimum of two (2) percent and a maximum of ten (10) percent. If steeper slopes are approved, sodding, retaining, walls or other special treatments may be required to protect the slopes. e Driveway grades on all lots, as measured from the grade at the property line to the finished garage floor shall be a minimum of two (2) percent and a maximum of ten (10) percent. 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 accep- tance or where public improvements are not required, grading plans for th~ lots shall be submitted and approved prior to building permits being issued and the "as built" grading plans shall be submitted prior to occupancy permits being issued. B. Erosion and Sedimentation Control Ail developments, whether public or private, shall include a plan for soil erosion and' sedimentation control. ® 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 - 28 - 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, desilting 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 con- tinuing 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. Drainageways 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. h. Permanent vegetation and structures should be installed as soon as practical during development. 29 - The erosion and sedimentation control plan shall include the following information: a. A vicinity map, in sufficient detail to enable easy location in the field of the site for which plat approval is sought, and including the boundary line and approximate acreage of the site, and a legend and scale. b. A plan of the site showing: (1) Existing topography of the site and adjacent land within approximately 100 feet of the boun- daries, 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, struc- tures, 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) Ail 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. - 30 - (2) Seeding mixtures an'd rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, and kind and quality of mulching for both temporary and permanent vegetative control measures. (3) Provisions for maintenance of ~control facilities, including easements and estimates of the cost of maintenance. (4) Identification of the person(s) or entity which will have legal responsibility for main- tenance of erosion control structures and measures after development is completed. d. The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas; and the sequence of clearing, instal- lation of temporary sediment control measures, instal- lation of storm drainage, paving streets 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 infor- . mation submitted is sufficient to show that the work will comply with the objectives and principles of this Chapter. Dust Control. The developer and contractors shall use a water wagon or other acceptable means on the project site to control dust. All streets used by the developer, con- tractors or suppliers in or adjacent to the development shall be kept free of debris, dirt, dust, and mud. Streets shall be left in a clean condition at the end of each day's work. 31 - Section 16.403. Right-of-Way, Development, and Subdivision Standards. Subdivisions and developments within the Village shall be designed and constructed in accordance with the following standards. ao Public Right-of-Way The standards set forth in this Article shall be the minimum standards for streets, roads, and intersections. The arrangement, character, extent, width, grade and location of all streets shall conform to this Article and to the Comprehensive Plan as adopted by the village Board. They shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to proposed uses of the land to be served. Generally, all streets shall be dedicated to public use, and 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. 1. General Street Layout and Design a. The arrangement of streets shall either: (1) Provide for the continuation of existing streets in surrounding area; or (2) Conform to a plan for the adjacent area adapted to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable. b. Local streets shall be so designed to discourage through traffic. c. Where a parcel abuts or contains an existing arterial or collector street, as shown on the Compre- hensive Plan or Official Map, the Village may require frontage roads, double frontage lots with screen planting contained in a nonaccess reservation at least ten feet (10') wide along the rear property line, or such other treatment' as may be necessary for adequate protection of residential properties and to separate through and local traffic. d. When any parcel or part of a parcel is adjacent to only one side of an existing right-of-way, which is less than the required width required by this Chapter - 32 - or the Official Map, the applicant shall dedicate additional right-of-way to meet the specifications of this 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. Right-of-Way Widths. Ail public streets shall be designed and developed in accordance with the standards set forth in this Section, Table IV-l, Minimum Standards for Street Design. Intersections and Offsets. a. Streets shall intersect at ninety (90) degrees whenever possible. No two streets shall intersect at an angle of less than seventy-five (75) degrees. An oblique street should be curved approaching an inter- section and should be at right angles for a minimum of one hundred (100) feet therefrom. 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 existing intersections on the opposite side of such street. Street or driveway jogs with center-line offsets of less than one hundred fifty (150) feet shall not be permitted, except where the intersected street or driveway has separate dual drives without median breaks at either intersection. - 33 - o - 34 0 ~ Se d. Intersections shall have a minimum curb radius of twenty five (25) feet 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. Frontage Roads. a. Frontage roads may be required to provide access to adjacent land and adequate vehicular safety when property to be developed is adjacent to an arterial. Whenever a frontage road is to be dedicated to public use, it shall conform with the requirements of this Article regarding right-of-way and improvement specifications. b. Frontage roads shall be approximately parallel to the arterial. c. Where possible, a minimum distance of seven hundred fifty (750) feet shall be required between points of ingress and egress to the arterial. Cul-de-Sacs. Cul-de-Sacs may be permitted in sub- divisions where land availability, site planning, or traffic control purposes determine a through street is not practicable. 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 to the end of the right-of-way. 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 (110) in diameter. feet c. The bulb of a cul-de-sac shall have a minimum pavement diameter of one hundred (100) feet. d. A maximum of five (5) lots shall have frontage on the bulb of a cul-de-sac. - 35 - ® State or County Approvals. Any construction within or changes to rights-of-way under the jurisdiction of {he State of Illinois or Cook County shall require the approval of that jurisdiction in addition to Village approval before any construction is allowed to begin. Street Names. a. Streets that are extensions of, or in alignment with, existing streets shall bear the name of the existing street. b. The developer shall place street signs at the intersection of any two streets to identify all streets. Signs and poles shall be of a type, dimen- sion, color, and height as required by the Public Works Director. Pavement Design and Specifications a. General. The arrangement, character, extent, width, grade and location of all streets to be dedi- cated to the' public, all parking lots and all private streets shall be compatible and complimentary to existing and planned streets, to reasonable circulation of traffic within any development and adjoining lands, to topographical conditions, to runoff of storm water, to public convenience and safety, and in their rela- tions to the proposed uses of the area to be served. All traffic intersections and confluences must en- courage safe and efficient traffic flow. b. Design Reference. Ail pavements shall be designed in accordance with one or more of the following references as they apply: (1) Manual for Structural Design of Portland Cement Concrete Pavement, Illinois Department of Transportation, latest edition. (2) Manual of Instruction for the Structural Design of Bituminous Pavements on Projects Involving MFT and FAS Funds, Illinois Department of Transportation, latest edition. / (3) Design Manual, Illinois Department of Transportation, latest edition. (4) The Village of Mount Prospect Development Code. - 36 - Ce Pavement Design. (1) All pavement shall be designed in accordance with the previously referenced specifications and manuals. The design thickness shall be dependent on the soil support value - Illinois Bearing Ratio (IBR) - and the projected traffic factor, however, in no case shall the structural numbers be less than those shown in Table IV-2. A copy of all design assumptions and computations shall be submitted to the Director of Public Works for review and approval. TABLE IV-2 STRUCTURAL REQUIREMENTS STRUCTURAL NUMBER IBR Major Arterial Collector strgets Within Residential Districts 5.00 3.0 3.00 3.0 Collector Streets in Ail Other Districts 4.00 3.0 Cul-De-Sacs and Local Streets Within Residential Districts 2.50 3.0 Cul-De-Sacs and Local Streets in Ail Other Districts 3.50 3.0 (2) Ail subgrade material shall have a minimum IBR of 3.0. The soil support IBR values selected for use by the design engineer shall represent a minimum value for the soil to be used. Copies of the test for IBR values for each material used shall be submitted to the Director of Public Works. (3) Allowable pavement construction material, strength requirements, and minimum thickness requirements shall be as indicated in Table IV-3. - 37 - TABLE IV-3 ALLOWABLE PAVEMENT CONSTRUCTION MATERIALS STRUCTURAL MATERIALS Bituminous Surface: STRENGTH REQUIREMENTS *M.S. I.B.R. P.S.I. Class I - Surface 1700 Class I - Binder 1700 Base Course: Aggregate, Type B Uncrushed Crushed (100%) Aggregate, Type A Waterbound Macadam Cement Aggregate Bituminous Aggregate Mixture 900-1900 Bituminous Mixture, Class I 1700 Portland Cement Concrete (New) MINIMUM THICKNESS 19! 50 12" 80 10" 80 10" 110 10" 650** 7" 69! 3500*** 6" Marshall Stability 7 - Day Design Compressive Strength 28 Day Design Compressive Strength d. Grades. i, Minimum gradient on street~ shall be six-tenths percent (0.6%). Maximum gradients on streets shall be: a) Minor Streets - Seven percent (7%) b) Ail other Streets - Five percent (5%) - 38 - e. Vertical Curves Vertical curves shall be constructed at all changes in street gradient except at summits and low points where the algebraic difference in gradients is less than one and one-half percent (1 1/2%). At the summits or low points with gradient differences one and one-half percent (1 1/2%) and at all other locations of gradient changes up to one and one-half percent (1 1/2%) a one hundred foot (100') vertical curve shall be con- structed. 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. Curb and Gutter (1) Combination curb and gutter type B6:12 shall be constructed on both sides of all streets except that in turn-a-rounds of residential cul-de-sacs a mountable curb and gutter type M4:12 may be allowed. Depressed curbs shall be provided at all driveways. Intersection sidewalk crossings shall be ramped for the handicapped. (2) Two (2) number 4 (~4) reinforcing bars shall be placed continuously between 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. Pavement Construction (1) Ail 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 Develop- ment Code. - 39 - (2) At least one standard Proctor Density Test performed in accordance with AASHTO T99, shall be taken on each type of material used for embankment or encountered in the subgrade. (3) Density tests performed by a qualified soils engineer in accordance with AASHTO T191 or by other methods approved by the Director of Public Works shall be done at a maximum 50 foot spacing. Embankments and subgrade shall be compacted to not less than 95% of the standard laboratory density. Copies of all density tests results shall be submitted to the Director of Public Works. (4) Upon completion of the compaction of the embankment and subgrade a roll test with a fully 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 approval by the Director of Public Works of the base course costruction. (7) Construction of the Class I Surface Course shall be delayed for one winter season after construction of the Binder Course. Materials Testing. Ail materials shall meet the requirements of the Standard Specifications for Road and Bridge Con- struction, 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 f~om the Illinois Depart- ment of Transportation Bureau of Materials or an approved testing laboratory. - 40- 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 a maximum of eighteen (18) feet as measured at the right-of-way line, and shall be three (3) feet wider at the curb. (2) Driveway approaches for single family resi- dential buildings shall be constructed of: (a) Minimum six minimum four (4) base course, or (6) inch concrete with a inch compacted aggregate (b) Minimum two (2) inch Class Surface with a minimum eight (8) pacted Aggregate Base Course. I Bituminous inch com- (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, com- mercial and industrial buildings shall be con- structed 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. Sidewalks a. General. Sidewalks shall be provided within all developments. Sidewalks shall be constructed along both sides of all streets and shall be five (5) feet width. Sidewalks shall be located within the public right-of-way one (1) foot from the right-of-way line. - 41 - b. Construction (1) Sidewalks shall conform to the requirements of Section 624. Portland Cement Concrete sidewalk, Standard Specifications for Road and Bridge Con- struction, Illinois Department of Transportation, latest edition, and the Village of Mount Prospect Development Code. (2) Sidewalks shall be a minimum of five (5) inches thick, except at driveways where the thickness shall be a minimum of six (6) inches. (3) Three (3) number five (5) reinforcing bars ten (10) feet long shall be placed in the sidewalk at all trench crossing locations. (4) Construction joints shall be placed at five (5) foot spacings. (5) Sidewalks shall be placed on a two (2) inch well-compacted sand base course. 