Chapter 16.04 SUBDIVISION STANDARDS AND PROCEDURES

A. Because each new development and subdivision that is accepted by the village becomes a permanent unit in the basic physical structure of the future community, and which the future community will, of necessity, be forced to adhere, all developments and subdivisions hereafter planned within the corporate limits of the village, and all unincorporated areas lying one and one-half miles beyond, shall, in all respects, be in full compliance with the regulations contained in this chapter.

B. These regulations are designed:

1. To protect, provide, and promote the public health, safety and general welfare of the village.

2. To guide the future growth and development of the village in accordance with the comprehensive plan.

3. To provide for adequate light, air, and privacy, to secure safety from fire, flood, and other dangers, and to prevent overcrowding of the land and undue congestion of the population.

4. To protect the character and the social and economic stability of all parts of the village, and to encourage the orderly and beneficial development of all parts of the community.

5. To protect and conserve the value of the land throughout the village and value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings.

6. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewerage, schools, parks, playgrounds, recreation and other public requirements and facilities.

7. To provide the most beneficial relationship between the uses of land and buildings and circulation of traffic throughout the village, having particular regard to the avoidance of congestion in the streets and highways, and the pedestrian traffic movements appropriate to the various uses of land and buildings; and to provide for the proper location and width of streets and building setback lines.

8. To establish reasonable standards of design and procedures for subdivisions and resubdivisions in order to further the orderly layout and use of land, and to insure proper legal descriptions and monumenting of subdivided land.

9. To insure that public facilities are available and will have a sufficient capacity to serve the proposed subdivisions and areas reasonably anticipated to be served by those facilities.

10. To prevent the pollution of air, streams, and ponds, to assure the adequacy of drainage facilities; to safeguard the water table; and to encourage the wise use and management of natural resources throughout the village in order to preserve the integrity, stability, and beauty of the community and the value of the land.

11. To preserve the natural beauty and topography of the village and to insure appropriate development with regard to these natural features.

12. To provide for open spaces through the most efficient design and layout of the land, including the use of average density in providing for minimum width and area of lots, while preserving the density of land as established in the village’s zoning regulations. (Ord. 94-22 § 1, 1994)

16.04.020 Jurisdiction.

A. Developments. These regulations shall apply with respect to:

1. Any development of any parcel of land under single ownership or control involving the construction of any new building(s) or principal structure(s) having a total floor area in excess of five hundred square feet;

2. Any development involving any major expansion of an existing structure to which this section would apply if constructed new after the effective date hereof;

3. Any development of any parcel of land involving the construction of any public or private school, library, hospital, or church, or any place of public assembly.

B. Subdivisions. These regulations shall apply to every subdivision (as defined herein) occurring within the corporate limits of the village or in the unincorporated areas within one and one-half miles of the village’s corporate limits, as those limits exist at the time the subdivision occurs.

C. Village as Subdivider. When the village is the subdivider of property or requests the subdivision of property, the village’s corporate authorities may waive or vary any or all the provisions of this title, except those provisions with which the village is required to comply pursuant to state law and from which the village is not exempt as a home rule municipality. (Ord. 2009-11 § 1, 2009; Ord. 94-22 § 1, 1994)

16.04.030 Definitions.

For the purpose of this chapter, the following definitions shall apply unless the context clearly indicates or requires a different meaning:

A. “Applicant” means the person or persons seeking approval to subdivide or develop a parcel, including the owner of record, contract purchaser, developers, other persons having interest in the parcel, and their successors.

B. “Area of special flood hazard” means the land which is subject to a one percent chance of flooding annually. This area may also be identified as that which is subject to the one-hundred-year flood.

C. “Block” is a tract of land bounded by streets, or by a combination of streets and public parks, cemeteries, railroad rights-of-way, shorelines of waterways, municipal boundaries, township lines, or county lines.

D. “Board of trustees” is the board of trustees for the village of Riverdale.

E. “Building” or “structure” means any structure built, used, designed or intended for the support, shelter, protection or enclosure of persons, animals, chattels, or property of any kind, and which is permanently affixed to the ground.

F. “Building setback line” indicates the minimum distance maintained between street right-of-way and the nearest supporting member of any structure on the lot.

G. “Channel” is the bed where the natural stream of water flows.

H. “Common open space” is privately held land unoccupied by structures, buildings, streets, rights-of-way, and automobile parking lots, and designed and intended for the use and enjoyment of residents of a planned development; may contain structures for recreational use, and upon approval by the planning commission and the village board, may also be used in part for water detention purposes.

I. “Compensatory storage” means an artificially excavated volume of storage within the base flood area used to balance the loss of natural flood storage capacity when artificial fill or structures are placed within the floodplain. The uncompensated loss of natural floodplain storage can increase off-site floodwater elevations and flows.

J. “Comprehensive plan” is the official comprehensive plan for the village of Riverdale.

K. “Cul-de-sac” is a minor street with a single outlet, and permanently terminated by a vehicle turnaround.

L. “Develop” or “development” is the carrying out of any construction or improvements or the making of any substantial changes in the appearance of any structure.

M. “Developer” means the applicant or petitioner for a development plan, including any person, firm or corporation having a freehold interest, a possessory interest entitled to exclusive possession, a contractual interest which may become a freehold interest, an option to purchase, or any exclusive possessory interest so as to commence and maintain proceedings under the provisions of this chapter.

N. “Driveway” means a private accessway for motor vehicles between a public or private street and one or more structures or off-street parking areas.

O. “Easement” is land or an interest in land which has been designated by lawful agreement between the owner or owners of such land and another person or persons for a specified use only by such persons or persons.

P. “Final plat” means a map or plan of development or subdivision, and any accompanying material, as described in this chapter.

Q. “Floodplain” means the special flood hazard lands adjoining a watercourse, whose surface elevation is lower than the base flood elevation, that are subject to periodic inundation during floods.

R. “Floodway” means the channel of a watercourse and those portions of the adjoining floodplains which are required to carry and discharge the one-hundred-year flood with no significant increase in the base flood elevation.

S. “Frontage road” is a minor road which is parallel to and either adjacent to or within the right-of-way of a thoroughfare, expressway or interstate.

T. “Land improvement” is any sanitary sewerage system, storm sewer system, water supply and distribution system, roadway, sidewalk, pedestrian way, no-access strip, off-street parking, lot grading or other improvement which the village may require under this chapter.

U. “Lot” is a parcel of land which is either a lot of record or a zoning lot.

V. “Lot area” is the area of the horizontal plane bounded by the front, side and rear lot lines, but not including any area occupied by the waters of a duly recorded lake or river.

W. “Lot, butt” is a lot at the end of a block and located between two corner lots.

X. “Lot, corner” is a lot situated at the intersection of two or more streets, where the interior angle of such intersection does exceed one hundred thirty-five degrees.

Y. “Lot depth” is the mean horizontal distance between the front lot line and the rear lot line of a lot, measured within the lot boundaries.

Z. “Lot frontage” is the front boundary of a lot along a public or private street.

AA. “Lot, interior” is a lot other than a corner, reversed corner, or butt lot.

BB. “Lot lines” are the property lines bounding a lot which include the following:

1. Front lot line is that boundary of a lot which adjoins a street.

2. Interior lot line, a line which does not abut a street.

3. Rear lot line is that boundary of a lot which is most distant from and is, or almost nearly is, parallel to the front lot line. In the case of an irregular or triangular shaped lot, parallel to and at maximum distance from the front lot line.

4. Side lot line is a lot line other than a front or rear lot line.

CC. “Lot of record” is a lot which is part of a subdivision, the plat of which has been recorded in the office of the recorder of deeds of Cook County, or a parcel of land, the deed of which was recorded in the office of said recorder of deeds prior to the adoption of this chapter.

DD. “Lot, reversed corner” is a corner lot, the street side lot line of which is substantially a continuation of the front lot line of the first lot to its rear.

EE. “Lot, through” is a lot having a pair of opposite lot lines along two more or less parallel public streets, and which is not a corner lot. On a through lot, both street lines shall be deemed front lot lines.

FF. “Lot width” is the horizontal distance between the side lot lines of a lot, measured at the narrowest width within the first thirty feet of lot depth immediately in back of the front yard setback line.

GG. “Lot, zoning” is a single tract of land located within a single block, which, at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed, or built upon as a unit, under single ownership or control. Therefore, a zoning lot or lots may or may not coincide with a lot of record.

HH. “Median” is an area between opposite traffic lanes of a street or roadway or an area between a street or roadway.

II. “No access strip” is a strip of land within and along a rear lot line of a double frontage lot adjoining a street, or within and along one of the front lot lines of a corner lot which is designated on a recorded subdivision plat or property deed as land over which motor vehicular travel shall not be permitted.

JJ. “Official map” is the official map of the village of Riverdale.

KK. “One-hundred-year flood” means a flood magnitude with a one percent statistical chance of being equaled or exceeded during any year. A flood this large would be reached once during a one-hundred-year period, on the average. However, the occurrence of such an event does not diminish the chance of its recurring again at any time.

LL. “Owner or subdivider” is the applicant or petitioner for a subdivision, including any person, firm, or corporation having a freehold interest which may become a freehold interest, an option to purchase, or any exclusive possessory interest so as to commence and maintain proceedings under the provisions of this chapter.

MM. “Parkway” is the unpaved strip of land situated within the dedicated right-of-way and located between the roadway and right-of-way line, or between the back of the curb and the right-of-way line.

NN. “Pedestrian way” is an area which is used or intended to be used by pedestrians only, and is located within a right-of-way, an easement, or other permanently dedicated area.

OO. “Performance bond/subdivision bond” is a surety bond, certificate of deposit or an irrevocable letter of credit approved by the village attorney and the village board and payable to the village, sufficient to cover the full cost plus one hundred twenty-five percent of the improvements as estimated by the village engineer to assure the satisfactory installation of improvements.

PP. “Planned development” is a parcel of land or contiguous parcels of land of a size sufficient to create its own environment, controlled by a single landowner or by a group of landowners in common agreement as to control, to be developed as a single entity, the environment of which is compatible with adjacent parcels and the intent of the zoning district or districts in which it is located; the developer or developers may be granted relief from specific land use regulations and design standards and may be awarded certain premiums in return for assurances of an overall quality of development, including any specific features which will be of benefit to the community as a whole.

QQ. “Planning commission” is the planning commission for the village of Riverdale.

RR. “Preliminary plan” is a map or plan depicting a tentative land plan as described in this chapter.

SS. “Public improvement” includes streets, sidewalks, sanitary sewers, storm sewers, water mains, improved drainage ways, bridges, railroad crossings, utility poles, and other structures, fixtures or land appurtenances which are or are intended to be dedicated to the village and the public generally.

TT. “Public open space” is any publicly owned open area, including, but not limited to, the following: parks, playgrounds, forest preserves, beaches, waterways, parkways, streets, and golf courses.

UU. “Public utility” is any person, firm, corporation or municipal department duly authorized to furnish under public regulation to the public, electricity, gas, steam, telephone, sewers, cable television, transportation or water service.

VV. “Railroad right-of-way” is a strip of land with tracks and auxiliary facilities for track operation, but not including depot loading platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, and the like.

WW. “Right-of-way” is a strip of land used or intended for use by a street, pedestrian way, electric, railroad, gas or telephone transmission line, cable television, water main, sanitary sewer, storm sewer or drainage way.

XX. “Right-of-way width” is the shortest distance between the right-of-way lines.

YY. “Screening” is decorative fencing or evergreen vegetation maintained for the purpose of concealing from view the area behind the fencing or evergreen vegetation, and as regulated in this chapter.

ZZ. “Setback” indicates the minimum distance maintained between a street right-of-way and the nearest supporting member of any structure on the lot.

AAA. “Sidewalk, public” is that portion of a street right-of-way which is used or intended to be used as a pedestrian way.

BBB. “Street” is public or private right-of-way which affords a primary means of vehicular access to abutting property, whether designed as a street, avenue, highway, road, boulevard, lane, throughway, or however otherwise designated, but does not include driveways to buildings.