10. Bike Paths Whenever constructed within the village, bike paths shall conform to the following standards: a. Bike paths shall be eight (8) feet in width to provide for two-way traffic. b. The minimum construction of any bike path shall consist of a six (6) inch type B aggregate base course with a two (2) inch bituminous surface course. c. Bike paths 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 Con- struction, Illinois Department of Transportation, latest edition and this Article. Private Improvements. All construction on private prdperty in a subdivision or development shall conform to the requirements stated herein. No private improvements may be considered for future acceptance by the villag~ unless constructed in accordance with Section 16.403.A. Public Right-of-Way. - 42- 1. Parking Lots a. Ail 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 minimum of four (4) inches wide for the length of the stall. All areas designated as fire lanes and/or "No Parking" shall be painted with yellow stripes. e. Any location within parking lots, intended for storage of trash containers, shall be constructed of concrete rather than bituminous surface and shall be enclosed with an approved screen or enclosure. Driveways a. Design. Ail driveway designs shall be consistent with the projected traffic volume, type of traffic, and type of roadway, and shall be subject to'the review and approval of the village. All driveways shall meet the minimum standards of the Zoning Ordinance and this Chapter. Driveway design shall be based upon a maximum - 43 - of twelve (12~ feet per lane. Any driveway designed for three (3) or more lanes shall be striped or divided; as approved by the village. b. Distance and Number. Driveway access to arterials shall be kept to a minimum. Whenever possible adjacent uses shall share common driveway access to arterials. The minimum distance between driveways on arterials shall be three hundred (300) feet, unless otherwise permitted upon review by the Director of Community Development and the Public Works Director. c. Construction. Driveways within a site shall be constructed to parking lot specifications at a minimum. Driveways with high volume of truck traffic shall increase the structural strength of the pavement. Private Streets. Ail streets which serve as access or frontage to subdivided lots shall be dedicated to the public unless specific approval is granted by the village Board. When any private streets are con- structed the following shall apply: 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 Specifi- cations. Sidewalks. Sidewalks should be constructed where pedestrial 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 eight (8) feet for high traffic areas. Bike Paths. comply with 16.403.A.10, Whenever constructed, bike paths shall the requirements stated in Section Bike Paths for Public Right-Of-Way. Easements. Easements shall be required for any development in order to provide for placement of public utilities, protection of residential uses, continuity of waterways, and pedestrian access. Easements shall be located whenever necessary to ensure these 44 - and Ce objectives and shall be subject to the use, design, location conditions stated in Section 16.403.C.4., Easements of this Article. Sight Triangle. No improvements shall be placed, nor plant materials allowed 'to grow within the sight triangle so as to obstruct or limit the sight distance of motorists. Such a triangle shall have legs of twenty-five (25) feet along the rights-of-way line when two streets intersect and ten (10) feet along the right-of-way line and the driveway edge when a street and a driveway intersect. The maximum height of any obstruction shall be three (3) feet within the sight triangle, unless otherwise permitted by the Municipal Code. Subdivision Standards. The design and layout of lots within any subdivision shall conform to the requirements stated in this Article. Blocks. The length, width, and shape of blocks shall be determined by the proposed uses, the zoning require- ments 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. Lots. The size, width, depth, and shape of lots shall 5-~ 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 develop- ment from major arterial streets. Access to the arterial from single family residential lots shall be - 45 - prohibited by deed restriction and a no-access ease- ment. 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 corner 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. Ail 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 of the lot. f. The depth to width ratio shall not exceed two and one-half (2 1/2) to one (~1) for all lots. g'. _Side lot lines shall be substantially perpendicular to the right-of-way; however, lots on a cul-de-sac shall have side lot lines radial to the center of the cul-de-sac. Setback Lines a. Required setbacks shall be indicated on all plats of subdivision in accordance with the Zoning Ordinance. b. For all corner lots, the minimum building setback on the side street side shall be no less than ten (10) feet less than the front yard required by the Zoning Ordinance. Easements a. There shall be a dedicated easement with a minimum width of twenty (20) feet at the rear of all lots, or ten (10) feet centered on adjacent rear lot lines, and where necessary along side lot lines to provide continuity for public utilities and/or drainage. In addition, due provision shall be made for extension of easements to adjacent property. - 46 - b. Ail utility easements shall be approved by the public utility companies, Cable Television franchises, and municipality and shall be so indicated on any final plat. c. Easements for pedestrian access shall be a minimum 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. Sanitary Sewer System. Except as otherwise provided herein, no residential, commercial or industrial subdivision or development shall be approved unless it is served by sanitary sewers connected to the Village's sewer system. ae General. In the case of any buildings, residential, com- mercial or industrial, constructed prior to the adoption of this ordinance and served by a septic system, the following shall apply: Any building located within the Village, the property line of which building is located within two hundred feet (200') of a sanitary sewer main line, shall have its sanitary sewer facilities connected to the said sanitary sewer main line. Any parcel and/or building located outside the village shall be required to annex into the village prior to connecting onto the village sewer system, and any and all expenses incurred to extend said sewer system would be totally at the owners expense. e 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 sub- division to fit the village's available capacities of off-site downstream existing facilities to the M.S.Do interceptor together with the estimated increment of flow caused by the subdivision or development. Con- struction required to accommodate said increment shall be submitted as part of Engineering Plans. Sanitary sewers shall be extended to the edge of the development along public rights-of-ways and at other points indicated by the Public Works Director. - 47 B® e Ail sanitary sewers shall be constructed within public rights-of-way or within easements dedicated for public utilities. Design Sewer Mains. Sewer mains shall be designed according to the "Illinois Manual of Procedures for the Admini- stration of the Sewer Permit Ordinance and this Development Code. 2. Sewer Design Flows a. Design flows for all residential developments shall be based upon full development of the service area within the population served, estimated as follows: (1) Type of Dwelling Unit Number of Persons Studio 1 1 Bedroom 2 2 Bedroom 3 3 Bedroom 4 4 Bedroom 5 (2) The maximum daily per capita design flow shall be calculated using the formula: Q = 500 (P) 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 known, design population per acre may be estimated by the village Engineer. b. Design flows for non-residential developments shall be based on full development of service area with the maximum daily per capita design flow calculated as follows: - 48 - TABLE IV- 4 DESIGN FLOWS Type of Establishment Unit Average' Flow in Gals/day/unit Maximum Domestic Flow for Sewer Design in Gals/ day/unit* Shopping Center Employee 50 200 (1 shift) Retail Store " 30 120 Office Person 25 100 (1 Shift) Industrial " 35 140 Restaurant Meal Served 7 30 Theater Per Seat 5 20 Hotel Per Guest 100 400 *Quantities are exclusive of process must be estimated and added. water requirements which For non-residential developments where the details of the development are not established, domestic design flows may be estimated by the Village Engineer. Such flow estimate shall not relieve the owner or developer of the responsibility of providing adequate sanitary sewer capacity to meet any and all future requirements within the development. 3. Sewer Design Hydraulics. a. Sanitary gravity sewers shall be designed to provide design'flow capacity, without surcharging, using Manning's formula: Q = A x 1.486 x R2/3 x sl/2 n 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 coefficient, in dimensionless units, = 0.013 - 49 - e e Se 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 infil- tration at any point based on two hundred (200) gallons per day per inch diameter per mile of sewer pipe. Minimum Sewer Size. a. Minimum sanitary sewer size shall be 8-inch diameter. b. Minimum building~ sanitary service sewer size shall be 6-inch diameter. Alignment. Sewer shall be laid straight in both horizontal and vertical planes between manholes, otherwise approved by the Public Works Director. unless Sewer Size Changes. Sanitary sewer of different diameter shall join only at manholes. The invert elevations shall be adjusted to maintain a uniform energy gradient by matching the 0.8 depth points of different diameters. Sanitary Sewer Manholes. the following: Manholes shall be provided at 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~- ~4" 400 27" & larger 505 · ~ - 50 - Drop Manholes. Drop manholes shall be provided for manholes with any pipe having a difference in invert elevation more than twenty-four (24) inches above the invert of the sewer leaving the manholes. 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. 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. SPecifi- cations for said lift station shall be submitted with engineering plans. Lift stations shall be of the dry well or wet well type, and shall conform in all respects to the standards established by the State of Illinois, Environmental Protection Agency and M.S.D. 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 the Public Works Director. An alarm shall De installed to the village master panel to identify failure at the lift station. Allowable Materials 1. Sewer Pipe 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) - conforming 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. - 51 - w d. Thick Walled PVC Pipe - shall conform to the requirements of A.S.T.M· D-2241 or D-3034, SDR 35. (Use of PVC Sewer Pipe must be approved by the Metropolitan Sanitary District of Greater Chicago.) 