CCC. “Street, collector” is a street designed to conduct traffic between major streets or activity centers. It is a principal traffic artery within residential areas and carries moderate volumes of traffic. A collector street has potential for sustaining minor retail or other commercial establishments along its route which will influence the traffic flow.

DDD. “Street, exterior” is a street on the perimeter of a subdivision.

EEE. “Street, frontage” means all of the property fronting on one side of a street between two intersecting streets, or, in the case of a dead-end or cul-de-sac street, all of the property along one side of the street between an intersecting street and the end of the dead end or cul-de-sac street.

FFF. “Street, interior” is any street within a proposed development or subdivision which is not an exterior street.

GGG. “Street length” is that distance measured from the intersecting centerline of two parallel streets that intersect with the street in question, and located at opposite ends of that street, or, in the case of a cul-de-sac street, that distance measured from the intersection centerline of the nearest street intersecting with the cul-de-sac street to a point at the middle of the cul-de-sac turnaround.

HHH. “Street line” is a line separating an abutting lot or parcel from a street.

III. “Street, major” is a street with a high degree of continuity and serving as an arterial traffic way between the various districts of the village and its environs, and as shown on the official map and comprehensive plan of the village.

JJJ. “Street, minor” is a street of limited continuity. Its primary purpose is for access to abutting properties and to serve the local needs of a district.

KKK. “Street width” is the shortest distance between the right-of-way lines of a given street.

LLL. “Subdivision” is any of the following:

1. A described tract of land which is to be or has been divided into two or more parcels of land;

2. Any division of land which created a lot for transfer of ownership, or building development, where a new street is involved.

3. The dedication of streets, ways, or other areas for use of and by the public.

4. Subdivision does not include the division of a tract, parcel or lot into parcels or lots, all of which resultant parcels or lots exceed areas, and if a new street is not involved. A certified plat of survey conforming with the applicable provisions of the subdivision ordinance shall be required for the division of land when a new lot is created for the purpose of transfer of ownership or building development, and a new street is not involved.

MMM. “Subdivision design standards” are the basic land planning principles established as guides for the preparation of preliminary and final subdivision plans, as adopted by the village.

NNN. “Subdivision ordinance” is the subdivision ordinance of the village of Riverdale.

OOO. “Usable open space” is that area of a subdivision unobstructed from the ground to the sky and which: is not devoted to public or private roadways or driveways, or off-street parking or loading facilities; is accessible and available only to occupants of dwelling units on the premises; is not covered by buildings, except that not more than five percent of the required open space may be recreational facilities enclosed within a building for the use of the occupants of dwelling units on the premises; and is developed, landscaped and maintained suitable for pedestrian, recreational and leisure use.

PPP. “Village attorney” is the village attorney for the village of Riverdale.

QQQ. “Village board” is the village board for the village of Riverdale (see also “Board of trustees”).

RRR. “Village clerk” is the village clerk for the village of Riverdale.

SSS. “Village engineer” is the village engineer for the village of Riverdale.

TTT. “Village president” is the village president for the village of Riverdale.

UUU. “Watercourse” means any river, stream, creek, brook, branch or other drainage way in or into which storm water runoff and floodwaters flow either regularly or intermittently.

VVV. “Yard” is an open area on a lot which is unobstructed from its lowest level to the sky, except as otherwise provided in this chapter.

WWW. “Yard, front” is a yard extending along the full length of the front lot line between the side lot lines.

XXX. “Yard, interior” is a side yard which is located immediately adjacent to another zoning lot or to an alley separating such side yard from another zoning lot.

YYY. “Yard line” is a line in a lot that is parallel to the lot along which the applicable yard extends and which is not nearer to the lot line at any point than the required depth of the applicable yard. A structure or other obstruction shall not encroach into the area between the yard line and the adjacent lot line, except for such permitted encroachments in yards as are allowed in the zoning ordinance.

ZZZ. “Yard, rear” is a yard extending along the full length of the rear lot line between the side lot lines.

AAAA. “Yard, side” is a yard extending along a side lot line from the front yard to the rear yard.

BBBB. “Yard, transitional” is that yard which must be provided on a zoning lot in a business district which adjoins a zoning lot in a residence district, or that yard which must be provided on a zoning lot in an industrial district which adjoins a zoning lot in either a residence or business district.

CCCC. “Zoning ordinance” is the zoning ordinance for the village of Riverdale. (Ord. 94-22 § 1, 1994)

16.04.040 Administration and enforcement.

A. Fees and Costs.

1. All applications for development or subdivision shall be accompanied by a fee in accordance with the following schedule:


a. Development Plan	$50
b. Lot Split/Lot Consolidation	$100
c. Subdivision	$100

This fee shall be in addition to any and all other fees as may be required.

2. No plan shall be forwarded for review without this fee having first been paid. Payment of the fee is in no way contingent on whether the plan of development or subdivision submitted is approved or disapproved. In addition, the applicant shall submit, as part of his application, evidence of title or other information demonstrating that he has a valid contract or option to purchase the land for which the application is made, or is the owner of record for that land.

3. All costs incurred by the village for the review of plans and specifications by the village engineer, village attorney, and other individuals as may be needed shall be paid by the applicant.

4. All required land improvements to be installed under the provisions of this chapter shall be inspected during the course of construction by the village engineer. The cost of inspection shall be paid by the subdivider/developer to the village, shall be at the rate fixed by the village board, and shall not exceed the rates published by the Illinois Society of Professional Engineers.

B. Village Engineer’s Services. The cost incurred by the village for the review of plans and specifications by the village engineer shall be paid by the subdivider/developer from the security pursuant to RMC 16.04.060(F). Such costs shall be guaranteed under the bond to the village at the time of application for approval of a final plat of subdivision or final development plan, and shall not exceed rates published by the Illinois Society of Professional Engineers.

C. Completion of Public Improvements.

1. All public improvements required under the provisions of this chapter to be provided at the developer’s/subdivider’s expense shall be fully completed by the owner or developer/subdivider, or both, within two years after the recording of the final plat, in accordance with final plans and specifications submitted to and approved by the village engineer prior to the commencement of construction. However, at the discretion of the village clerk, a building permit for any structure to be erected on any lot in the subdivision may be denied until such time as the subdivider shall have completed such public improvements as are determined by the village engineer to be necessary to provide reasonable access, adequate drainage, and proper water and sanitary sewage facilities to serve the lot on which the structure is to be built.

2. All contracts for the construction of any public improvements shall be subject, upon request, to review and approval by the village engineer prior to the commencement of construction, and all such contracts shall contain contractor’s warranties of material and workmanship in form and substance approved by the village engineer. The obligation of the owner or developer/subdivider to provide public improvements shall include, without limitation, the furnishing of all necessary surveys, engineering drawings, working drawings, determinations of grade and location, communications with contractors, review and approval of periodic payment estimates, and all other services customarily performed by a registered professional engineer providing general supervision of such work, and the village shall have no liability or responsibility for any such services. At all times during the progress of construction of public improvements, the owner or developer/subdivider shall permit the village clerk, the village engineer, and their duly authorized representatives to inspect any portion thereof. If the village engineer shall determine that the improvements or any portion thereof are not being constructed in accordance with the final plans and specifications previously approved by the public works superintendent, the public works superintendent shall have the right, with notice to the owner, to stop the work of any contractor. The work shall not be resumed until the contractor shall receive authorization from the public works superintendent for the resumption of the work.

3. Grading and implementation of measures to control erosion and ponding of water shall be accomplished at the subdivider’s expense, in accordance with the village’s standards and specifications, on all undeveloped lots within the subdivision prior to filing with the village engineer the certificate of completion required by this chapter or the expiration of two years from the recording of the final plat, whichever is earlier. The owner/developer shall prepare or cause to be prepared such minimum specifications, for review by the village engineer, for grading, location of earth stockpiles, drainage and erosion control on undeveloped lots. Such specifications shall at minimum be as required by IEPA for projects for which a storm water NPDES permit is required, or meet the requirements of the soil and water conservation district for all other projects.

4. During the construction phases of the development or of the subdivision, and prior to acceptance by the village of the public improvements, the developer/subdivider shall maintain in good condition and restore all existing public improvements to prevent material deterioration thereof, and to assure that no imminent hazard to life or property within the subdivision or areas adjacent thereto shall exist. In the event that the developer/subdivider fails to properly maintain or restore existing public improvements, as required herein, the village may, upon ten days’ prior written notice to the developer/subdivider, perform or have performed on its behalf any maintenance or restoration work reasonably necessary to assure that material deterioration of existing public improvements will not occur. In the event that it is determined by the village clerk or his/her authorized representative that failure of the developer/subdivider to properly maintain or restore existing public improvements will result in imminent hazard to life or property within the subdivision or in areas adjacent thereto, the village may, without prior notice to the subdivider, perform or have performed on its behalf any maintenance or restoration work reasonably necessary to prevent such hazards. Within ten days thereafter, the developer/subdivider shall be notified in writing by the village clerk of the performance of such work by the village, and the cost thereof. In the event that maintenance or restoration work is performed by or on behalf of the village, the village may withdraw the security required by this chapter in an amount equivalent to the cost of that work.

5. Upon completion of the public improvements required under the provisions of this chapter, the owner or developer/subdivider shall file with the village engineer a certificate, certified by a registered professional engineer licensed to practice engineering in the state of Illinois, to the effect that all such public improvements have been completed substantially in accordance with the final plans and specifications as approved by the village engineer. In addition, the owner or developer/subdivider shall furnish to the village engineer three complete sets of as-built engineering plans, one of which shall be upon a mylar reproducible base material or equal. Upon receipt of the plans, the village engineer shall forward one complete set to the village department of public works, one complete set and mylar to the village clerk, and shall retain one complete set for his own files.

6. If the public improvements have been completed within two years from the recording of the final plat of subdivision or completion of the development, as the case may be, and the owner or subdivider has filed the certificate and as-built engineering plans required herein, the village engineer shall inspect the public improvements. If he determines that the public improvements are in conformance with the as-built engineering plans, other approved plans, and all codes and ordinances of the village, the village engineer shall forward to the village clerk his recommendation that the public improvements be approved and accepted by the village board as satisfactory, together with a statement of any extraordinary costs incurred by the village in connection with the construction of the public improvements, other than the review of the plans, specifications, and normal and customary inspections of the work. Within thirty days following receipts of such recommendation, the village board shall approve and accept the public improvements, and shall authorize the village clerk to release or refund to the depositor thereof, security for the accepted public improvements provided pursuant to the regulations herein; provided, that the village board may authorize deductions therefrom of any extraordinary costs incurred by the village; and further provided, that the village board shall condition its acceptance of the public improvements upon the owner or subdivider providing the bond required herein.

7. If the owner or developer/subdivider shall fail to complete all required public improvements, or shall fail to complete these improvements in conformance with approved plans and specifications within two years from the recording of the final plat of subdivision or completion of the development, as the case may be, the village may withdraw all funds provided as security pursuant to RMC 16.04.060(F), and may utilize those funds to cause the performance of any work necessary to complete the public improvements or to bring them into conformance with approved plans and specifications, codes, or ordinances of the village. The owner or developer/subdivider shall be obligated to reimburse the village for any costs incurred in excess of those funds in order to complete the required public improvements.

D. Acceptance of Streets and Improvements. Final approval of a plat by the village board shall not constitute an acceptance of any dedicated streets and improvements for maintenance purposes, irrespective of any act or acts by an officer, agent or employee of the village with respect to those streets or improvements. Final acceptance of all streets and improvements for maintenance shall be made only by the adoption of a resolution by the village board after there has been filed with the village clerk a certificate or letter by the village engineer certifying that all improvements required to be constructed or installed in connection with the approval of the final plat of subdivision or development have been fully completed and the construction or installation thereof has been approved by the village engineer.

E. Guarantees of Public Improvements.

1. The owner or developer/subdivider shall guarantee the public improvements for a period of one year from the date the village board accepts those improvements. During this one-year period, the owner or developer/subdivider shall be obligated, upon written notice from the village as provided herein, to repair or reconstruct any public improvement or portion thereof which may deteriorate, fail, or otherwise cease to meet the standards established by the engineer’s certificate of as-built plans; provided, that ordinary maintenance shall not be the obligation of the owner or developer/subdivider.