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". Force Main a. Ductile Iron Pipe - conforming to A.W.W.A. Specifi- cation C-151 - Class 52. b. P.V.C. Pipe - conforming to A.W.W.A. Specification C-900 - SDR-18. Pipe Joints a. vitrified clay pipe A.S.T.M. C-425 with P.V.C bell, A.S.T.M. D-1784. b. Reinforced concrete pipe - A.S.T.M. C-443o c. Ductile iron pipe - A.N.S.I. A-21.11 (A.W.W.A. C-lll). 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. Pipe Sleeves for Augering or Tunneling. a. Steel Sleeves - shall be 3/8" thick, of the diameter specified, with a continuous, circular 1/2" bead weld and shall meet the requirements 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. Manholes a. Precast reinforced concrete - A.S.T.M. C-478 and A.S.T.M. C-443. - 52- b. Adjustment: No more than three adjusting rings with a twelve (12) adjustment. (3) precast concrete inch maximum height c. Pipe and Frame Seals: Ail pipe connection openings shall be precast with resilient rubber, water tight, pipe to manhole sleeves. d. Bottom Sections: Ail bottom sections shall be monolithically precast including bases and invert flowlines. 6. Castings a. Manhole frame and cover - Neenah No. R-1712 or approved equal, with self-sea.ling lid, embossed "Sanitary" and "Mount Prospect". b. Manhole steps - Neenah NO. R-1981-I, or approved equal. c. Recessed pickholes shall be required. d. Frames and covers for manholes located within floodplain areas and having a rim elevation below the flood protection elevations shall be watertight, lock-type covers - Neenah No. R-1755-B or approved equal. Construction Requirements Specifications. Ail sanitary sewers shall be con- structed in accord with the provisions of the Standard Specifications for Water and Sewer Main Construction in Illinois latest edition and this Development Code. e Approvals and Permits. Construction of sanitary sewers and/or sewer service shall not commence until engineer- in9 plans and specifications have been approved by the village and permits for construction of the sewers have been issued by the Metropolitan Sanitary District of Greater Chicago and the Illinois Environmental Pro- tection Agency. 3. Excavation and Foundation. a. The trench shall be excavated so that the flow line of the finished sewer shall be at the depth and grade shown on the approved plans. The trench for the pipe shall be excavated at least twelve (12) inches wider than the external diameter of the pipe. The width of - 53 - the trench shall not exceed the external diameter of the pipe by more than eighteen (18) inches at the top of the pipe. If the excavation has been made deeper than necessary, the foundation shall be brought to proper grade by the addition of well-compacted bedding material. Where a firm foundation is not encountered at the grade established, due to soft, spongy or other unsuitable soil, (unless other special construction methods are called for on the plans or in the special provisions), all such unsuitable soil under the pipe and for the width of the trench shall be removed and replaced with well-compacted bedding material. b. Bedding, other than concrete embedment, shall consist of gravel, crushed gravel, or crushed stone 1/4" to 3/4" in size. At a minimum, the material shali conform to the requirements of Article 704.01 of the "Standard Specifications for Road and Bridge Cons- truction'', of the State of Illinois or ASTM C-33. The gradation shall conform to gradation CA-7, CA-8, CA-11 or CA-13 of the Illinois Standard Specifications or to ASTM Gradation No. 67. The pipe shall be laid so that it will be uniformly supported and the entire length of the pipe barrel will have full bearing.. No blocking of any kind shall be used to adjust the pipe to grade except when used with embedment concrete. Bedding shall be required for all sewer construction, except ductile iron pipe, and shall be of a minimum thickness equal to 1/4th of the outside diameter of the sewer pipe but shall not be less than fOur inches (4"). Pipe Laying. a. Pipe shall be laid straight both horizontally and vertically between manholes. b. Pipe laying and joining shall be done in accordance with the pipe manufacturers recommendations. c. Pipe shall not be dropped from delivery vehicleS. All pipe shall be lowered into the trench with a suitable apparatus; in no case shall the pipe be dropped or thrown. Connections. a. connections to the sewer main shall be done by means of a wye fitting installed in the main. - 54 - b. When sewer mains are deeper than 10', risers shall be installed at connections such that service pipe shall be no more than 10' deep. c. Unused wye fittings shall have socket ends sealed by water tight rubber or plastic stoppers suitably fastened or braced to prevent dislodging by back pressure from the main line. d. Connections to existing sewer mains shall be made by installing a new wye fitting or by use of a circular sawcut by proper tools ("Sewer Tap" Machine or similar) and installation of a wye saddle in accordance with manufacturers recommendations. All such connections shall be done in the presence of the Director of Public Works. e. Construction Records - The contractor shall keep record of the location of all sewer services by measurement to the nearest downstream manhole. Such records shall be delivered to the Director of Public Works at the completion of the work. a Backfillin~ a. Backfilling shall not be done until installation of the sewer has been inspected and approved by the Director of Public works. b. Backfill to one foot (1') above the top of the pipe shall be done with material conforming to bedding material or CA-6 specifications placed in six inch (6") lifts compacted to 95% maximum density. c. Excavations for sewers which are beneath any existing or proposed pavements, driveways and sidewalks and any trenches where the inner edge is within two feet (2') of such areas shall be backfilled with CA-6 material in nine inch (9") lifts compacted to ninety- five (95) percent maximum density. d. Excavations for sewers not beneath or within two (2) feet of existing or proposed paved areas shall be backfilled from one (1) foot above the sewer with material excavated from the trench, unless such material is determined to be unsuitable by the Director of Public Works. The material shall be free from clods and rocks and shall be placed in twelve inch (12") lifts and compacted. Inspection and Testing_L. It shall De the intention of this ordinance to secure a sewer system with a minimum amount of infiltration. Maximum allowaDle infiltration shall be two hundred (200) gallons per inch of diameter of sewer per mile per 24 hour day at any time for any section of the system. The joints shall be tight and visible leakage in the joints, or leakage in excess of that specified above, shall be repaired at the contractor's expense by means approved by the Director of Public Works. 1. T.V. Testing. a. Prior to submission of the Request For Final Inspection (RFI) to the Metropolitan Sanitary District (M.S.D.) a T.V. inspection of the sewer shall be made. b. Prior to acceptance or approval of the sanitary sewer main and again prior to expiration of the maintenance guarantee, the mains shall De inspected through use of standard T.V. equIpment for sewer inspections. The T.V. inspection shall be done by the Director of Public Works. c. Fees for T.V. inspections shall be as established in Article VI of this Chapter. 2. Infiltration/Exfiltration Testing. a. Prior to Village approval of the sanitary sewer system and before any connections are made, the system shall have passed infiltration or exfiltration tests conducted by both the Metropolitan Sanitary District of Greater Chicago and the village. b. Immediately after backfilling, the entire length'of the sewer trench, including stubs, shall be inundated to normal ground water level or 18 inches above the top of sewer pipe, whichever is higher. At that time infiltration tests shall be made to determine comp- liance with the allowable infiltration criteria. To measure the amount of infiltration, the contractor shall furnish, install, and maintain a V-notch shape crested weir in a metal frame tightly secured at the lower end of each sewer test section as directed by the Public Works Director. The Public Works Director will check the infiltration by measuring the flow over such weirs. When infiltration is demonstrated to be within the allowable limits, the contractors shall remove such weirs. - 56 c. If during the construction of the sewer system, the Public Works Director shall determine that it is impractical to obtain a proper infiltration test, then a test for watertightness shall be made by bulkleading the sewer at the manhole at the lower end of the section under test and filling the sewer with water to eighteen (18) inches above the top of the sewer in the manhole at the upper end of the section. Leakage will then be the measured amount of water added to maintain the above described level at a maximum allowable exfiltration rate of 200 gallons per inch diameter per mile per day. Sanitary Sewer Services. Sanitary sewer services shall be constructed in accordance with the specifications in Section 22.204.2 (Water, Sewer, and Flood Plain Regulations) of the Municipal Code. Records - As-Built Drawings. For all projects involving extentions to sanitary sewer mains there shall be submitted to the Director of Public Works reproducible mylar drawings - maximum size 12' x 18' -of the "as-built" plans showing the actual locations and grades of sewers and manholes and the locations of ~he service connection to the main and terminus of the service. Ownership of Sanitary Sewer System. Ail right, title and interest in and to the sanitary sewers to be accepted by the Village shall vest in the village. Section 16.405. Storm Sewers and Drainage General. Ail developments, whether public or private shall include provisions for the construction of storm sewers and appurtenances. The storm sewer system shall be separate and independent of the sanitary sewer system. Ail storm sewers, streams or channels shall be designed to accommodate storm water runoff from all areas which naturally flow to the area of development. B. Design. Design Flows. Storm sewers, streams, and channels shall be designed based on the rational method using - 57 - e the formula Q = c x i x A, where: Q = runoff flow in cubic feet per second c = runoff coefficient, characteristic of the tributary area in dimensionless units i = average rainfall intensity in inches per hour A = tributary drainage area in acres Drainage Area. The drainage, in acres, used for design shall De the entire watershed tributary to the point in the storm sewer system under consideration. It shall include any tributary area that may be outside the development. Rainfall Intensity. a. The average rainfall intensity used for design shall be selected from rainfall-intensity curves based on U. S. Weather Bureau measured rainfall. b. The rainfall intensity for storm sewers shall be determined from the 10 year storm curves. c. The rainfall intensity for streams and channels shall be determined from the 100 year storm curves. do The elapsed duration time used to select the rainfall intensity shall be equal to the time of concentration defined as: the time (in minutes) for the flow from the ~ost remote point of the drainage area to reach the point under consideration. e. For storm sewer design~t~e maximum time of concen- tration to a storm sewer inlet shall be 20 minutes. Runoff Coefficients. a. The runoff coefficient is the ratio of runoff to rainfall. b. Runoff coefficients for 10 year storms shall be a minimum of: impervious areas - C = 0.90 pervious areas - C = 0.25 c. Runoff coefficient, for 100 year minimum of: impervious areas C = 0.95 pervious areas - C = 0.50 storms shall be a - 58 - d. Runoff coefficients for undeveloped areas outside of the limits of the proposed development shall be a minimum C = 0.35 for 10 year storms and C = 0.60 for 100 year storms. 