2. The village shall provide written notice to the owner or developer/subdivider of deterioration of public improvements specifying a time period in which the deterioration is to be remedied; and the owner or developer/subdivider shall perform the necessary repair or reconstruction at his own expense within the time specified.

3. In the event that it is determined by the village clerk or his/her authorized representative that failure of the owner or developer/subdivider to restore existing public improvement will result in imminent hazard to life or property within the development or subdivision or in areas adjacent thereto, the village may, without prior notice to the owner or developer/subdivider, perform, or have performed on its behalf, any restoration work reasonably necessary to prevent that hazard. Within ten days thereafter, the owner or developer/subdivider shall be notified in writing, by the village clerk, of the performance of that work, and the cost thereof.

4. To secure the performance of the obligations imposed by this section, the owner or developer/subdivider shall provide to the village a performance bond, or letter of credit, issued by a surety authorized to do business in the state of Illinois, in an amount equal to fourteen percent of the village engineer’s written estimate of the total cost of the public improvements, as provided in RMC 16.04.060(F). This bond is to expire no earlier than one year after the village board’s acceptance of the public improvements.

5. In the event that during the one-year guarantee period, the owner or developer/subdivider shall fail to repair, reconstruct, or otherwise remedy conditions of deterioration of public improvements in the development or subdivision within the time specified in the village’s written notice of those conditions, or shall fail to reimburse the village for the cost of emergency restoration performed by or on behalf of the village pursuant to subsection (E)(3) of this section within thirty days of receiving notice of such cost, the village may file a claim against the bond required by subsection (E)(4) of this section for performance of the obligation by the surety.

F. Restriction on Issuance of Building Permits. No building permit shall be issued to erect a structure on unsubdivided property within the village limits until that property has been subdivided in compliance with this chapter. No building permit shall be issued to erect a structure on any subdivided property within the village, which property is being resubdivided, until the plat of resubdivision has been duly approved and recorded.

G. Appearance Criteria. No approval shall be given for the development of any building, structure, or improvement on any parcel subject to the provisions of this chapter, until it has been determined that the proposed development will conform to the following criteria:

1. Relationship of Building to Site.

a. The site shall be planned to accomplish a desirable transition from the streetscape, and to provide for adequate planting, pedestrian movement, and parking areas.

b. Site planning in which setback and yards are in excess of zoning restrictions is encouraged to provide a compatible relationship between buildings.

c. Parking areas shall be treated with decorative elements, building wall extensions, plantings, berms, or other innovative means so as to largely screen parking areas from view from public ways.

d. The height and scale of each building shall be compatible with its site and with adjoining buildings.

e. Newly installed utility services, and service revisions necessitated by exterior alterations, shall be underground.

f. The architectural character of the building shall be in keeping with the topographical dictates of the site.

g. In relating buildings to site, the provisions of the village’s zoning ordinance, in regard to bulk regulations, standards, and off-street parking, and the provisions of the village’s appearance code, shall be part of these criteria.

2. Building Design.

a. Architectural style is not restricted; evaluation of appearance of a project shall be based on quality of its design and relationship to surroundings.

b. Buildings shall be well proportioned and be in harmonious conformance with permanent neighboring development.

c. Materials.

i. Material shall be appropriate for exterior use and shall be selected for harmony of the building with adjoining buildings.

ii. Material shall be selected for suitability to the type of buildings and the design to which they are used. Buildings shall have the same material, or those which are architecturally harmonious, used for all building walls and other exterior building components wholly or partly visible from public views.

iii. Inappropriate materials and methods, and those which will produce inconsistency with the structure of the building, shall be avoided.

iv. Material shall be of durable quality.

v. In any design in which the structural frame is exposed to view, the structural materials shall meet the other criteria for materials.

d. Building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationship to one another.

e. Colors shall be harmonious, with bright or brilliant colors used only for accents.

f. Mechanical equipment or other utility hardware on roofs, ground, or buildings shall be screened from public view with materials harmonious with the building, or shall be located so as not to be visible from any public ways.

g. Exterior lighting shall be part of the architectural concept. Fixtures, standards, mailboxes, and all exposed accessories shall be harmonious with building design.

h. Refuse and waste removal areas, service yards, storage yards, and exterior work areas shall be screened from view from public ways, using materials compatible with the overall building design.

i. Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form, and setting shall be used to provide visual interest. In multiple building projects, variable setting of individual buildings may be used to prevent a monotonous appearance.

j. Inappropriate, incompatible, bizarre, and exotic designs shall be avoided.

k. The provisions of the zoning ordinance in regard to bulk regulations and standards, and those portions of all codes which directly affect appearance, shall be part of the criteria of this section.

H. Enforcement. No plat of any subdivision nor any development plan shall be entitled to be recorded in the recorder’s office or have any validity until it has been approved in a manner prescribed by this chapter.

I. Recording of Plats. All plats of subdivision and development plans after the same have been submitted and approved as provided in this chapter and recorded in the office of the county recorder of deeds shall be filed and kept by the village clerk among the records of the village. (Ord. 94-22 § 1, 1994)

16.04.050 Variances.

A. The planning commission may recommend variances from the literal application of the design standards specified in this chapter under any of the following circumstances:

1. Where conformance with these standards is made impossible by topography or surrounding development.

2. Where an existing plat is to be replatted in a manner which more nearly complies with these requirements than the existing plat.

3. Where the proposed subdivision does not follow the conventional system of development of lots, blocks or streets.

B. In recommending any variance, the planning commission shall specify conditions necessary to assure that the proposed development or subdivision:

1. Will not be detrimental to the neighborhood and to the community as a whole;

2. Complies with the comprehensive plan of the village;

3. Complies with the intent of this chapter; and

4. Does not violate any other ordinances or regulations of the village.

C. Such recommendation shall be forwarded to the village board, in writing, substantiating the recommended variances. The village board may approve variations from these requirements when, in its opinion, the variations will not adversely affect the comprehensive plan or the spirit of this chapter. The commission shall notify the owner or developer/subdivider and other interested parties as to the time and place of the commission meeting at which the variations are being considered and where the owner or subdivider and other interested parties will be afforded an opportunity of being heard. Such notice shall be published, posted, or delivered, and in a form as prescribed by the village attorney. (Ord. 94-22 § 1, 1994)

Article II. Procedures

16.04.060 General requirements for subdivisions.

A. Overview.

1. Before subdividing any tract or parcel of land in the village and the unincorporated areas within one and one-half miles beyond the village limits, excluding areas declared to be the responsibility of another municipality as part of an approved boundary line agreement, an owner or subdivider shall submit a preliminary plan and a final plat to be acted upon by the village in accordance with the requirements as noted herein.

2. Prior to the preparation of a preliminary plan, it is recommended that:

a. The owner or subdivider consult with the village clerk to secure information relative to requirements of the comprehensive plan, appearance plan, official map, zoning code, and any other applicable village regulations;

b. Subsequently submit to the village a sketch plan of the proposed subdivision prepared on a topographic map of the area, showing the local street system, arrangement of lots, and location of public use areas.

B. Lot Split/Lot Consolidation.

1. For the purpose of this chapter, a lot split and lot consolidation shall be defined as follows:

a. “Lot split” means the division of a single lot, tract or parcel of land into three or less lots for the purpose, whether immediate or future, of transfer of ownership or of building development, providing the proposed lots, tracts, or parcels of land thereby created have frontage on an improved street or streets, and providing further that there is not created by the lot split any new street or streets, nor the need for required improvements, or easement of access.

b. “Lot consolidation” means the joining of three or less lots, tracts, or parcels of land into one contiguous lot, tract, or parcel for the purpose, whether immediate or future, of transfer of ownership or of building development, providing the proposed newly consolidated lots, tracts, or parcels of land thereby created have frontage on an improved street or streets, and providing further that there is not created by the lot consolidation any new street(s), nor the need for required improvements, or easement of access.

2. Prior to the preparation of a plat of lot split or consolidation, it is recommended that the owner or developer/subdivider consult with the village clerk, submitting therewith a sketch plan of the proposed lot split or consolidation, to secure information relative to requirements of the comprehensive plan, appearance plan, official map, zoning code, and any other applicable village regulations.

a. The owner or developer/subdivider shall file an application for approval of the lot split or consolidation with the village clerk. The application shall be accompanied by the required filing fee, along with twenty copies of the proposed plan.

b. The village clerk, upon receipt, shall review the plan to determine that it complies with the regulations of this and other codes of the village, and shall distribute the plan as follows:

i. Seven copies to the planning commission, at least five days in advance of the next planning commission meeting.

ii. One copy to the village president.

iii. One copy to each member of the village board.

iv. One copy each to police, community development, public works, and fire.

v. One copy to the village engineer.

vi. One copy to file.

c. The owner or subdivider shall be notified as to the time and place of the commission meeting at which he will be afforded an opportunity of being heard.

d. Within forty-five days of the date on which the plat was filed, the commission shall render a decision regarding the plat. One copy of the plat, as approved, along with any comments the commission may have, shall be forwarded to the village board. The commission shall approve the plat if it is determined to be in substantial conformance with all other requirements of this chapter, subject to such variations as the commission may recommend. If the planning commission shall approve the plat, the chair of the commission shall affix his/her signature to the certificate provided for the approval of the planning commission on the final plat.

e. Upon receipt of the commission’s report on the plat, the village board shall within thirty days, by resolution, either approve the plat, upon adoption of the resolution approving same, or disapprove the plat. The village clerk shall certify approval and affix the corporate seal of the village on the plat.

f. Upon approval by the village board, the village clerk shall secure one transparency and two copies of the approved plat, and two copies of any and all supporting documents. The cost of prints and copies of such documents shall be paid by the owner or subdivider. One contract print and all specifications, drawings, and estimates shall be delivered to the village engineer, and one transparency print, one contact print and all other supporting documents shall be retained by the village clerk.

g. The plat, in exact form as approved, shall be filed for record by the village clerk in the county recorder of deeds office within thirty days of the date of approval by the village board. Said approval may be null and void if the plat is not acceptable for recording in the office of the recorder. The subdivider shall pay all recording fees. A receipt shall be obtained from the county recorder indicating:

i. The name of the subdivision plat;

ii. The date of filing;

iii. The total filing cost;

iv. The name of the person doing the recording; and

v. The name of the county official accepting the plat for recording.

h. Should the planning commission fail to recommend approval of the plat, the owner or subdivider may submit his final plat to the village board for their consideration within sixty days of the commission’s denial of the final plat.

C. Preliminary Subdivision Plan.

1. The owner or subdivider shall file an application for approval of the preliminary plan with the village clerk. The application shall be accompanied by the required filing fee, along with twenty copies of the preliminary plan.

2. The village clerk, upon receipt, shall review the plan to determine that it complies with the regulations of this and other codes of the village, and shall distribute the preliminary plan as noted in subsection (B)(2)(b) of this section.

3. The owner or subdivider shall be notified as to the time and place of the commission meeting at which he will be afforded an opportunity of being heard.

4. The commission shall approve or disapprove the application for preliminary plan within sixty days after the first regular meeting from the date of filing of the application, or the filing by the applicant of the last item of required supporting documents, whichever date is later, unless this time is extended by mutual consent. If the preliminary plan is not satisfactory, the commission may permit the owner or subdivider to make such changes as may be required by the commission and thereupon approve the same. The commission and owner or subdivider shall give due consideration to the alignment of lot lines along the boundaries of watercourses, and lot lines shall be so aligned where practical and feasible. When such alignment is not practical and feasible, easements along watercourses shall be provided in accordance with the requirements of other sections of this chapter.

5. When the preliminary plan has been acted upon by the commission, it shall be referred to the village board. If the commission approves the plan, it shall so indicate on the plan; if it disapproves the plan, it shall furnish the village board and the applicant a written statement setting forth the reason(s) for disapproval, and specifying with particularity the aspects in which the proposed plan fails to conform to this chapter and the official map, and with the intent of the comprehensive plan. The village board shall accept or reject the plan within thirty days after the first regular meeting following the action of the planning commission.

6. Upon approval of the preliminary plan by the board, the following notice of approval shall be stamped upon four prints thereof, and required signatures affixed:

NOTICE OF APPROVAL OF PRELIMINARY PLAN

Notice is hereby given that the preliminary plan of subdivision shown hereon has received approval by the Planning Commission and the Village Board, and upon compliance by the developer with requirements of qualifications governing the approval of preliminary plans and with other revisions and stipulations that may be required, the Village Board will receive the final plat for consideration when submitted by the owner or subdivider in such form and within such time as required by this Code.

The Planning Commission of the Village of Riverdale, Cook County, Illinois

Date: ________________

By: _________________
Chair

Attest: __________________________
Secretary

The Village Board of the Village of Riverdale, Cook County, Illinois

Date: ________________

By: _________________
Village President

Attest: __________________________
Village Clerk

7. Three prints of the approved plan shall be distributed as follows:

a. One print shall be retained by the village clerk for filing;

b. One print shall be sent to the village engineer;

c. One print shall be sent to the applicant.

8. Approval of the preliminary plan by the planning commission and the village board shall be conditioned upon stipulations as set forth in this chapter.

D. Final Subdivision Plat.

1. Within six months of the date upon which the preliminary plan was approved by the village board, or a period of time not to exceed twelve months as may be granted by the village board, the owner or subdivider shall submit to the village clerk the original inked linen drawing, one reproducible copy, plus fifteen contact prints, of the final plat of the proposed subdivision. The drawing and prints shall contain all required certificates as set forth herein. All signatures must be affixed using black ink. The final plat shall retain the overall characteristics of the preliminary plan.

2. The village clerk shall refer seven copies of the contact prints to the planning commission for review, and one contact print to the village engineer. The engineer and other public officials having jurisdiction shall review the plat and report approval or recommended revisions to the planning commission within thirty days of the filing date. The commission shall not approve the final plat prior to receipt of the report from the engineer. In the event of a special problem, the commission shall notify the owner or subdivider as to the time and place of the commission meeting at which the problem will be discussed.

3. Within sixty days of the date on which the plat was submitted, the commission shall render a decision regarding the final plat. One copy of the final plat, as approved, along with any comments the commission may have, shall be forwarded to the village board. The commission shall approve the final plat if it is determined to be in substantial conformance with the approved preliminary plat, and if it is determined to be in compliance with all other requirements of this chapter, subject to such variations as the commission may recommend in addition to those granted at the time of preliminary plan approval. However, the commission may disapprove the final plat if new evidence has been discovered since the time of approval of the preliminary plan, which evidence is of a type not known at the time of approval of the preliminary plan and which would not have been discovered by reasonable diligence at that time, which is of such decisive nature that the preliminary plan would not have been approved had that evidence been known.

a. If the planning commission shall not approve the final plat, it may permit the owner or subdivider to make such changes as may be required by the commission and thereupon approve the final plat. Any subsequent resubmission of the final plat shall renew the sixty-day approval period as noted herein.

b. If the planning commission shall approve the final plat, the chair of the commission shall affix his/her signature to the certificate provided for the approval of the planning commission on the final plat.

4. Upon receipt of the commission’s report on the final plat, the village board shall within thirty days, by resolution, either approve the final plat, upon adoption of the resolution approving same, or disapprove the plat. The village clerk shall certify such approval and affix the corporate seal of the village on the final plat.

5. Upon approval by the village board, the village clerk shall secure one transparency and two copies of the approved final plat, and two copies of the approved supporting document(s). The cost of prints and copies of documents shall be paid by the owner or subdivider. One contact print and all specifications, drawings, and estimates shall be delivered to the village engineer, and one transparency print, one contact print, and all other supporting documents shall be retained by the village clerk.

6. The final plat, in exact form as approved, shall be filed for record by the village clerk in the county recorder of deeds office within thirty days of the date of approval by the village board. approval of the final plat by the planning commission and village board may be set aside if the plat is not acceptable for recording in the office of the recorder. The subdivider shall pay all recording fees. A receipt shall be obtained from the county recorder indicating:

a. The name of the subdivision plat;

b. The date of filing;

c. The total filing cost;

d. The name of the person doing the recording; and

e. The name of the county official accepting the plat for recording.

7. Where less than the entire land area shown in the preliminary plan is to be filed for record, each unit recordation shall automatically extend the approval of the unrecorded balance of the final plat for eighteen months. The village board, upon request by the owner or subdivider, may further extend approval for not to exceed twelve additional months. Should the planning commission fail to recommend approval of the final plat, the owner or subdivider may submit his final plat to the village board for their consideration within sixty days of the commission’s denial of the final plat.

E. Development Plan.

1. Prior to the development of any parcel within the corporate limits of the village existing at the time the development is proposed, an owner or developer shall submit a development plan to the village to be acted upon in accordance with the following requirements. Prior to the preparation of a plan, it is recommended that:

a. The owner or developer shall consult with the village clerk to secure information relative to requirements of the comprehensive plan, appearance plan, official map, zoning code, and any other applicable village regulations;

b. Subsequently submit to the village a sketch plan of the proposed development prepared on a topographic map of the area showing the boundaries of the lot, the adjacent street system, placement of the building on the lot, and location of any public use areas.

2. Procedure.

a. The owner or developer shall file an application for approval of the preliminary plan with the village clerk. The application shall be accompanied by the required filing fee, along with twenty copies of the plan.

b. The village clerk, upon receipt, shall review the plan to determine that it complies with the regulations of this and other codes of the village, and shall distribute the plan as follows:

i. Seven copies to the planning commission, at least five days in advance of the next commission meeting;

ii. One copy to the village president;

iii. One copy to each member of the board of trustees;

iv. One copy each to police, fire, community development and public works;

v. One copy to the village engineer; and

vi. One copy to file.

c. The owner/developer shall be notified as to the time and place of the commission meeting at which time he will be afforded an opportunity of being heard.

d. The commission shall approve or disapprove the plan within sixty days after the first regular meeting from the date of filing of the application, or the filing by the applicant of the last item of required supporting documents, whichever date is later, unless the time is extended by mutual consent. If the plan is not satisfactory, the commission may permit the owner or developer to make changes as may be required by the commission, and thereupon approve same. The commission and owner or developer shall give due consideration to the alignment of lot lines along the boundaries of watercourses, and lot lines shall be so aligned where practical and feasible. When such alignment is not practical and feasible, easements along water courses shall be provided in accordance with the requirements of other sections of this chapter.

e. Upon approval of the development plan by the planning commission, the following notice of approval shall be stamped upon five prints thereof, and required signatures affixed:

NOTICE OF APPROVAL OF DEVELOPMENT PLAN

Notice is hereby given that the plan of development shown hereon has received approval by the Planning Commission for the Village of Riverdale, Cook County, Illinois.

By: __________ Date: _______________
Chair

Attest: __________ Date: ____________
Secretary

f. The village clerk shall secure copies of the approved development plan and copies of the approved supporting documents. One contract print and all specifications, drawings, and estimates shall be delivered to the village engineer, and one transparency print, one contact print, and all other supporting documents shall be retained by the village clerk.

g. Should the planning commission fail to approve the development plan, the owner or developer may submit the plan to the village board for their consideration within sixty days of the commission’s denial of the final plan.

h. If development has not been started within twelve months from the date of approval, nor has been substantially completed within twenty-four months from said date, as may be determined by the village board, said approval shall be considered null and void.

F. Agreements.

1. An owner or subdivider filing an application for approval of a final plat shall submit a statement of agreement that the land improvements as required in this chapter shall be completed by the owner or subdivider in accordance with plans and specifications as recommended by the village engineer, and approved by the village board, and all inspection fees referred to in this chapter shall be paid as required. One set of plans and specifications showing the improvements, as included, shall be filed with the village clerk within two years following the approval of the final plat by the village board.

2. To ensure completion of all required land improvements, either surety bond from an insurance company licensed A or better, guaranteeing completion of all improvements, or an irrevocable letter of credit on the penal sum of one hundred forty percent of the cost of the improvements, must be submitted.

3. This surety bond or irrevocable letter of credit shall be posted by the owner or subdivider with the village clerk prior to approval by the village board of the final plat. Surety shall be in a sum equal to one hundred twenty-five percent of the cost of the required land improvements which will, after completion, be dedicated to the village, plus twenty-five percent of that cost for work, increases in cost, village administrative and professional service expenses, for a total sum of one hundred forty percent of cost. This total amount shall be increased if actual costs, as evidenced by a signed contract between the owner/developer and the contractor, is/are in excess of the cost estimates. Any unused balance shall be returned to the depositor upon request and upon approval of the village board. There shall be no reduction of that portion of the irrevocable letter of credit or other guarantee or deposit applying to a particular improvement, unless or until that improvement is complete and accepted or approved by the village board, except that upon the completion of the subgrade, base course of a street or parking area, the village board may reduce that amount of that portion of the surety covering those land improvements. This reduction shall be not more than an amount equal to ninety percent of the estimated cost of installation of the subgrade and base course.

4. The form of an irrevocable letter of credit shall be reviewed by the village attorney, and the amount of same reviewed by the village engineer prior to approval by the village board, and shall be accepted only from a bank having capital accounts of at least five million dollars.

5. A required surety bond shall not be cancelled except with the consent of the village board.

6. Sureties as set forth in this section shall not be required for subdivisions located in the unincorporated areas within one and one-half miles beyond the village limits, or in those areas so located but declared to be the responsibility of another municipality as part of an approved boundary line agreement where there is evidence that agreements are entered into between the owner or subdivider and this county, except that for public improvements within unincorporated areas within one and one-half miles beyond the village limits, and not relegated to another municipality as part of an approved boundary line agreement, where the village standards of public improvements are of higher quality than county standards, such agreements may be required by the village.

7. The village clerk shall not certify the approval of the village board of the final plat until the required bond, deposit, or other guarantee has been filed as required by this section.

8. Sample irrevocable letter of credit:

LETTER HEAD OF BANK, SAVINGS AND LOAN ASSOCIATION, OR MORTGAGE HOUSE

Date: ________________________

Village of Riverdale
225 W. 142nd Street
Riverdale, Illinois 60627

We hereby establish our irrevocable credit in favor of the Municipality of Riverdale in the amount of _____ Dollars ($_______). We understand that this irrevocable credit is to be used to construct the following improvements and the payment of professional services in the development known as ____________ to be constructed in the Village of Riverdale, Cook County, Illinois.

(streets, sidewalks, street lights, engineering review and inspectional services; the portion of sanitary sewers, storm sewers, and water mains to become municipality owned; recreational facilities, and landscaping in common areas; plus 10% for administrative costs). The development is legally described as follows:

(insert legal description)

We shall make payouts from this irrevocable commitment as follows:

If we have not been notified by the Municipality of a default by the owner and/or developer, we shall disburse the funds for labor and material furnished by contractors in accordance with the sworn statement on order of the owner, the submission of proper lien waivers from the contractors engaged that such work has been properly completed; provided, however, that we shall withhold from each payment made under such sworn statement(s) or order(s) an amount equal to 10% thereof until all improvements have been completed except final surfacing of the streets and sidewalks, at which time the 10% sum withheld shall be disbursed. Fees for professional services shall be disbursed upon approval of the Board of Trustees with no withholdment of each payment less a sum equal to 125% of the cost of the final surfacing of the streets, which sum shall be finally disbursed and lien waivers as had been hereinabove set out.

The required improvements shall be completed in accordance with the following schedule:

(indicate schedule)

If we receive a resolution of the Village Board indicating that the owner and/or developer has failed to satisfactorily complete or carry out the work of the installation and construction of the required improvements, and such resolution indicates that the owner and/or subdivider has been notified that the Village finds that a breach of the owner’s and/or developer’s obligation has occurred and has not been cured within a period of 30 days, that in such case we shall make payments for materials and labor to such contractor(s) and subcontractor(s) retained by the Village who have completed the improvements in substantial accordance with the plans and specifications of the owner and/or developer, such payments shall be made upon the certification of the Village Engineer that the work has been completed and the submission of proper waiver liens from the contractor(s) or subcontractor(s). The amount of the payments shall be in accordance with the retention provisions as previously set out.