5. .storm Sewer, Stream and Channel Hydraulics. Se a. Storm sewers, streams and channels shall be designed to provide flow capacity based on Manning's formula: Q = (A)(1.486) (R) 2/3 x (S)1/2 n where: Q = Quantity of flow in cubic feet per second A = Area of the conduit in Square feet n = roughness coefficient of the conduit-dimensionless R = Hydraulic Radius=area divided by wetted perimeter S = Slope in feet per foot b. Roughness Coefficients (i) concrete pipe (2) Channel-sodded (3) Streams-clean (4) Stream-obstructed n = 0.013 n = 0.020 n = 0.030 n = 0.150 Velocities. Design velocities shall be: (1) Storm sewers minimum 2 f.p.s.; maximum 10 f.p.s. (2) channels and streams lined - minimum 2 f.p.s., maximum 10 f.p.s. unlined - minimum 2 f.pos., maximum 5 f.p.s. Storm Sewers. a. Minimum storm sewer size shall be twelve inches (12"). b. Storm sewers shall be laid straight in both horizontal and vertical planes between structures unless otherwise approved by the Director of Public Works. c. Storm sewers of differing diameters shall join structures only. The invert elevations shall be adjusted to maintain a uniform energy gradient by matching the 0.8 depth points of the differing diameters, at 59 - d. Inlets shall be provided so that surface water is not carried across or around street intersections. Inlets shall be spaced such that overland flow shall not build up a flow exceeding two (2) cubic feet per second except that inlets shall not exceed 400 foot spacing. Inlets shall be provided at all low points. e. Manholes shall be provided at: (1)~ changes in direction-horizontal or vertical (2) changes in shape or size of pipe (3) junction of pipes (4) maximum spacing 400' for sewers 42" diameter and smaller; 500' for sewers 48" and larger Drainageways. a. Existing stream and channels may be realigned and improved subject to approval of the Director of Public Works. New open channels may be provided, if approved by the Director of Public Works, for locations servicing 80 acres or larger. All construction on streams and channels is subject to review and approval by the Illinois Department of Transportation, Division of Waterways and the Army Corps of Engineers as required. b. Where stream and channels are realigned or im- proved; the bottom shall be stabilized full width with a minimum four (4) inch diameter river rock "choked" with limestone screenings or grass paving block as approved by. the Director of Public Works. The banks shall be protected from erosion by a method approved by the Director of Public Works. c. A minimum ten foot (10') access maintenance easement shall b~ pr0vided a~ the top of each bank of all streams and channels. The easement shall be kept free and clear of any and all structures, shrubbery, etc. d. If new channels are approved by the Director of Public Works they shall be improved as follows: (1) side slopes-6 horizontal to 1 vertical maximum (2) minimum width of bottom six (6) feet. (3) bottom of channel shall be stabilized full width with a minimum four (4) inch river rock diameter "choked" with limestone screenings or grass paving blocks as approved by the Director of - 60 - Public Works. The banks shall be protected from erosion by a method approved by the Director of Public Works. 8. Flood Plains. a. Ail construction in flood plains shall conform to ChaPter 22 entitled (Water, Sewer and Flood Plain Regulation) of the Municipal Code. b. Compensatory storage shall be required for all fill and construction done within flood plain areas. c. Streets in flood plain areas shall be designed such that the lowest elevation of minor streets and cul-de- sacs shall be at or above the base flood elevation and the lowest elevation of all other streets shall be one foot (1') above the base flood elevation. Allowable Materials Storm sewers shall be reinforced concrete pipe conforming to ASTM C-76 Wall B standards for round pipe or ASTM C-507 for elliptical pipe. Class of pipe shall conform to Section 603 of the "Standard Specifications for Road and Bridge Construction" Illinois Department of Transportation. Alternate storm sewer materials may be allowed upon review and approval of the Director of Public Works. Pipe joints shall be "O" ring joints conforming to ASTM C-443 or Bitumastic Joints. The Bitumastic joint filler shall be made from a homogenous blend of bitumen, inert filler and suitable solvent approved by the Director of Public Works. It shall be such that it will flow freely at 250 degrees F, with a melting point of not less than 200 degrees F and shall harden to a consistency that will not result in a plastic flow at 80 degrees F. Manholes, catchbasins and inlets shall be precast reinforced concrete conforming to ASTM C-478. Joints between manhole, catchbasin, and inlet sections shall be filled with preformed bitumastic joint filler of sufficient size to completely seal. 5. Adjusting rings shall be precast concrete rings. - 61 - e Castings. a. Inlet and catchbasin frames areas shall be Neenah R-2014-D, and grates in paved or approved equal. b. Inlet and catchbasin frames and grates-in grassed areas shall be Neenah R~4340-B, or approved equal. c~ Manhole frames and grates shall be Neenah R-1072 or approved equal, embossed "storm" and "Mount Prospect". d. Steps shall be Neenah RL1981-I or approved equal. Bedding and trench backfill for storm sewers shall conform to Article 704.11 of the "Standard Specifi- cations for Road and Bridge Construction", Illinois Department of Transportation and conform to gradation CA-6 or CA-10. In no case shall tunnel rock be allowed. Construction Storm sewers shall be constructed in accordance with the "Standard Specifications for Road and Bridge Construction" Illinois Department of Transportation, Standard Specifications for Water and Sewer Main Construction in Illinois, the pipe manufacturers recommendations, and this Development Code. Trenches for storm sewers located under or within two feet (2') of a paved area shall be backfilled with trench backfill and compacted by mechanical means to 95% standard laboratory density. e Adjusting rings for manholes, catchbasins, and inlets shall be limited to a maximum of three (3) rings and maximum height of twelve (12) inches. When adjusting rings are required on structures a cement mortar or bituminous material coating shall applied to the outside of the rings. be Lifting holes in structure sections and sewer pipe shall be plugged with appropriate sized concrete lift plugs and coated with bituminous material. Inspection and Testing 1. Ail sewers and appurtenances shall be cleaned prior to inspection and testing. - 62 - 2. Upon completion of construction and prior to acceptance of the storm sewer and again prior to expiration of the maintenance guarantee, the storm sewers shall be inspected through use of standard T.V. equipment. The T.V. inspections shall be done by the Director of Public Works. All deficiencies noted du~ing the T.V. inspection shall be repaired by the contractor at his expense by means approved by the Director of Public Works. Fees for T.V. inspections shall be as estab- lished' in Article VI of this Chapter. Detention Requirements General. Ail commercial and industrial zoned develop- ment, regardless of size and all residential develop- ments five (5) acres or larger shall include provisions for storm water holding facilities. Ail storm water detention facilities other than roof tops, parking lots and/or underground storage shall be located not less than seventy five feet (75') from any building or structure to be occupied. Design. a. Ail detention basins shall be designed in accor- dance with the requirements of the Metropolitan Sanitary District of Greater Chicago and the village Code. b. The allowable release rate from the detention facility shall not exceed the runoff rate from the subject area in its natural undeveloped state. Such release rate shall be based on the runoff from a three (3) year storm and a runoff coefficient of 0.15 except that in no case shall the release rate be greater than 0.20 c.f.s, per acre. c. Detention basin discharge structures shall be designed such that they have sufficient capacity to discharge the allowable release rate from the develop- ment and any storm water flowing through the property from all tributary area outside o~ the development. (1) For the purpose of designing such storm water drainage systems, it shall be assumed that the runoff rate from upstream lands within the drainage basin is that which would result from a rainstorm of a three (3) year frequency at a runoff rate coefficient of 0.15 in cases where there are retention basins in the upstream drainage area. - 63- (2) Whenever upstream detention facilities have a release rate that is less than the maximum permitted by this subsection F, then allowance shall be made for such reduced runoff rate in calculating the capacity of the drainage system or structure. (3) Whenever detention facilities have not been provided and are not required to be provided for any part of the upstream land in the drainage area, then the by-pass flow rate for subdivisions and developments for which storm water detention facilities are required by this Subsection F shall use a runoff coefficient of not less than 0.35. d. The detention volume required shall be that necessary to store the runoff of a 100 year rainfall, for any and all durations, from the fully developed drainage area tributary to the reservoir, less that volume discharged during the same duration at the approved release rate. The runoff coefficients used to determine the runoff from the 100 year storm shall be not less than C = 0.95 for impervious areas and C = 0.50 for pervious areas. e. Dry detention basins shall be designed with side slopes not steeper than 6 horizontal to 1 vertical. The basin floor shall have a slope of not less than two (2) percent. In order to prevent soil erosion and weed problems and to provide for usable active recreational areas during dry weather the detention basin shall be landscaped including sodding and/or hydro-seeding of the basin as required. The basin shall also have a low flow underdrain consisting of a minimum ten inch (10") storm sewer or perforated drain tile. f. Detention basins with permanent ponds shall be graded such that the area one foot (1') above the normal water level to three feet (3') below normal wa~er level has a slope of three (3) horizontal to one (1) vertical. The area from one (1) foot above normal water level to two (2) feet below normal water shall have a shore line protection consisting of natural rocks with a minimum twelve (12) inch diameter. - 64- At the point three feet (3') below normal water a level ledge five feet (5') wide shall be constructed. From the edge of this five foot (5') ledge the ground shall slope at two (2) horizontal to one (1) vertical for an additional three foot (3') depth. If fish life is to be sustained in the baSin an area equal to twenty five (25) percent of the normal water'surface area shall be a minimum of twelve (12) .feet deep. The ground above one foot (1') above the normal water elevation shall have a slope not steeper than ten (10) horizontal to one (1) vertical for a minimum horizontal distance of twenty feet (20'). Above this elevation the slopes within the basin shall not be steeper than six (6) horizontal to one (1) vertical nor shallower than two (2) percent. Section 16.406. Water Distribution System General. Ail developments shall include provisions for the construction of a water distribution system complete with valves, fire hydrants and other appurtenances as required by this code. The water supply facility of any building, located within the village, the property line of which building is located within two hundred feet (200') of a water main line, shall have said water supply facilities connected to the said water main line. All existing buildings presently within the village that are being served by a private well are exempt from this section until such time that their well becomes inoperable at which time they will be required to connect onto the village water main. Any parcel and/or building located outside the village shall be required to annex into the Village prior to connection onto the village water supply and any and all expenses incurred to extend said water supply would be totally at the owners expense. Water mains shall be extended to the property line of the development along public rights-of-way and at other locations as required by the Director of Public Works. Specifications. The water distribution system shall be designed in accordance with the Grading Schedule for Municipal Fire Protection, Insurance Services office recommended fire flows; Illinois E.P.A Division of Public Water Supply Technical Policy statements and this Develop- ment Code. - 65- Design A complete water distribution system shall be designed to serve the entire development. The water mains shall be of adequate size to supply the required domestic consumption and fire flow demands throughout the system. The design engineer shall submit calculations showing flows in the system at various locations are adequate for domestic consumption and fire flow demand with a required minimum twenty ~20) psi residual pressure. 2. Design Flows-Domestic and Fire Protection. For purposes of water main design, maximum day flows shall be ha§ed on the following: Location or Type a. Residential Domestic Fire Flow be 1. Single Family - Detached 2. Single Family - Attached (Townhome)-with approved fire wall 3. Multi-Family 100 gpcd 100 gpcd 100 gpcd 1500 gpm 2000 gpm 3000 gpm Office Commercial Industrial 50 gpcd 3000 gpm 60 gal/employee/shift 6000 gpm 75 gal/person/shift 6000 gpm Flow shall be calculated using a "C" factor of 100, ignoring fittings, and with a minimum residual pressure of twenty (20) psi. Pipe Size. The minimum water main pipe size shall be six inches (6") diameter. Six inch diameter pipes shall only be used on water mains servicing no more than one fire hydrant or 12 or fewer residences. At all other 'locations in residential areas and in all commercial and industrial developments, a minimum diameter of eight inches (8") is required. 