The irrevocable credit established by us shall be in force for a period of two years, and shall remain in effect without regard to any default in payments of sums owned by us to the owner and/or developer and without regard to other claims which we may have against the owner and/or developer. Sixty (60) days prior to the expiration of this irrevocable credit, we shall notify the Village Board, by registered mail, of the impending expiration date. This commitment shall not terminate without such notice. If the work covered by this commitment has not been completed within the time set forth in this agreement, the Village may at its option continue drawing funds as otherwise provided for an additional period of one year. It is recognized that the Village is affording the owner and/or sub-divider the permission to proceed with the development project expressly upon the guarantee of the irrevocable nature of this commitment. It is further acknowledged that the consideration for this irrevocable commitment is provided by agreements between this financial institution and the developer. The sum made from time to time in accordance with the terms under this credit is extended as set out above.

_______________________________
Signature/Title

Corporate Seal

Attest:

_______________________________
Signature/Title

(Ord. 94-22 § 1, 1994)

16.04.070 Lot split and lot consolidation.

A. General Requirements. The plat shall show all information as required on the preliminary subdivision plan, as well as that information required in this chapter, excepting however, the requirements listed in RMC 16.04.080(E)(1) through (4). The plat and required accompanying maps shall be drawn on reproducible material not to exceed thirty-six inches wide by forty-eight inches long, not be less than eighteen inches wide by twenty-four inches long; shall be to a scale of not more than one hundred feet equal to one inch, in a manner that clear and legible prints can be made; and shall be in compliance with this chapter. If necessary, the plan may be detailed on more than one sheet; provided, however, that the submittal is accompanied by an index sheet showing the entire subdivision.

B. Additional Delineation. The plat shall show the following:

1. Accurate angular and lineal dimensions of all lines, angles, curvatures, with functions used to describe all boundaries including boundary line surveys of tracts, streets, and other important features; the error of closure of boundary line surveys shall not exceed one in five thousand. Angular error shall not exceed plus/minus twenty seconds. Lot lines shall show dimensions in feet and hundredths of a foot, all angles, and the location of all permanent markers as actually installed.

2. An identification system for lots using consecutive numbers, or consecutive numbers within each block.

3. True angles and distances to the nearest established street lines and official monuments (not less than three) which shall be accurately described in the plat by location, size and elevation.

4. Municipal, township, county or section lines accurately referenced to the lines of the subdivision by distances and angles in the same area on the boundary of within one hundred feet of the subdivision.

5. Accurate location of all monuments which shall be placed at the corners of the subdivision and which shall be concrete, six inches by thirty inches with metal pipe or rod cast in center; and of additional monuments at block corners and which shall be placed at all angle points, and at intermediate points as required by the village engineer, and shall be of iron pipe, and installed in a manner that they may be located by a registered surveyor.

6. Accurate outlines of any areas to be dedicated or reserved for public use or for the exclusive use of property owners within the subdivision.

C. Certificates. The application of approval of the plat shall not be deemed completed until all of the necessary certificates, other than the village clerk certificate, have been duly executed substantially in accordance with the certificate forms as noted in RMC 16.04.110. (Ord. 94-22 § 1, 1994)

16.04.080 Preliminary subdivision plan.

A. General Requirements. The preliminary plan and required accompanying maps shall be drawn on a transparent drawing material not to exceed thirty-six inches wide by forty-eight inches long, not less than eighteen inches wide by twenty-four inches long; shall be to a scale of not more than one hundred feet to one inch, in a manner that clear and legible prints can be made; and shall be in compliance with the provisions of this chapter. If necessary, the proposed plan may be detailed on more than one sheet; provided, however, that the submittal is accompanied by an index sheet showing the entire subdivision.

B. Identification and Description. The preliminary plan shall show the following:

1. The proposed name of the subdivision, not duplicating the name of any plat heretofore recorded in the village;

2. The location, by township, section, and range, along with an accurate legal description of the property to be subdivided.

3. Identification clearly stating “Preliminary Plan.”

4. An accompanying boundary line survey map with accurate distances and angles prepared and certified by a registered land surveyor and an accompanying topographic map indicating the source of the survey.

5. Disclosure of the legal relationship, if any, between the owner and developers including any of the following:

a. Agent of owner;

b. Unrecorded owner;

c. Contract purchaser; and

d. Purchaser under contract for sale with owner, contingent or otherwise.

6. Name, address, phone number of owner or owners of record of all property within the preliminary plan.

7. Name, address and phone number of the registered professional engineer and/or land surveyor preparing any part of the preliminary plan or supporting material.

8. Name, address and phone number of attorney(s) representing the owner(s) and developer(s).

9. Graphic engineering scale not to exceed one hundred feet to one inch.

10. North point, designated as true north.

11. Date of preparation.

12. In the case of a trust, the name, address, and phone number of all members and beneficiaries of the trust, trust officer, institution and account number of the trust.

13. An accompanying boundary line survey map with accurate distances and angles indicating all lands both adjacent to and within one hundred feet of the proposed subdivision, such property being under contract, owner, or optioned to purchase, or other proprietary interest by the owners or developers/subdividers of the property under consideration.

C. Existing Conditions. The preliminary plan shall also show the following:

1. The boundary lines of the proposed subdivision in accordance with this section.

2. The total acreage therein.

3. The existing zoning districts in the proposed subdivision and adjacent thereto.

4. The location, widths, and names of all existing or previously platted streets and other rights-of-way, showing the type of improvements (if any), railroad and utility rights-of-way, parks and other public open spaces, in tract and to a distance of one hundred feet beyond the tract.

5. The location and size of existing sewer pipes, water mains, culverts or other underground facilities within the tract and to a distance of one hundred feet beyond the tract, the locations of catch basins, manholes, valves and hydrants, and indicating such data as surface invert elevations.

6. The location map, drawn at a scale not less than one inch equals one thousand feet, showing boundary lines of adjoining unsubdivided or subdivided land with an area bounded by the nearest thoroughfare or other boundaries, but not less than one-half mile beyond the subdivision boundaries of subdivisions located beyond the village limits, identifying the type of use of surrounding land and showing the alignments of existing streets.

7. Topographic data, which shall include existing contours at vertical intervals of not more than two feet, and the location of watercourses, floodplains, marshes, wooded areas, isolated areas, and other significant features. Topographic data shall refer to the U.S.G.S. datum. Soil boring data may be required. Topographic data should also include spot ground elevations at distances not to exceed one hundred feet, and at slope changes. Building elevation for those outside the project but within one hundred feet of the project boundary may be required.

8. The locations of, or reference to, existing monuments or survey markers used in the preparation of the survey.

9. All wooded areas and trees having three-inch caliper or greater.

D. Subdivision Design Features. The preliminary plan shall also show the following:

1. The preliminary plan shall be in substantial accord with the comprehensive plan.

2. The layout of streets, showing right-of-way widths and street names, not duplicating the name of any street heretofore used in the village and its environs, unless the street is an extension of or in line with already named street(s), in which event that name shall be used; and showing proposed through streets extended to boundaries of the subdivision.

3. The location and width of pedestrian ways, utility and drainage easements.

4. The layout, lot numbers, and dimensions of the lot, containing the minimum width and depth and the maximum width and depth.

5. The minimum front, side, and rear building setback lines, indicating dimensions.

6. The areas, other than those listed in subsections (D)(2), (3), and (4) of this section, if any, intended to be dedicated or reserved for nonresidential purposes, indicating in each the approximate acreage. These areas shall be designated by letter or number.

7. The design intent of location of proposed street lights and easements thereof.

E. Drainage. Concurrent with the filing of the preliminary plan, the owner or subdivider shall file with the village clerk three copies of a preliminary plan for the proposed subdivision, which shall indicate the following:

1. The design intent of sanitary sewers, storm drains, and open drainage ways, if any, and proposed method of sewage treatment and waste disposal.

2. The design intent of proposed location and sizes of water mains, valves and hydrants.

3. The design intent of proposed street alignments, pavement type, composition, thickness, widths, approximate street elevations and gradients.

4. The extent and area of each watershed tributary to the drainage channel within the proposed subdivision.

5. Existing streams and flood water run-off channels to be maintained, enlarged, altered or eliminated, and new channels to be constructed, their locations, cross-sections and profiles.

6. Existing detention ponds and basins to be maintained, enlarged, altered or eliminated, and new ponds or basins to be built along with dams and their design. (Ord. 94-22 § 1, 1994)

16.04.090 Final subdivision plat.

A. General Requirements. The final plat shall show all information as required on the preliminary subdivision plan, as well as that information required in this chapter, excepting, however, the requirements listed in RMC 16.04.080(E)(1) through (4). The final plat and required accompanying maps shall be drawn on a reproducible mylar base material or similar material as allowed by the Cook County recorder of deeds, not to exceed thirty-six inches wide by forty-eight inches long, not be less than eighteen inches wide by twenty-four inches long; shall be to a scale of not more than one hundred feet equal to one inch, in a manner that clear and legible prints can be made; and shall be in compliance with this chapter. The final plat may be detailed on more than one sheet; provided, however, that the submittal is accompanied by an index sheet showing the entire subdivision.

B. Additional Delineation. The final plat shall show the following:

1. Accurate angular and lineal dimensions of all lines, angles and curvatures, with functions used to describe all boundaries including boundary line surveys of tracts, streets, easements, areas to be reserved for public use, and other important features; the error of closure of boundary line surveys shall not exceed one in five thousand. Angular error shall not exceed plus/minus twenty seconds. Lot lines shall show dimensions in feet and hundredths of a foot, and when an angle occurs in any lot line between lot corners, the measurement of angle shall be shown in degrees, minutes and seconds. The final plat shall show accurately the location of all permanent markers actually installed.

2. True angles and distances to the nearest established street lines and official monuments (not less than three), which shall be accurately described in the plat by location, size and elevation.

3. Municipal, township, county or section lines accurately reference to the lines of the subdivision by distance and angles in the same area on the boundary of within one hundred feet of the subdivision.

4. Accurate location of all monuments which shall be placed at the corners of the subdivision and which shall be concrete, six inches by six inches by thirty inches with metal pipe or rod cast in center, and of additional monuments at block corners and which shall be placed at all angle points, and at intermediate points as required by the village engineer, and shall be of iron pipe, and installed in a manner that they may be located by a registered land surveyor.

5. Accurate outlines of any areas to be dedicated or reserved for public use or for the exclusive use of property owners within the subdivision.

C. Certificates. The application for approval of the final plat shall not be deemed completed until all of the necessary certificates, other than the village clerk certificate, have been duly executed substantially in accordance with the certificate forms as noted in RMC 16.04.110. (Ord. 94-22 § 1, 1994)

16.04.100 Development plan.

A. The development plan and required maps shall be drawn on transparent drawing material not to exceed twenty-six inches wide and forty-eight inches long, nor be less than eighteen inches wide by twenty-four inches long, in a manner that clear and legible prints can be made, and shall be in compliance with the provisions of this chapter. If necessary, the plan may be detailed on more than one sheet; provided, however, that the submittal is accompanied by an index sheet showing the entire development.

B. General Information. The following information, where applicable, shall be shown on the development plan:

1. Date of preparation, north point, and scale of drawing, which shall be not less than one inch equals one hundred feet for areas under one hundred acres.

2. Legal description of the parcel.

3. The name and address of the owner of record, the applicant, the surveyor, licensed professional engineer or planner who prepared the plat.

4. A vicinity map showing the general location of the parcel within the village and its environs.

C. Existing Conditions. The following conditions, if found to exist on the parcel, shall be shown on the plan:

1. The location, width, and names of all streets within or 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.

2. Contour lines of the parcel and all adjacent land within one hundred feet of the boundaries of the parcel, showing intervals of no greater than:

a. Two-foot contour intervals for ground slopes less than ten percent;

b. Five-foot contour intervals for ground slopes exceeding ten percent.

3. The location and direction of all water courses and the location of all areas subject to flooding, including:

a. The flow-lines of streams and channels showing their normal shorelines and floodway limits as indicated on U.S.G.S. maps or by the Army Corps of Engineers, or by the National Flood Insurance Program maps.

b. Lakes, ponds, swamps, marshes, and any indention basins showing their normal shorelines, floodway limits, and lines of inflow and outflow, if any.

c. Seeps, springs, flowings, and wells.

d. One-hundred-year floodplain elevation.

4. Natural features, such as rock outcroppings, wooded areas, and isolated preservable trees.

5. Present uses of the parcel, including the location of all existing structures, showing those that will be removed and those that will remain on the parcel after the development is completed.

6. The location and size of existing sanitary and storm sewers, water mains, culverts, drain pipes, catch basins, manholes, hydrants, and electric and gas lines within the parcel and in adjacent streets or rights-of-way.

7. Zoning classifications of the parcel and of lands adjacent thereto.

8. All trees greater than six inches in diameter or nineteen inches in circumference (as measured two feet above grade) located on the property. The common names of all trees shall be indicated, as well as the diameter or circumference size.

9. The total number of trees on the property that have a minimum six-inch trunk diameter or nineteen-inch trunk circumference. The total number of those trees expected to be removed should also be indicated.

D. Proposed Improvements. The following improvements, if proposed or required, shall be shown on the plan or in supporting documents.

1. Streets and rights-of-way, showing the location, widths, and names thereof. The plan shall also show the relationship between existing and proposed streets.

2. Easements, showing width and purpose.

3. Sites to be dedicated for school, park, playground, or other public purposes, together with approximate acreage of each and accurate legal descriptions.

4. The proposed use of the parcel.

5. Location and intensity of outdoor lighting systems.

6. All off-street parking, loading spaces, and walkways, indicating type of surface, size, angle of stalls, width of aisles, and a specific schedule showing the number of parking spaces provided.

7. In the event that municipal utilities are to be installed, plan should include storm and sanitary sewer, water mains, grading information and surface (overland) drainage facilities and improvements.

E. Supporting Data. The following data shall be submitted in separate statements and maps accompanying the development plan:

1. A map extending for a minimum distance of one hundred feet on all sides of the parcel, showing existing uses, streets, rights-of-way, and dedicated easements, and location of existing structures.

2. Existing or proposed annexation agreement which pertains to the parcel.

3. Estimated cost of the development.

4. Evidence of the financial ability of the applicant to complete the development.

5. Proposed building types.

6. Indicate methods of solid waste disposal.

7. Existing soil conditions.

8. Landscape plan showing location, type and approximate size of plantings.

9. Proposed architectural elevations for building types.

10. Development data showing number of floors, floor area, height and location of each building and proposed general use for each building, and the floor area ratio for the entire development. If a multifamily residential building, the number, size and type of dwelling units.

11. A drainage plan, subject to approval by the village engineer, 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 grade of ditches, catch basins, and pipes, and connections to existing drainage system.

12. A soil erosion control plan, subject to approval by the village engineer, providing for the adequate control of erosion and sedimentation, indicating the proposed temporary and permanent control practices and measures which will be implemented during all phases of clearing, grading and construction.

13. Plans and specifications for the required public improvements, together with the written report of the village engineer required by the planning commission.

14. A copy of any restrictions or covenants to be created by record and charter bylaws of any property owners’ association to be created.

F. Guarantees required under RMC 16.04.060(F) shall be provided to insure completion of required public improvements, to insure repair of defective improvements, and to provide for abatement of nuisances occurring during construction. (Ord. 94-22 § 1, 1994)

16.04.110 Certificates.

A. Owner’s Certificate. (Corporate owner’s certificate shall be accompanied by a corporate form of acknowledgment).

STATE OF ILLINOIS )
COUNTY OF COOK )

This is to certify that the undersigned is the owner of the land described in the attached plan, and has caused the same to be surveyed and subdivided, as indicated thereon, for the uses and purposes therein set forth, and does hereby acknowledge and adopt the same under the style and title thereon indicated. The under signed hereby dedicates for public use, the lands shown on this plat for thoroughfares, streets, and public services; and hereby also reserves for Ameritech, Northern Illinois Gas Company, Commonwealth Edison Company, Continental Cablevision, the Village of Riverdale, and their successors and assigns, easement provisions which are stated on their standard form which is attached hereto.

_____________________
Title

_____________________
Address

Dated this ___ day of 20__

B. Notary Certificate.

STATE OF ILLINOIS )
COUNTY OF COOK )

I, _____________ a Notary Public in and for said County, in the State aforesaid, do hereby certify that ___________, personally known to be the same person whose name(s) are subscribed to the foregoing instrument as such owners, appeared before me this day in person and acknowledge that they signed this plat as their own free and voluntary act for uses and purposes therein set forth.

Given under my hand and Notary Seal this day of ___, 20__.

_______________________
Notary Public

C. Surveyor’s Certificate.

STATE OF ILLINOIS )
COUNTY OF COOK )

This is to certify that I, ____________, registered Illinois Land Surveyor Number _____ have surveyed and subdivided the following described property:

(Insert legal description)

as shown by the attached plat which is a correct representation of said survey and subdivision. All distances are shown in feet and decimals thereof. I further certify that all regulations enacted by the Village of Riverdale relative to plats and subdivisions have been complied with in the preparation of this plat.

Given under my hand and seal at ________, Illinois, this ___ day of 20__.

_______________________
Surveyor

D. Certificate of Planning Commissioner.

STATE OF ILLINOIS )
COUNTY OF COOK )

I, ____________, Chair of the Riverdale Planning Commission, certify that on the ____ day of 20__ this plat of subdivision was duly approved by the Planning Commission for the Village of Riverdale.

_____________________
Chair

E. (Reserved).

F. County Clerk Certificate.

STATE OF ILLINOIS )
COUNTY OF COOK )

I, _____________, County Clerk of Cook County, Illinois, do hereby certify that there are no delinquent general taxes, no unpaid forfeited taxes, and no redeemable tax sales against and of the land included in this plat.

Given under my hand and seal at Chicago, Cook County, Illinois, this ___ day of 20__.

_________________________
County Clerk

G. Certificate as to Special Assessments.

STATE OF ILLINOIS )
COUNTY OF COOK )

I, ______________, Village Treasurer of the Village of Riverdale, do hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have been apportioned against the tract of land included in this plat.

Dated at Riverdale, Cook County, Illinois, this ___ day of _____, 20__.

__________________________
Village Treasurer

H. Plat Certificate (for Plats Outside the Corporate Limits of the Village of Riverdale).

STATE OF ILLINOIS )
COUNTY OF COOK )

Approved by the Village Board of the Village of Riverdale, Cook County, Illinois, this ___ day of _____, 20__.

________________________
Plat Officer

Approved by the Village President and Village Board of the Village of Riverdale, Cook County, Illinois, in accordance with their Subdivision Regulations, at a meeting held this ___ day of _____, 20__.

_________________________
Village President

I. Village Clerk’s Certificate.

STATE OF ILLINOIS )
COUNTY OF COOK )

I, _____________ Village Clerk of the Village of Riverdale, Cook County, Illinois, hereby certify that this plat was presented to and by Resolution duly approved by the President and Board of Trustees of said Village at its meeting held on the ___ day of ____________, 20__ and that the required bond or other guarantees have been posted for the completion of the improvements required by the regulations of said Village.

________________________
Village Clerk

J. Note. Except as otherwise required by statute, certification on final plats of subdivision located in the unincorporated areas within one and one-half miles beyond village limits shall be those required by the county subdivision regulation ordinance, except that when this chapter is more restrictive, the applicable certifications contained herein shall also be required. (Ord. 95-36 § 1, 1995)

Article III. Required Land Improvements

16.04.120 Design and construction standards.

A. All subdivisions shall be designed to conform with the planning principles and the layout and design requirements of this section.

B. Basic principles exist which should be recognized and heeded in designing circulation layout. These principles concern the design of entire street systems rather than individual elements of the system, and so express concepts rather than specific standards. In applying them, however, specific standards for pavement widths, intersection design, and related design features are essential.

C. Basic consideration in the design of local circulation systems must recognize factors of:

1. Safety for both vehicular and pedestrian traffic.

2. Efficiency of service for all users.

3. Livability of amenities, especially as affected by traffic elements in the circulation plan.

4. Economy of both construction and use of land.

D. Each of the following principles is an elaboration of one or more of these four factors. The principles are not intended as absolute criteria, since instances may appear where certain principles conflict. The principles should, therefore, be used as guides to proper systems layout.

1. Adequate vehicular and pedestrian access should be provided to all parcels.

2. Local street systems should be designed to minimize through-traffic movements.

3. Local street systems should be logical and comprehensible, and systems of street names and house numbers should be simple, consistent, and understandable.

4. Local circulation systems and land development patterns should not detract from the efficiency of major and collector streets.

5. Elements in the local circulation system should not have to rely on extensive traffic regulations in order to function efficiently and safely.

6. Traffic generators within residential areas should be considered in the local circulation pattern.

7. Planning and construction of residential streets should clearly indicate their function.

8. The local street system should be designed for a relatively uniform low volume of traffic.

9. Local streets should be designed to discourage excessive speeds.

10. Pedestrian/vehicular conflict points should be minimized.

11. A minimum amount of space should be devoted to street use.

12. There should be a minimum number of intersections.

13. The arrangement of local streets should permit economical and practical patterns, shapes, and sizes of development parcels.

14. Local streets should be related to topography from the standpoint of economics, drainage, and amenities.

15. Open space areas should be provided, commensurate with the projected population density of the development.

16. Major elements of the street system may be used to help define and buffer different land use areas, enhancing their identity and cohesiveness.

17. The street and pedestrian circulation pattern in a new residential subdivision should be compatible with the village’s land use and street and highway plan.

18. Subdivision layout should minimize the overall length of streets.

19. A residential area should be conveniently accessible from major streets and highways.

20. Access points to major collector street facilities should be limited in number, given special design consideration, and whenever possible, located where other features are not competing for driver attention.

21. Driveway entrances should be prohibited on major streets, and whenever possible on collector streets in residential areas.

22. Through-traffic on local residential streets should be avoided where practical.

23. Lot layout in residential subdivisions should be designed to reduce the incidence of housing on major streets.

24. Public utilities, including water, storm sewers and sanitary sewer facilities, should be existing or proposed by the developer of a size adequate to serve the proposed subdivision and any future development that they may be required to service.

E. Layout and Design Requirements for Proposed Lots of Record and Outlots.

1. Subdivision shall consist solely and exclusively of lots of record, outlots, easements, public rights-of-way, and public improvements.

2. All proposed lots of record shall front on a street, and shall be as rectangular in shape as possible.

3. All proposed lots of record shall meet or exceed the lot size dimensions and area requirements of any applicable zoning regulations.

4. Rear, side, and front yard easements shall be dedicated to the village for use by the village and private utility companies (for gas, electric, cable T.V., water, storm sewer, sanitary sewer, etc.) as provided herein. Wherever possible, rear yard easements should be avoided.

5. Where double frontage residential lots are platted abutting a major or collector street, a backup treatment, in combination with a no-access strip, shall be depicted on those lots adjacent to the street, and the applicable rear yard setback requirements shall be increased by fifteen feet.

F. Layout and Design Requirements for Proposed Blocks.

1. Blocks shall not exceed one thousand five hundred lineal feet in length, nor be less than six hundred feet in length. Pedestrian ways leading to schools, parks, other common destinations, or as deemed necessary by the planning commission, shall be provided.

2. The shape of block shall be determined by topographical features, the basic street system and traffic pattern, lot depths, and areas designated for public and other nonresidential uses.

3. Where a subdivision borders upon or is traversed by a railroad right-of-way or major street, the planning commission may require a street on one or both sides of the right-of-way or street, located approximately parallel to and at a distance removed suitable for the appropriate use of the intervening land; i.e., park purposes, deep residential lots fronting on it with a no-access strip along the rear property lines, and off-street parking, business, or other uses as permitted by the zoning code. (Ord. 94-22 § 1, 1994)

16.04.130 Required plans and specifications.

A. After approval of the preliminary plan, and prior to the filing of the final plat, the owner or subdivider shall submit to the village engineer, and other public officials having jurisdiction, construction plans and specifications prepared by a professional engineer licensed to practice engineering in the state of Illinois, for required land improvements. These construction plans and specifications shall be approved by the village engineer and other public officials having jurisdiction, and approval shall be certified on the final plat.