4. Fire Hydrants. a. Hydrants shall be installed at all street inter- sections and at maximum three hundred foot (300') spacing along the lengths of streets. - 66 - Be b. When a building to be occupied will be set back two hundred fifty feet (250') or more from a street or is located more than three hundred feet (300') from a hydrant, additional hydrants shall be installed such that one hydrant shall be located at the entrance to the building and hydrants shall be provided around the perimeter of the building at maximum 250' spacing measured along access roads. Such hydrants shall be installed not more than 50' nor less.than 25' from the building. c. Fire hydrant spacing plans shall be submitted the Director of Code Enforcement for review and approval. to Valves and Vaults. a. Valves shall be located o~ water mains so as to be able to isolate sections of main from the entire system with minimum disruption of service. b. Valves shall be installed so that not over eight hundred (800) feet of water main, with services, will be shut off at any time. Transmission lines with no service connections shall have valves located so that not over twelve hundred (1200) feet of main will be shut off at any time. Valves on water mains servicing single family residential areas shall be installed so that no more than eight hundred (800) feet of water main and/or no more than twenty-five (25) units shall be affected when shuting off a section of main. c. Valves shall be located so that it will require no more than four (4) valves to be closed to isolate a section of water main. d. Valve vaults are required on all valves two and one half inches (2 1/2") or larger. Valve vaults shall be forty eight inch (48,) inside diameter for valves eight inch (8") and smaller and sixty inch (60") inside diameter or larger with offset cones for valves larger than eight inches (8"). Thrust Blocks. Thrust blocks shall be required at all hydrant tees and bends. Where undisturbed earth is not available or not likely to be available to support the trust blocks, tie rods and/or retaining glands shall be used as approved by the Director of Public Works. - 67 - De Depth of Water Mains. Ail water mains shall be constructed five feet six inches (5'6") below final grade unless otherwise approved by the Director of Public Works. Separation of Water Mains and Sewers. Separation and protection of water mains from sewers shall comply with the Illinois E.P.A. Division of Public Water Supplies Technical Policy Statements, latest edition. 9. Service Connections. a. Ail water service lines shall be designed with a minimum diameter necessary to provide adequate domestic and fire flow use. b. Water service line servicing single family resi- dences shall be a minimum of one inch (1") diameter. Allowable Materials. 1.~ Water Main Pipe. a. Ail water main pipe Shall be Ductile Iron pipe conforming to AWWA specification C-151 (ANSI A21.51). b. Pipe shall Nave a minimum thickness Class 52 conforming to AW-WA specification C-150 (ANSI A21.50). c. Ail pipe shall have a minimum laying length of 18 feet. d. Pipe joints shall be push-on joints or mechanical joints conforming to AWWA C-111 (ANSI 21.11). e. Ail pipe shall be cement-mortar lined in accordance with AWWA C-104 (ANSI A21.4). f. Alternate pipe materials may be allowed upon review and approval of the Director of Public Works. 2. Water Main Fittings. a. Ail water main fittings shall be ductile iron fittings conforming to AWWA specification C-110 (ANSI 21.10). b. Fittings shall be cement-lined in accordance with AWWA C-104 (ANSI A21.4). c. Alternate fitting materials may be allowed upon review and approval of the Director of Public Works. - 68 - Valves. a. Valves 8" and smaller shall be iron body, bronze mounted double disc, parallel set, non-rising stem gate valves conforming to AWWA C-500. Valves shall open counter clockwise. Joints shall be mechanical or push-on type conforming to AWWA C-111. Valves shall be Mueller A-2380 or Traverse City A-230-"0# ring seal. Other valves may be allowed upon review and approval of the Director of Public Works. b. Valves larger than 8" shall be ductile-iron body, rubber seated, tight closure butterfly valves con- forming to AWWA C-504. Valves shall be Class 150B and shall open counter clockwise and be operated by a two (2) inch square nut. Joints shall be flanged joints. Valves shall be Pratt-Groundhog Butterfly or Mueller Lineseal III. Other valves may be allowed upon review and approval of the Director of Public Works. valve vaults. a. Valve vaults shall consist of precast reinforced concrete sections meeting ASTM C-478 and ASTM C-443 standards. b. Adjusting Rings shall be precast concrete rings. c. Vault steps shall be Neenah R-19'81-1 or approved equal. d. Frame and grates for valve vaults shall be Neenah R-1712 or approved equal, embossed "Water" and "Mount Prospect" and have recessed pickhole. Fire Hydrants. a. Fire hydrants shall be dry barrel type with breaktye flange and auxiliary gate valves and shall conform to AWWA C-502. b. Hydrants shall have two (2), two and one-half inch (2 1/2") hose outlets and one (1), four and one-half inch 4 1/2") National standard thread outlet. - 69 - C. Hydrants shall have a main valve opening of five and one-quarter inches (5 1/4") with a 6" auxiliary valve with mechanical joints. The auxiliary valve shall have a 3 piece valve box. d. Hydrants shall be painted yellow. e. Hydrants shall be Traverse City TCV 5 or Mueller Centurion A423. 'Other hydrants may be allowed upon review and approval of the Director of Public Works. Service Connections. a. Ail water service lines two inches (2") in diameter or smaller shall be constructed of Type K copper with flared fittings. Service lines four inches (4") and larger shall be ductile iron conforming to allowable water main material specifications. b. Service connection to the water main for services less than two inches (2") in diameter shall be with a Mueller Doublestrap bronze service clamp and a corporation stop Mueller H-15020 or approved equals. Service connections to the water main for services four inches (4") or larger shall be with a ductile iron fitting conforming to water main fitting specifications. c. Each service less than two inches (2" in diameter shall have a curb stop Mueller H-15151 and a curb box Mueller H-10302 or approved equals. Curb boxes in paved areas shall be Mueller H-10350. Services four inches (4") and larger shall have gate valves conforming to water main gate valve specifi- cations. Bedding and Trench Backfill. Aggregate for bedding when required and for trench backfill shall conform to requirements of Article 704.01 of the "Standard Specificatibns for Road and Bridge Construction" State of Illinois and conform to gradation CA-6 or CA-10. In no case shall tunnel rock be allowed. 70 - Construction. Water Mains. Water mains and appurtenances shall be installed ~'~ conformance with AWWA C-600, the material manufacturers recommendations, the Standard Specifi- cations for Water and Sewer Main Construction in Illinois and this Chapter. Trench Backfill. Trench backfill shall be required in all locations where the water main trench is under or within two feet (2') of existing or proposed pavements including but not limited to streets, sidewalks and driveways. The trench backfill shall be placed in lifts not exceeding eight inches (8") and shall be mechanically compacted to not less than 95 percent of the standard laboratory density. Backfill in water main trenches under existing or proposed streets shall consist of trench backfill as noted above except that the area from six inches (6") to one foot-six inches (1'6") above the pipe shall be an impervious clay material compacted to 95 percent standard laboratory density. Water in Trench. Where water is encountered in the trench, it shall be removed during pipe-laying and jointing operations. Trench water shall not be allowed to enter the pipe at any time. Water System Connections. Ail connections to the existing water system shall be made under full water service pressure unless otherwise approved by the Director of Public Works. Butterfly Valves. Ail butterfly valves shall be attached to the water main with a MJ and flange connector to facilitate removal of the valve. The valve vault shall be of sufficient size to accommodate the valve and connector· 6. Fire Hydrants. a. Fire hydrants shall have a minimum of seven (7) cubic feet of one inch (1") to one and one-half inch (1 1/2") washed river stone placed at the base of the hydrant to provide drainage at the barrel. b. Auxiliary valves shall be connected to hydrants. - 71 c. The break-line flange of hydrants shall De not less than one inch (1") nor more than three inches (3") above finished ground elevation. Hydrants in street rights-of-way shall be placed not less than three feet (3'), nor more than five feet (5'), from the back of curb. 7. Miscellaneous. a. Water service lines shall have a minimum cover of sixty inches (60"). b. Copper service lines shall not have intermediate unions, unless approved by the Village. c. Curb stops and curb boxes shall be located in public rights-of-way. Such curb stops and boxes shall not be located in any paved areas unless approved by the Public Works Director. Pressure Test. As part of the construction of development improvement, all water mains shall be pressure tested as described in this Section. The Director of Public Works shall be notified of the time of the test a minimum of twenty four (24) hours prior to the test. e Ail newly laid pipe shall be subjected to a hydrostatic pressure of one hundred fifty (150) pounds per square inch. Duration of each pressure test shall be for a period of not less than two (2) hours. Each valved section of pipe shall be filled with water and the specified test pressure shall be applied by means of a pump connected to the pipe. Before applying the specified test pressure, all air shall be expelled from the pipe. Ail leaks shall be repaired until tight. Any cracked or defective pipes, fittings, valves, or hydrants discovered in consequence of this pressure test shall be removed and replaced and the test repeated until satisfactory results are obtained. All testing shall be done after the installation of service lines. Suitable means shall be provided for determining the quantity of water lost by leakage under the specified test pressure. Allowable leakage shall not be greater than that computed as follows: L = N x D x (p)l/2 7400 L = Allowable leakage in gallons per hour - 72- Ge N = Number of joints in length of pipeline tested D = Nominal diameter of the pipe in inches P = Average test pressure during leakage test in pounds per square inch gauge. Leakage is defined as the quantity of water required be supplied to the newly laid pipe necessary to maintain the specified leakage test pressure. to e Ail pressure tests shall be done in the presence of the .Director of Public Works. Preliminary Flushing. Prior to chlorination, the main shall be flushed as thoroughly as possible with the water pressure and outlets available. Flushing shall be done after the pressure test is made. It must be understood that such flushing removes only the lighter solids and cannot be relied upon to remove heavy material allowed to get into the main during laying. If no hydrant is installed at the end of the main, a tap should be provided large enough to effect a velocity in the main of at least 2.5 feet per second. Disinfection. The preferred point of application of the chlorinating agent shall be at the beginning of the pipe line extension of any valved section of it and through a corporation stop in the top of the newly laid pipe. The injector for delivering the chlorine-gas into the pipe should be supplied from a tap on the pressure side of the gate valve controlling the flow into the pipeline extension. Water from the existing distribution system or other source of supply shall be controlled so as to flow slowly into the newly laid pipeline during the appli- cation of chlorine-gas. The rate of chlorine mixture flow shall be in such proportion to the rate of w~ter entering the pipe that the chlorine dose applied to the water entering the newly laid pipe shall be at least forty (40) to fifty (50) ppm, or enough to meet the requirements during the retention period. This may require as much as one hundred (100) ppm of chlorine in the water left in the line after chlorination. Valves shall be manipulated so that the strong chlorine solution in the line being treated will not flow back into the line supplying the water. - 73 Treated water shall be retained in the pipe long enough to destroy all spore-forming bacteria. This retention period shall be at least twenty-four (24) hours. After the chlorine-treated water has been retained for the required time, the chlorin~ residual at the pipe extremities and at other representative points should be at ieast ten (10) ppm. In the process of chlorinating newly laid pipe, all valves or other appurtenances shall be operated while the pipeline is filled with the chlorinating agent. ® Ail water mains shall be disinfected and tested according to the requirements of the "Standards for Disinfecting Water Mains," AWWA C-601, and as required by this Chapter. All disinfection, as required by this Chapter, shall be performed by an independent firm exhibiting experience in the methods and techniques of this operation, and shall be done in the presence of the Director of Public Works. The Director of Public Works shall be notified of the time of disinfection a minimum of twenty-four (24) hours prior to the disinfection. Final Flushing and Testing. Following chlorination, all treated water shall be thoroughly flushed from the newly laid pipeline at its extremities until the replacement water, throughout its length shall, upon test, be approved as safe water by the Director of Public Works. This quality of water delivered by the new main should continue for a period of at least two (2) full days as demonstrated by laboratory examination of samples taken from a tap located and installed in such a way as to prevent outside contamination. Samples should never be taken from an unsterilized hose or from a fire hydrant, because such samples seldom meet current bacterio- logical standards. Samples shall be taken by the firm performing the disinfection of the main and in the p~esence of the Director of Public Works. The sample shall be taken by the Director of Public Works to an approved laboratory for analysis. 