B. Before a final plat may be approved by the village board, the owner or developer/subdivider shall submit to the village engineer complete plans and specifications prepared by a registered professional engineer who shall certify in writing to the village board that such improvements meet the minimum requirements set forth in this chapter and other applicable requirements of the village. (Ord. 94-22 § 1, 1994)

16.04.140 Streets.

A. Design. All subdivisions shall be designed so the proposed street system does and accomplishes the following:

1. Extends major and collector streets through or along the perimeter of the proposed subdivision.

2. Locates and aligns minor streets so that use by through traffic is discouraged.

3. Avoids centerline offsets of less than one hundred twenty-five feet from other streets.

4. Where the angle of deflection in horizontal center lines exceeds five degrees, a curve shall be inserted with a radius of not less than the following dimensions:

a. Major street: five hundred feet;

b. Collector street: three hundred feet;

c. Minor street: one hundred feet.

5. So that not more than two streets intersect at any point, and so that the angle of intersection of center lines is not less than eighty nor more than one hundred degrees.

6. So that cul-de-sac streets do not exceed seven hundred fifty feet in length measured along the center line of the cul-de-sac from the center line of the start of origin to the end of the right-of-way.

7. Encourages safe and efficient traffic flow and provides sufficient vehicular storage space for stopping and turning movements so as not to conflict with traffic at intersecting streets or driveway entrances.

B. Right-of-Way Dedication.

1. Generally. All streets proposed within the confines of a subdivision shall be located in dedicated public rights-of-way as required by this section.

2. Interior Streets. Subdivisions shall be designed so all interior streets are located within dedicated public rights-of-way of the following minimum widths, depending on the street classification, the volume of traffic, and the zoning of the abutting property. Where such streets define the separation of two or more zoning districts, right-of-way dedication shall be provided so as to meet the requirement of the less restrictive zoning district.

RIGHT-OF-WAY WIDTHS
Type of Street	One- and Two-Family Zoning Districts (feet)	Multiple-Family Zoning Districts (feet)	Commercial or Industrial Districts (feet)
Minor Street	60	80	70
Collector Street	80	80	90
Major Street	100	100	100
Frontage Road	50	50	50

Expressway: As required by the State Department of Transportation.

Interstate: As required by the State Department of Transportation.

3. Exterior Streets. Subdivisions shall be designed so that the developer/subdivider provides not less than one-half of the right-of-way dedication required for a comparable interior street. Half streets shall not be permitted.

4. Cul-de-sac Streets. Each cul-de-sac shall terminate with a circular area having a minimum right-of-way diameter of one hundred feet in residential areas, and one hundred twenty feet in all other areas.

5. Supplemental Dedications. Where the street design requirements of this chapter stipulate the provision of turning lanes, turning radii, center medians, traffic-control devices, or other installations which cannot be installed within the right-of-way otherwise required by this chapter without the elimination of or conflict between those features and other public improvements, the subdivider shall dedicate such additional right-of-way as is necessary to accommodate all such improvements.

C. Construction Standards. All streets shall use materials and be installed in a manner meeting or exceeding the requirements, standards and specifications contained in this section, including those contained in any documents referred to herein.

1. Grading.

a. All stumps and trees that cannot be saved, boulders, and similar items in the street right-of-way shall be removed.

b. All streets shall be graded to their full width, including side slopes and the subgrades of the areas to be paved.

2. Width and Strength. Pavement width and structural strength shall be based on street classification, the expected traffic volume, and the zoning district (the more demanding standard shall apply) in accordance with the following:

STREET WIDTHS AND STRUCTURAL STRENGTHS
Street Type	Pavement Width (feet)*	Minimum Median Width Measured From Back-to-Back of Curb (feet)	Structural Number**
Minor/Cul-de-sac
Residential	31	0	2.50
Business or Industrial	31	0	3.50
Collector
Residential	31	0	3.25
Business or Industrial	31	0	4.00
Major
Residential	2 – 31	16	4.50
Business or Industrial	2 – 31	16	4.50
Frontage Roads	31	0	4.50

Expressways: As required by the State Department of Transportation.

Interstates: As required by the State Department of Transportation.

*All pavement widths measured back-to-back of B-6.18 combination curb and gutter.

**Determined in accordance with the “Design Manual,” State Department of Transportation, Division of Highways, Bureau of Design, and assuming an Illinois Bearing Ratio is a minimum of 3.0.

3. Materials and Methods. The minimum standard for minor residential streets shall be eight inches aggregate base course, two inches bituminous binder course and two inches bituminous surface course or equivalent. Geotechnical fabric for ground stabilization may be required, at the village’s option. The pavement thickness may be required to be substantiated using the current methods adopted and used by IDOT and soils analysis data from the site. All streets shall be designed and constructed in accordance with specifications, policies and standards in current use by IDOT unless specific alternatives are approved in advance by the village.

4. Cul-de-sac terminus shall have a minimum diameter measured to back-to-back of curb of eighty feet in areas zoned residential, and one hundred feet in all other areas.

5. Vertical Gradients. Different connecting street gradients shall be connected with vertical curves. The “Design Manual,” State Department of Transportation, Division of Highways, Bureau of Design, Figure 2.6000, “Geometric Requirements,” shall govern all vertical curve computations, except when the algebraic difference of the gradient is less than one percent, a fifty-foot vertical curve length shall be utilized.

6. Curbs, Gutters, and Ramps.

a. Curb and gutters shall be type B-6.12 for all residential and frontage streets, and type B-6.18 for all business and industrial streets, in accordance with the highway standards of the State Department of Transportation, Division of Highways, Bureau of Design, and installed in accordance with the “Standard Specifications for Road and Bridge Construction,” State Department of Transportation, latest edition.

b. All curbs shall be constructed so as to enable persons using wheelchairs to travel freely and without assistance, by providing at each crosswalk a ramp with nonslip surface so that the sidewalk and street blend to a common level. The ramp shall not be less than thirty-two inches wide, and shall not have a slope greater than one inch rise per twelve inches length. Where, because of surrounding buildings or other restrictions, it is impossible to conform the slope with this requirement, the ramp shall contain a slope with as shallow a rise as possible under the circumstances.

c. Curb return radius shall be measured from the center to the back of the curb, and shall conform to the following:

i. Major/major: fifty feet radius;

ii. Major/collector: forty feet radius;

iii. Major/local: thirty-five feet radius;

iv. Collector/collector: thirty-five feet radius;

v. Collector/local: twenty-five feet radius;

vi. Local/local: twenty-five feet radius.

7. Street signs shall be provided by the developer/subdivider in accordance with village standards and specifications, and shall be located so as to identify every street within the development/subdivision. (Ord. 94-22 § 1, 1994)

16.04.150 Sidewalks and pedestrian ways.

A. Design. Subdivisions shall be designed so that sidewalks or pedestrian ways are provided in such locations and in such a manner so as to do and accomplish the following:

1. Sidewalks and pedestrian ways shall be not less than five feet in width.

2. Sidewalks shall be located within dedicated street rights-of-way and shall be roughly parallel to the street surface on both sides of all streets. Sidewalks around the terminus of cul-de-sacs may be waived by the village board, as recommended by the planning commission.

3. Where the street design and parallel sidewalk arrangement do not provide reasonable direct pedestrian access to and from school sites, park sites, neighborhood commercial centers, and other pedestrian traffic generators, pedestrian ways shall be provided inside yard or other easements or dedicated rights-of-way so as to permit reasonable direct pedestrian access to and from such sites.

4. Wheelchair ramps shall be provided at all abrupt changes in grade on sidewalks and all location in which the sidewalk intersects with the curb of a street at a crosswalk in all zoning classifications where sidewalks are required.

B. Right-of-Way Dedication. All sidewalks and pedestrian ways shall be installed in dedicated public rights-of-way or public easements. The dedication or easement shall extend not less than one foot on each side of the sidewalk or pedestrian way surface. The minimum width of the right-of-way for a pedestrian way shall be fifteen feet.

C. Construction Standards. All sidewalks and pedestrian ways shall use materials and be installed in a manner meeting or exceeding the requirements, standards, and specifications contained in “Standard Specifications for Road and Bridge Construction” of the State Department of Transportation, with a minimum thickness of five inches; provided, however, the minimum thickness shall be six inches in areas zoned business or industrial, six inches where sidewalks cross residential driveways, and six inches or more, as recommended by the village engineer, where sidewalks cross nonresidential driveways.

D. District Location. Unless otherwise provided for in this or other regulations, sidewalks shall be constructed within all residential and industrial districts, and when deemed necessary by the planning commission, may be required in all other zoning districts. (Ord. 94-22 § 1, 1994)

16.04.160 Street lights.

A. General. Street lighting shall be designed in accordance with the requirements of the “American National Standard Practice for Roadway Lighting,” latest edition.

B. Material. All materials shall meet the requirements of the appropriate IES NEMA Standards, and shall be approved by the Underwriters Laboratory.

C. Equipment. Street lights shall be of the type and variety as provided by the local electric power company, their equivalent, or better, and be subject to review by the village engineer and public works superintendent, and as approved by the village board. Within residential areas, street lights shall consist primarily of an aluminum standard with contemporary post top luminaire, and shall have a luminaire mounting height of sixteen feet above grade. In cases where a mastarm and a horizontal burning luminaire are used, the maximum luminaire height shall be twenty-five feet above grade.

D. Construction and Wiring. All work shall conform to the applicable sections of the National Electric Code, as adopted by the village.

E. Service. The developer/subdivider shall arrange with the local electric power company for electric service, and shall bear the expense of any charge by the electric power company to furnish the service connection. The location of any service connection and the control equipment shall be shown on the drawing.

F. Design. All developments/subdivisions shall be designed so that street lights are provided in locations and in a manner as to do and accomplish the following:

1. Provide a street light at every cross of “T” intersection and at the end of every cul-de-sac or eyebrow on local streets.

2. Provide additional street lights as may be necessary to attain the desired levels of illumination, and as may be recommended by the village engineer and required by the village board.

G. Right-of-Way Dedication. All street lights shall be installed in public easements or dedicated rights-of-way. Easements and rights-of-way shall be of sufficient width, and the street lights shall be installed in such locations therein, that will not reasonably interfere with other public utilities. (Ord. 94-22 § 1, 1994)

16.04.170 Storm sewers and drainageways.

A. Design. All subdivisions shall be designed so the proposed storm water drainage system does and accomplishes the following:

1. Extends the storm sewer system through the proposed subdivision to serve upstream properties in the natural drainage area. The storm system should reflect the ultimate development of the drainage area.

2. The storm system should be designed to provide positive drainage. This will provide a conveyance system to pass frequent floods, and an emergency system to pass more severe floods.

3. The storm system is assumed to consist of such components as sewers, channels, swales, natural drainageways, inlets, catch basins, manholes, streets, detention/retention ponds, and other necessary facilities.

4. The drainage plans shall have a certification by a registered professional engineer as follows:

I, _____________, hereby certify that adequate storm water storage and drainage capacity has been provided for this development, such that surface water from the development will not be diverted onto and cause damage to adjacent property for storms up to and including the 100-year event, and that the design plans are in compliance with all applicable state, county, and Village ordinances.

5. The storm sewer system shall be entirely separate from the sanitary sewer system, and shall comply with the applicable regulations for areas served by separate or combined sewers, of the MWRD, and other agencies having jurisdiction over the village. Storm sewer outfalls shall be designed to function at their design capacity during flooding conditions on the receiving stream or other body of water. The minimum size storm sewer shall be twelve inches, constructed of reinforced concrete or other pipe as may be approved by the village.

6. Culverts under thoroughfare streets shall be designed to pass the one-hundred-year peak flow with no adjacent property damage. Culverts under collector streets shall be designed to pass the fifty-year peak flow without damage. Culvert material shall consist of reinforced concrete pipe or corrugated metal pipe.