74 Section 16.407. Street Lighting Improvements ae General. Ail development shall include the design and con- struction of street lighting facilities for the illumination of all roadways, public or private, which lie in or border the development and all parking lots within the development. Street lighting to be accepted by the village shall be constructed within public right-of-way or in easements dedicated to the village. Specifications.. Street lights and appurtenances shall be designed and installed according to: The American Standard Practice for Roadway Lighting, Current Edition, The National Electric Code, Current Edition, as amended by the Village of Mount Prospect electrical code; and this Development Code. C. Street Light Locations. 1. Residential, Commercial and Industrial Districts. Poles shall be located at all intersections and spaced at a distance not exceeding three hundred feet (300') from one another for midblock locations. Poles shall also be located at the ends of cul-de-sacs and a curve in the roadway as required by the Director of Public Works. Poles shall be set in the parkway two feet (2') from the back of curb. Where the distance between the sidewalk and the ~urb is such that this location is impractical or where the s~dewalk is adjacent to the curb, the Director of Public Works shall be consulted for an alternate location for the pole. Unless otherwise directed by the Director of Public Works, the direction of the support arm shall be at right angles to the intersection of the centerlines of the intersecting streets at a four-legged intersection. At "T" intersections, a pole shall be provided on the centerline extended of the terminating street at the top of the "T" with the support arm extending toward the center of the intersection. Between intersections, mast arms shall be orientated at a right angle to the centerline. In cul-de-sacs, lights shall be placed in the center median or if no center median is to be constructed, at the end of the cul-de-sac along the centerline extended. - 75 Arterials and Collector Streets. Poles shall be located at intersections and spaced such that the illumination meets the following criteria: a. Maintain 1.2 average foot candles (after depre- ciation) b. Maximum / Minimum ratio 6.0 : 1.0 c. Average / Minimum ratio 3.0 : 1.0 Light Pole Requirements. Ail poles shall be round tapered seamless poles fabricated from aluminum alloy 6063 - T6. Poles shall be provided with bolt down anchor bases and handholes. Anchor bases and handhole frames shall be manufactured from aluminum alloy 356 - T6. Bracket arms shall be truss tapered elliptical arms manufactured from aluminum alloy 6063 - T6. Bracket arm shall taper to two and three-eights inches (2 3/8") at luminaire end. Poles shall be designed and fabricated to withstand 80 m.p.h, winds and associated wind gusts and vibrations. The light poles shall be able to support a luminaire panel up to 1.7 square feet. All poles shall be designed in conformance with AASHTO'S Standard Specifications For Structural Supports For Highway Signs and Traffic Signals. In residential areas, the lighting standards shall have bolt down bases and shall be constructed of spun aluminum with a twenty-five (25) foot mounting height. The lighting standards shall be Pfaff and Kendell Model EHT 7x425-120/SB2H-156, Union Metal Model B-704D- 220-DZ, or approved equal. In commercial Or business areas, the lighting standards shall have bolt down bases and shall be constructed of spun aluminum with a thirty (30) foot mounting height. The lighting standard shall be Pfaff and Kendell Model EHT7x430-120/SB2H-156, Union Metal Model B-804-D270-D2 or approved equal. In cases where bronze finish is desired, the finish shall be anodized duranotic dark bronze finish on spun aluminum. Painted steel poles shall not be allowed. Alternate poles and mounting height shall be approved by the Director of Public Works. - 76 - E. Luminaires and Lamps. The luminaires shall consist of a housing, reflector, reflector holder, lamp socket, slipfitter and three terminal photoelectric cell. The luminaires and lamps shall be mercury vapor lamp (white or color-corrected) in residential zones and high pressure sodium in commercial or industrial zones. Ail fixture components shall be designed to operate under all environmental conditions. All luminaires shall be designed and wired to operate on 60 Hertz alternating current with a multiple tap high power factor (95+% PF) regulator type ballast. All lens shall be heat resistant borosilicate glass. All fixtures shall be designed to operate at -20°F (-28°C) .minimum starting temperature. The mercury vapor luminaire shall have a die-cast aluminum housing with a removable ballast assembly, acrylic or borosilicate glass refractor, photo- electrical cell receptacle and cell multitap reactor type ballast and universal slipfitter. Acceptable units include General Electric M-Powr/Door, ITT Horizontal Luminaire or approved equal. e The high pressure sodium luminaire may be either the conventional horizontal flat lens cobra head type or the decorative shoebox type, either of which shall be the cutoff type fixture. a. The cobra head type shall have a die cast aluminum housing, removable ballast assembly, a photoelectrical cell receptacle and cell, a multiple tap reactor type ballast and universal slipfitter receptacle. Accept- able units include General Electric M-Powr/Door, ITT Series 154 Power-Pad Horizontal Luminaire or approved equal. b. The high pressure sodium decorative shoebox type fixture shall have a die cast aluminum housing, removable ballast assembly, a photoelectric cell receptacle and cell, and a multiple tap react'or type ballast. Acceptable units include Crouse-Hinds RAL, ITT Series 154 Power-Pad Horizontal Cutoff or approved equal. Wire/Cable Requirements. Ail wire and cable installed under this section from the power source to the lighting standards shall be contained in either unitduct m~nufactured from high density smooth wall polyethylene electrical plastic - 77- duct or heavywalled galvanized steel conduit. Direct burial of all wire and cable under this section is prohibited. Ail wire and cable installed under this section shall be heat and moisture resistant, Type XHHW, and be suitable for use at 75°C (167°F) and shall have insulation rated at 600V. The bare ground wire shall be 98AWG stranded copper wire. Ail wire will be subject to an insulation test to ground after installation. The minimum acceptable resistance to ground shall be 250,000 ohms. Any section of wiring failing to pass the minimum insu- lation test for any reason or showing on obvious short circuit shall be rejected. All wire, cable and unitduct to be furnished shall be buried not less than 30 inches below finished grade. Ail runs shall be continuous without splice unitduct from pole handhole to pole handhole control cabinet. in cable or or to Cable slack shall minimum of two (2) light standards. be provided such that there is a feet of slack at the base of all Adequate slack shall be provided such that the service connection can be made without s~lices other than at the power source. In the case of aerial service, rigid steel conduit for service pole riser including insu~lated bushing shall be provided for a service pole riser. When passing under concrete or asphalt surfaces, rigid galvanized steel conduit not less than two-inches (2") in diameter with bushings shall be used for raceways. Section 16.408. Landscaping. Any development or subdivision subject to the requirements of this Chapter shall provide landscaping within the development and on public rights-of-way adjacent to or within such development. Landscaping required by this ordinance shall be a condition to the issuance of a Certifi- cate of Occupancy for any improvements built on the subject property. - 78 - A. Public Property Landscaping Requirements for Parkway Trees. Trees shall be planted in all parkways and shall be placed subject to the direction and approval of the Village. The village shall be responsible for the purchasing and planting of all trees within and upon the public right-of-way. a. Parkway trees shall be planted forty (40) feet apart whenever possible, and shall have a minimum trunk diameter of two and one-half (2 ~/2) inches measured at six (6) inches above ground level. b. Planting requirements. All trees planted within a public right-of-way shall comply with the requirements set forth in Chapter 9, Article V (Trees) of the Municipal Code. c. Tree Planting by Village. The applicant shall, prior to final plat or development plan approval, post with the Director of Management Services a cash deposit or treasurer's or cashier's check payable to the village in an amount equal to the number of trees required to be planted in the public parkway pursuant to this Section multiplied by the amount charged by the Village to cover the cost of such trees, and any and all work connected with the guaranteed planting of such trees as such amount is established from time to time by resolution of the corporate authorities of the village. The Village shall use such funds to plant trees in the parkway. d. If deemed necessary by the Director of Public Works, this requirement may be satisfied if an equi- valent number of trees of the same size or larger are planted in the front yards of all adjoining lots. e. Should completion of the development extend beyond a one (1) year period; the applicant shall be required to post additional funds to cover any increase in cost to plant the remaining trees. Existing Shrubbery. Shrubbery, bushes or evergreens the public right-of-way shall not exceed thirty (30) inches in height. 3. Areas to be Graded and Sodded. a. Ail unpaved areas within the dedicated right-of-way shall~be graded and sodded in an approved manner. Restoration work shall be performed to the satisfaction of the Director of Public Works. - 79 - Bm b. Ail parkways shall be graded smooth and topped with at least four (4) inches of black dirt after compacting and removal of stumps, trees that cannot be saved, boulders and such. Such areas shall be sodded. c. Upon recommendation of the Director of~Public Works, the President and Board o~ Trustees of the village may require additional sodding of a lot to prevent soil erosion and blockage of drainage systems. Private Property Landscaping. Protection of Existing Trees. Trees and surface vegetation provide a natural means of sedimentation and erosion control, as well as add an aesthetic feature to the local landscape. The clearing of healthy trees having a diameter of four (4) inches or greater or other types of surface vegetation shall not be permitted on undeveloped land except when approved by the village. Actions in accordance with the principles of good forestry practices for the continued survival of a forested area or for agricultural use are excluded from this requirement. Landscape Plan. Any development or subdivision, subject to the provision of this ordinance, shall provide a landscape plan to be approved by the Director of Community Development. Said landscape plan shall include existing and proposed plantings, including species, spacing, quantity, and size, areas to be seeded and sodded, and locations and specifications of other materials. Said landscape plan shall address all requirements of this Chapter, the Building Code, and the Zoning Ordinance. Required Maintenance. Ail landscaping on private property that is part of an approved subdivision or development plan shall be properly maintained in a vigorous growing condition. Any landscaping which has been permitted to deteriorate shall be replaced. Completion and Inspection. Ail landscaping on private property or public right-of-way that is part of an approved subdivision or development plan shall be subject to in- spection and approval by the Village prior to the issuance of any Certificate of Occupancy. Any required landscaping which cannot be installed prior to a Certificate of Occu- pancy because of planting season, shall provide a cash escrow guarantee to the Village to ensure completion of all landscaping. Such landscaping shall be completed at the next succeeding planting season. - 80 - Section 16.409. Bench Marks and Markers ae Bench Marks. Bench marks shall be placed at every quarter (1/4) mile interval in the North-South and East-West directions. A minimum of on~ such bench mark shall be set in each subdivision and resubdivision. e The bench mark shall be of concrete, not less than six inches (6") in diameter and sixty inches (60") in depth with a center ~4 vertical steel reinforcing rod cast in place. A brass disc provided by the village Engineer, at the applicant's cost, shall be cast in place on top of each such bench mark. The applicant's engineer shall provide the Village Engineer with the documented U.S.G.S. elevation of each such bench mark. 5. Each bench mark shall be set flush with the grade. Monuments. finished Ir0n pipes not less than two-inches (2") in diameter or steel rods not less than one-inch (1") in diameter shall be set at all block corners, block angle points and points of curvature. Iron pipes not less than one inch (1") in diameter or steel rods not less than one-half inch (1/2") in diameter shall be set on all other lot corners and lot angle points. All iron pipes and steel rods shall be not less than twenty-four inches (24") in length. Monument Verification. The applicant shall expose and verify the existence of all required iron pipes and steel rods after the completion of all construction and prior to final acceptance by the President and Board of Trustees of the Village. The applicant shall replace in kind any iron pipes or steel rods found to be missing. - 81 - Section 16.410. Repair and/or Replacement of Utilities Upon Resubdivision. Prior to approval for resubdivision, the developer must arrange with the Director of Public Works for an inspection of all existing utilities including, but not limited to sanitary and storm sewers, water mains and all related apparatus, and street lights. These utilities must meet or exceed the standards as stated in this Development Code, to include any required fees for in- spections, for the existing and/or proposed extension of utility needs on site as well as off site. Section 16.411. Maintenance of Required Utilities. All. utilities including, but not limited to sanitary and storm sewers, water mains ad all related apparatus, and street lights, which are an extension of the public utilities, but are located on private property, shall be maintained in good repair and working order so that they function safely and effectively without threat to health and safety. Ail repairs shall be made by and at the expense of the owner of the property. The Village may, in case of an emergency, repair any defect and if this is done the cost of such repair work shall .be repaid to the Village by the owner of the property. - 82- ARTICLE V CONSTRUCTION IMPROVEMENT APPROVAL VILLAGE APPROVAL OF COMPLETED IMPROVEMENTS Section 16.501. Approval of Design Improvements. Required Drawings and Documentation. Where an applicant or' owner proposes a development within the corporate limits of the village, the applicant/owner shall submit the necessary documentation with a final plat of subdivision or develop- ment plan as follows: Support Documentation. The following documents are required at the time engineering plans are submitted the village for review and approval: to a. Four (4) sets of engineering drawings. b. Four (4)sets of specifications. c. Four (4) copies of the Plat of Survey. d. M.S.D Sewer Permit Applications and E.P.A. Sewer Permit Applications, where required. e. E.P.A. Water Permit Applications. f. Two (2) copies of the storm sewer calculations. Two (2) copies of the storm sewer drainage map. h. Two (2) copies of the retention facilities calculations. i. Two (2) copies of the hydraulic gradient profiles of the storm sewer design, if the design is based on a hydraulic gradient. j. Two (2) copies of the Engineers estimate of cost. k. Two (2) copies of the water main calculations for consumption and fire flow demand when the design is less than the minimum design required by this Chapter. 1. Two (2) copies of the pavement thickness design calculations. - 83- m. One (1) copy of County permit applications. Engineering Drawings. The submitted must include the and State Highway Department engineering drawings following information: a. Cover sheet with location map. b. General plan layout of the project indicating all improvements. c. Detailed plan and profile sheets of all improvements. d. Summary of all quantities. e. Blocks and lot grading plans including locations and species of existing trees as required in Section 16.408 and a schedule for erosion and sedimentation control. f. General detail sheet showing: (1) Pavement cross section. (2) Curb, gutter and sidewalk details. (3) Cross section of retention facilitiest including sedimentation basins· (4) Street lights. (5) Manholes, vaults, inlets and castings. (6) Hydrants. (7) Typical trench cross sections for sanitary sewers, storm sewers and water mains. Engineering Approval. Upon approval of engineering drawings., seven (7) sets of the final drawings shall be submitted to the Engineering Division. The drawings shall be stamped "approved plans" and one (1) set shall be returned to the developer; one (1) set shall be stamped "job copy" and shall be kept on the job site at all times. 84 - Preconstruction Meeting. Prior to commencing the construc- tion and installation of any improvement contemplated herein to be constructed or installed, the applicant's contractors shall meet with the village Engineer and the Director of Public Works at the village Hall to review the inspection methods and procedures outlined herein for each construction and installation. Section 16.502. Inspection Procedures ae Inspections. Ail improvements constructed under the terms of this Chapter shall be subject to inspections by the Public Works Director or his duly authorized representative. The applicant shall give at least forty eight (48) hours notification to the Public Works Director prior to the performance of any of the following work: 1. The construction of any roadway or street. 2. The surfacing of any roadway or street. 3. The installation of any curbing or gutters. 4. The construction of any sidewalks. The grading or backfilling of any open trench or excavation in which any utility facilities, including but not limited to, water lines, sewer lines and electrical cables have been installed. 6. The construction of any driveways. 7. The construction of any parking lot. Be Procedures. Within the forty eight (48) hour notice period specified in Section 16.502.A. the Public Works Director may conduct an on-site inspection to determine that the work complies with the engineering drawings. If, in the opinion of the Public Works Director such work does not comply with the final drawings, he shall have the authority to order that all such work shall be terminated until such time as necessary steps are taken by the applicant to correct any defects or deficiencies. After the required corrections have been ~ompleted, the applicant shall again notify the. Public Works DireCtor as provided in Section 16.502oA. of this Article. - 85 - Final Inspection. Upon completion of all improvements within the area covered by the preliminary and final subdivision plat or development plan, the applicant shall notify the Public Works Director, who shall thereupon authorize a final inspection of all improvements so in- stalled. If such final inspection indicates that there are any defects or deficiencies in any such improvement as installed, or if there are any deviations in such improvements, as installed, from the final engineering drawings; which defects will, in the opinion of the Public Works Director adversely affect the performance, suitability, or desirability of said improvements, the Public Works Director shall notify the applicant in writing of such defects, deficiencies, or deviations and the applicant shall, at his sole cost and expense, correct such defects or deviations within two (2) months of the date of notification. ® When such defects, deficiencies or deviations have been corrected, the applicant shall notify the Public Works Director that the improvements are ready for final inspection. The fees for final inspection of ali improvements are included in and are a part of the amounts provided in Section 16.6.01. of this Chapter. Section 16.503. Certification by Public Works Director. If a final inspection indicates that all improvements as installed contain no defects, deficiencies, or deviations, the Public Works Director shall certify to the Village Manager, within ten (10) days from the completion of such inspection, that all improve- ments have been installed in conformity with the engineering drawings accompanying the final subdivision plat or development plan. Section 16.504. As-Built Plans. After certification to the village Manager from the Public Works Director that all public improvements have been instalTed in conformance with approved engineer plans and specifications, the applicant shall prepare and submit to the Public Works DirectOr three (3) sets of as-built plans and one reproducible mylar thereof reduced to an overall size of eleven inches by seventeen inches (11' x 17"). As-built plans shall show the location of all water and sewer services. - 86 Section 16.505. Acceptance of Improvements by village. A. Upon receipt of the as-built plans required in Section 16.504 hereinabove, the certification of the Public Works Director shall be forwarded to the President and Board of Trustees. Upon receipt of the certification of the Public Works Director that a public improvement has been installed in conformity with approved plans and specifications, the President and Board of Trustees of the village shall adopt a motion formally accepting said public improvement. In the event said public improvement is to be dedicated to the village, the motion shall formally accept said public improvement, at which time it shall become the property of the village. Ail such public improvements shall remain the property of the applicant, who shall have full and complete obligation for repair and maintenance thereof, until the adoption of such motion by the President and Board of Trustees formally accepting said public improvement. No action of a board, commission, group, officer, agent or employee of the village or approval of any plat or plan shall imDly acceptance of public improvements until the adoption by the President and Board of Trustees. Notwithstanding the above, the applicant shall fully guarantee such improvements for two (2) years after acceptance by the village Board in accordance with Section 16.606.B of this Chapter. - 87 - ARTICLE VI REVIEW FEES, DEVELOPMENT PERMIT FEES, PUBLIC AND PRIVATE IMPROVEMENT GUARANTEES CONNECTION FEES, RECAPTURE AGREEMENTS Section 16.601. Subdivision Plat and Development Plan Review' Fees. The fees for review Of the preliminary and final sub- division plat or development plans and all accompanying data shall be calculated as follows: Preliminary plat Final plat Resubdivision which Consolidates existing lots Vacation piat Multiple family site plan Commercial/Industrial site plan PUD review Appeal $150.00 $100.00 $ 50.00 $100.00 $150.00 $150.00 $150.00 $250.00 plus $ 2.00/lot plus $ 1.00/lot plus $25.00/acre plus $25.00~acre plus $25.00/acre The fees for plat or development plan review shall be paid by the applicant upon filing of the plat or plan under review. Section 16.602. Land Development permit Fee. The developer shall be responsible for a land development fee levied against the development to cover the cost of reviewing engineering plans and construction inspections. This fee shall be set at 2.5% of the cost of total improvements for the development, less the costs of mass grading and buildings. One-half (1/2) percent of this fee is applied to engineering plan review costs and two (2) percent to construction inspection costs. No building permits shall be issued for any phase of a develop- ment until such time as the aforementioned fees are on deposit with the Village. Section 16.603. Curb Cut permit Fee. A lump sum fee shall be levied for cutting the curb and gutter on dedicated Village streets as established in Section 9.109 (Streets and Sidewalks) of the Municipal Code. - 88 - Section 16.604. T.V. Inspections of Sewers. Where inspections are required, the cost of the T.V. inspection shall be borne by the developer and shall be based on a charge of one dollar fifty cents ($1.50) for each lineal foot of sewer. Section 16.605. Street Opening Permit Fee. A lump sum fee shall be levied for opening a dedicated street, sidewalk, parkway or alley for the purpose of making connection to sewer, water, gas and electric lines, as required by Section 21.610.E. (Building 'Code) of the Municipal Code. Section 16.606. Public Improvement Guarantees. Upon approval of the detailed engineering plans by the Public Works Director and prior to the commencement of any construction, a developer shall supply the following guarantees to the village: A. Improvement Completion Guarantees. 1. Acceptable Guarantees. a. Cash Escrow. Cash deposit, or certified or cashier's check in the total amount required shall be placed with the village and administered in accordance with the provisions of an Escrow Agreement to be approvgd by the village. Such agreement shall contain provisions for specific application of such funds, partial contract payouts, prorata reduction of deposit excess, final escrow settlement, and other pertinent administration matters as may be required; or b. Letter of Credit. An irrevocable, commercial letter of credit with an approved financial institution in a form acceptable to the village; or c. Subdivision Bond. A subdivision bond to insure the construction of the improvements in a satisfactory manner and within the period specified. The bond shall be payable to 'the Village, and be in form, with surety and conditions approved by the village. d. In th~ event that current or pending public improvements make the completion of a specific develop- ment's public improvements unfeasible, a covenant can be executed and recorded or registered, as appro- priate, to ensure the completion of the improvements. Said covenant shall provide for the filing of a lien against the property in the event of non-performance and shall be in a form acceptable to the village. ~ 89 - e ® Drawdown Limit. Each guarantee shall be evidenced by an appropriate instrument which shall provide that bo payments for the installation of improvements shall be made without the consent of the Public Works Director and in the event that said improvements are not completed in accordance with Village requirements, the bank or other financial institution shall take any and all necessary steps to provide funds to complete the construction of said improvement upon request by the Village. such instrument shall further provide that drawdowns may be permitted to a maximum of fifty percent (50%) of the cost of each item properly installed, however, no more than fifty percent (50%) o~ the amount deposited may be dispersed until the improvements have been completed and accepted by the Village. Approval of payments for the installation of improvements shall not constitute acceptance of such improvement~. Time Limit. Each guarantee shall be issued for a period of two (2) years and shall state that all improvements are to be completed within two (2) years of the issuance of such guarantees. In the event that all of the improvements to be constructed have not been completed within sixty (60) days of expiration of the subdivision or development guarantee (whether the guarantee is initial or renewed), then the Village shall take all necessary steps for redemption of the guarantee and completion of improvements; or at the Village's option, the following renewal procedure shall be observed: Renewal. The Public Works Director will determine the Engineering News-Record Construction Cost Index at the time of issuance of the guarantee and at a time approximately within sixty (60) days of expiration of the guaraDtee. From these index values an average yearly increase in the construction cost over the duration of the guarantee will be determined. The amount of the renewed subdivision or development guarantee shall be increased from its face value (taken sixty (60) days prior to expiration) by two (2) times the average yearly increase in construction cost. In the event that the security has not been renewed within thirty (30) days of expiration, the guarantee shall be presented by the village for redemption and no further permits or Certificates of Occupancy will be issued within the development. The requirements for sub- division or development improvement guarantees set forth herein shall apply to all types of developments, regardless of use or ownership. - 90 - Amount of Guarantee. The amount of a completion guarantee shall be based on the following: a. Total cost for estimated construction, engineering, surveying and fees for all required public improvements plus fifteen percent (15%) of such total for contin- gencies, as approved by the Public Works Director; or b. Total contract cost for construction, engineering, surveying and fees for all required public improvements Under contract plus ten percent (10%) of such total for contingencies, as approved by the Public Works Director. B. Maintenance Guarantee. for A maintenance guarantee consisting of ten percent (10%) of the amount of the cash deposit, or certified or cashier's check, or ten percent (10%) of the letter of credit or subdivision bond posted under Subsection A hereof shall be retained by or held to the credit of the village, and shall be held as a deposit in cash escrow after the final com- pletion of the improvements covered under this Chapter. Such deposit may be held by the village for a period of two (2) years after the final acceptance of such improvements the purpose of: Guaranteeing against and securing the correction of any defect in material or workmanship furnished for such improvements, latent in character, and not discernible at the time of final inspection or acceptance by the village. Guaranteeing against and' securing the correction of any damage to such improvements by reason of settling of the ground, base or foundation thereof. Such maintenance guarantee shall also provide that, as such defects develop, the guarantee may be applied by the Village for any amounts incurred to correct such defects, and that · the balance of such deposit, if any, held at the end of such two (2) year period shall be returned by the village to the depositor and, if a cash deposit, without interest. C. Construction Nuisance Abatement Guarantee. Applicant shall also deposit cash with the ~llage in an amount equal to five percent (5%) of the improvement completion guarantee required under subsection 1 hereof which may be'used from time to time to abate nuisances caused by applicant during construction, provided that no such expenditure shall be made until four (4) hours after - 91- the Public Works Director has served verbal demand upon applicant to abate such nuisance. The balance of said deposit, if any, remaining after completion of the develop- ment shall be returned to the depositor without interest. Section 16.607. Private Improvement Guarantees. Ail private improvements installed within the Village of Mount Prospect shall be guaranteed, in terms of adequacy and proper installation, by the developer for a period of one (1) year after installation and final approval. Section 16.608. Connection Fees. Where a development has not contributed to the cost o~ installation of the public water system or the public sewer system, which facilities are to be used by said development, the developer shall pay fee(s) for the connections to said public water system and public sewer system in addition to building any extensions of said systems, which fee(s) shall be as follows: A. For connecting to the existing water mains as aforesaid, or any extensions thereof, the fee required in Article 21.505.D. (Building Code) of the Municipal Code shall be chargedl Be For connecting to the existing sewer trunk lines and sewer system as aforesaid, or any extensions thereof, the fee required in Article 21.509.A. (Building Code) of the Municipal Code shall be charged. The amount to be paid shall be paid at the time whgn any development plan or subdivision plat is approved by the Village, provided, however, that if said development or subdivision is already approved and accepted by the village Board, then said amount shall be paid prior to the making of the respective connection to the existing municipal water system, or existing municipal sewer system or any extensions of said respective systems on granting of permits for construction. The amount due and payable shall not affect or impair the liability of any person or applicant to pay for inspection, license, permit or service fees which are or may become due to the Village by reason of any law or ordinance heretofore or hereafter adopted by the village Board of Trustees, but the amount so due shall be considered to be a. charge for the privilege of using the existing sewer and water systems installed throughout the village towards the cost of which the applicant or the land. to be served has not made any contributions. - 92- Section 16.609. Recapture Agreements. In addition to the fore- going, the President and Board of Trustees may adopt ordinances providing for the recapture of costs expended by a developer for public improvements. Said ordinances, commonly known as "recap- ture agreements" are intended to compensate a developer or property owner who has installed a public improvement of a size and character greater than that required to serve the original development in order that future developments may utilize these facilities. Such ordinances, when adopted, shall provide for a fair and equal distribution of the additional costs of said improvements beyond that otherwise borne by the developer and shall further provide for the payment of subsequent developers of their fair and proportionate share of the cost of said improve- ments upon connection to said improvements. The recapture payments provided by such ordinances shall be paid to the Village for the use and benefit of the original developer or designated successor. Said ordinance shall further provide for a reasonable rate of interest as determined by the village Board unless the village waives said interest. Said interest shall accrue from and after the effective date of the recapture ordinance. Section 16.610. village Donation. Any residential development or subdivision shall be required to donate fees to the Village on the basis of the type of dwelling unit in the development. Such donation shall assist the village in serving the immediate and future needs of the residents of the development and to ensure adequate provision of public services to persons who are expected to reside within the subdivision or development. A. Donation Calculation Fees shall be donated to the village based upon the type of dwelling unit within the development as indicated in Table VI-1. The fee shall be calculated by multiplying the total number of dwelling units times the appropriate fee for the specific type of dwelling unit as listed in Table VI-1. Table VI-1. Type of Unit Detached Single Family Attached Single Family (Townhouse, Row House, Apartments Village Donation by Type of Quadruplex, etc.) Dwelling Unit Fee $1,450.00 $1,350.00 $ 850.00 - 93- B. Payment Such Village donation shall be due and payable in. full prior to commencement of any construction within the development or subdivision. - 94- ARTICLE VII SUBDIVISIONS LOCATED OUTSIDE VILLAGE LIMITS Where a proposed subdivision is located outside of the village boundaries, but within the planning jurisdiction of the village, and has not been incorporated into any other munici- pality, the subdivider shall meet all of the requirements of this Chapter. No subdivision or title division of property located outside of the village boundaries but within the planning jurisdiction of the Village, as determined by the Official Comprehensive Plan and the authority granted by State Statute, shall be recorded, registered, or otherwise approved; without the approval of the village of Mount Prospect; as such approval is set forth in this Chapter. - 95 SECTION TWO: That this Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. !AYES: Arthur, Farley, F10ros, Murauskis, Van Geem, Wattenberg NAYS: None ABSENT: None PASSED and APPROVED this _3~6~hday of ~pril , 1985. Village~Pr~sident ATTEST: Village Clerk