7. No ditch system shall be permitted. Drainage shall be provided through storm sewer with a ten-year design capacity. Additional storm water exceeding the capacity of the storm sewer shall be conveyed through street and surface grading to pass up to the one-hundred-year discharge without damage. Bypass channels shall use natural drainageways as much as possible, and shall convey up to the one-hundred-year peak flow without damage. Modified or artificial channels shall be lined with concrete up to the ten-year stage, with adequate capacity to pass up to the one-hundred-year peak flow without damage. Channel modifications will be permitted only if the following conditions are met:

a. The hydraulic capacity is maintained.

b. The existing flood storage is maintained.

c. The banks are adequately stabilized.

d. Swales in backyards and other areas shall be permitted provided the following conditions are met:

i. The maximum side slopes shall be six to one.

ii. Appropriate easements are provided, a minimum of twenty feet wide.

8. Inlets will be located as necessary to collect surface water, but shall be spaced a maximum of four hundred feet. Catch basins will be located before a storm sewer enters a manhole. Manholes shall be located at the junction of two storm sewer pipes, or at any change in grade alignment or size of the pipe. Maximum spacing of manholes shall be four hundred feet.

9. Streets and parking lots should be designed and their grades established such that they can convey or store up to the one-hundred-year rainfall event without damage.

The maximum allowable depth in the street shall be nine inches, measured in the curb and gutter. The maximum allowable depth in parking lots shall be nine inches. Streets and parking lots shall be designed to provide positive drainage.

10. The design storage volume of the detention/retention facility shall be in accordance with the applicable MWRD standards, as currently in effect, or as amended.

B. Right-of-Way Dedication.

1. All drainageways shall be located in dedicated public rights-of-way. All storm sewers shall be located in public easements or dedicated public rights-of-way.

2. Easements and rights-of-way shall be of sufficient width and storm sewers shall be installed at such locations therein as to permit open-cut installation, maintenance, repair within the confines of the easement or right-of-way without relocation or other unreasonable interference with other public utilities located therein, and so as to meet the following minimum standards: fifteen feet in width, plus five feet for each additional utility, plus, for storm sewers in excess of twenty-four inches in diameter, two additional feet for each twelve inches or portion thereof of additional storm sewer diameter; provided, however, if storm sewers exceed fifteen feet in depth, additional right-of-way may be required by the village.

C. Construction Standards. All storm sewers shall use materials and be installed in the manner meeting or exceeding the requirements, standards, and specifications contained in the “Standard Specifications for Water and Sewer Main Construction in Illinois,” the most current edition as amended, supplemented and amended by the village engineer.

D. Oversizing. Where applicable, the developer/subdivider shall install storm systems sufficient in size and depth to carry the storm runoff from upstream properties naturally tributary to the proposed subdivision. The village may make special provisions for that developer/subdivider to recapture those additional costs incurred as a result of oversizing and overexcavating the storm system. (Ord. 94-22 § 1, 1994)

16.04.180 Sanitary sewers.

A. Design. All subdivisions shall be designed so the proposed sanitary sewer system does and accomplishes the following:

1. Extends interceptor sanitary sewers through the proposed subdivision to serve upstream properties in the natural drainage area.

2. Provides sanitary sewer services with separate service connections terminating not less than two feet inside the property or easement line to each proposed lot of record.

3. Provides adequate capacity to drain the portions of the subdivision proposed to be served by the sewer, and any property upstream thereof which drains into or may drain into that sewer, based on the sewage discharge reasonably expected from development to the type and to the maximum density permitted by the then-existing zoning regulations of the village for property within the corporate limits, and the land use elements of the village’s comprehensive plan for property outside the corporate limits.

4. Manholes.

a. Provide public manholes at the end of each line, at all changes in grade, size or alignment, at all intersections, and at distances not greater than four hundred feet for sewers fifteen inches or less, and five hundred feet for sewers eighteen to thirty inches. Greater spacing may be permitted in larger sewers.

b. Provides a drop pipe for sewers entering a manhole at an elevation of twenty-four inches or more above the manhole invert.

5. Maintains separation from public water supply systems.

6. Discourages the use of sewage pumping facilities.

7. Permits the use of private sewage disposal systems only in the following situations:

a. Public water and public sewer not accessible, minimum size lot for private sewage disposal shall be forty-three thousand five hundred sixty square feet.

b. Public water available, minimum size lot for private sewage disposal shall be twenty thousand square feet.

c. Private sewage system shall be installed in accordance with county standards.

d. As may be recommended by the village engineer, and required by the MWRD.

8. Designed to prevent installations of sanitary sewers in the rear or side yard easements.

B. Right-of-Way Dedication. All sanitary sewers shall be installed in public easements or dedicated public rights-of-way. Easements and rights-of-way shall be of sufficient width and the sewers shall be installed at such locations as to permit open-cut installation, maintenance, and repair within the confines of the easement or public right-of-way without relocation or unreasonable interference with other public utilities located therein, and so as to meet the following minimum standards: fifteen-foot width, plus five feet for each additional utility, plus, for sanitary sewers in excess of twenty-four inches diameter, two additional feet for each twelve inches or portions thereof of additional sewer diameter; provided, however, if sanitary sewers exceed fifteen feet in depth, additional right-of-way may be required by the village engineer.

C. Construction Standards. All sewers shall use material and be installed in such manner meeting or exceeding the required standards and specifications contained in the “Standard Specifications for Water and Sewer Main Construction in Illinois,” the current edition as then modified, supplemented, and amended by the modifications, amendments and amplifications of the village engineer.

D. Oversizing. Where applicable, the developer/subdivider shall install sanitary sewer mains sufficient in size and depth to carry sanitary discharge from upstream properties naturally tributary to the proposed subdivision. The village shall make special provisions for that developer/subdivider to recapture those additional costs incurred as a result of oversizing and overexcavating the sanitary sewer. (Ord. 94-22 § 1, 1994)

16.04.190 Water distribution and supply.

A. General. All subdivisions shall be designed so the proposed water distribution and supply system does and accomplishes the following:

1. Extends water mains through the proposed subdivision to serve otherwise unserved abutting properties.

2. Provides water service, with separate service connections terminating not less than two feet inside the property or easement line, to each proposed lot of record.

3. Provides adequate capacity to serve all the lots proposed to be served by the line, plus any additional extensions to the main which might be made to develop property in the same pressure area with the type of uses and to the maximum density permitted by the then-existing zoning regulations of the village with respect to the property within the corporate limits, and the land use elements of the village’s comprehensive plan for proposals outside the corporate limits.

4. Loops water mains so as to avoid dead ends.

5. Provides standard fire hydrants at each intersection of two or more public streets or roadways, and provides additional hydrants as are necessary so that hydrants are not more than three hundred feet apart in all areas. All fire hydrants shall have auxiliary valves.

6. The minimum size water main shall be eight inches in diameter; except on cul-de-sac streets, six inches in diameter is acceptable.

7. Permits the use of private wells only in the following situations:

a. In subdivisions in unincorporated areas.

b. Minimum sized lot shall be twenty thousand square feet.

c. Wells shall be in accordance with county standards.

B. Right-of-Way Dedication. All water mains shall be installed in public easements or dedicated public rights-of-way, such easements and rights-of-way to be of sufficient width and the water mains to be installed at such locations as to permit open-cut installation, maintenance, and repair within the confines of the easement or right-of-way without relocation or unreasonable interference with other public utilities located therein. The minimum public easement width shall be ten feet.

C. Construction Standards. All water mains shall use materials and be installed in a manner meeting or exceeding the required standards and specifications contained in the “Standard Specifications for Water and Sewer Main Construction in Illinois,” the current edition as then modified, supplemented and amended by the village engineer.

D. Oversizing. Where applicable, the developer/subdivider shall install water mains sufficient in size to serve future growth in the vicinity of the subdivision. The village shall make special provisions for that developer/subdivider to recapture those additional costs incurred as a result of oversizing the water main. (Ord. 94-22 § 1, 1994)

16.04.200 Other public utilities.

A. Design.

1. Except as specifically authorized by this chapter, all public and quasi-public utilities, including gas lines, electrical lines, telephone lines, and cable T.V. transmission lines shall be located underground and, except for individual building or property services, shall be located in public easements or dedicated public rights-of-way. Easements or rights-of-way shall be of sufficient width and the utilities shall be installed at such locations therein as to permit open-cut installation, maintenance, and repair within the confines of the easement or right-of-way without relocation or other unreasonable interference with other public or quasi-public utilities located therein.

2. Three-phase electrical transmission lines and electrical transformer facilities may be located above ground on poles at such heights and locations along the perimeter of the subdivision as not to be unsightly or hazardous to the public, and as may be approved by the village board.

3. Where electrical transformers and telephone pedestals are located above ground in front yard easements or dedicated rights-of-way, adequate landscaping, as approved by the planning commission, shall be installed by the subdivider/developer to adequately screen from view such transformers and pedestals.

B. Construction Standards. All utility installations shall conform with the applicable village, State Commerce Commission, regulatory or accepted industrial standards, whichever impose the highest and most demanding requirements for the preservation and protection of the public health, safety and welfare. (Ord. 94-22 § 1, 1994)

16.04.210 Trees.

A. The preliminary plat and preliminary development plan shall show the location and condition of existing trees three inches caliper or greater. Where several trees are growing within five feet of one another, they may be shown as a group, listing the number and average size of trees.

B. Within the limits imposed by this chapter, individual houses or buildings shall be placed on their lots so as to maximize survival of desirable trees. Sidewalks and bicycle paths shall likewise be varied if necessary to protect adjacent trees.

C. Trees to be saved shall be prominently marked, these markings to be visible at normal eye level, and at the working level of equipment operators.

D. Movement of construction equipment and any other vehicles on a wooded site shall be restricted to clearly marked routes.

E. Temporary barriers shall be erected prior to construction to prevent damage to the trunk, canopy or root zone of trees to be saved; for instance, stakes and rope, snow fences, wooden frames, cinder blocks, planing over roots, and the like. Barriers equal in extent to the drip line of the tree may be required in case of species particularly susceptible to root zone damage.

F. Use, storage, or other deposition of equipment or material shall be prohibited within the root zone of any tree to be saved; for example, paint, oil, solvents, fuel, gravel, fill, concrete, sand, mortar, rubbish, and the like.

G. Grading, filling, excavation or other disturbance within the root zone of any tree to be saved shall be avoided wherever possible. Where this cannot be avoided, a tree well, terrace, retaining wall, or other protective device shall be installed as the first step of construction. The device shall conform to standard horticultural practices, as illustrated in Carpenter, Walker and Lanphear, “Plants in the Landscape,” or equivalent authoritative references.

H. If tree roots must be cut in the course of installing streets, utility lines, foundations, or other construction activity, this cutting shall be by trenches, backhoe equipment, or other equipment which will insure clean cuts. Where damage is inflicted, pruning or other compensatory treatment shall be done as soon as possible.

I. Trees to be saved shall not be subjected to unfavorable changes in drainage, either during or after construction.

J. The developer/subdivider shall transplant suitable sized trees which would otherwise be destroyed during development to other lots, parkways, or public areas in the village.

K. Subdivision developers shall plant trees along all streets within the development site where they do not presently exist. These trees shall be of two and one-half inches caliper or greater. They shall be spaced a minimum of thirty feet and a maximum of fifty feet apart. Trees shall not ordinarily be planted within fifteen feet of a driveway or fire hydrant. They shall be of species on the list referred to in this section. Trees planted within a development may be of one species. Trees shall be maintained and dead trees replaced by the subdivider for a period of two years after initial planting.

L. The following tree species include those varieties that are best acclimated to the Chicago climate, are hardy and disease resistant, are limited in height growth, have an aesthetic value in flower, fruit, bark or foliage, and are as limited in nuisance problems as possible.


BIOLOGICAL NAME	COMMON NAME
Acer rubrum	Red Maple
Koelreutaria paniculata	Goldenrain
Tilia cordata	Little Leaf Linden
Gleditsia tricanthos inumerus “Skyline”	Skyline Locust
Ginkgo bilobum	Ginkgo
Catalpa speciosa	Catalpa
Gleditsia tricanthos inumerus “Imperial”	Imperial Locust
Cladrastis lutea	Yellowwood
Pyrus calleryara “Bradford”	Bradford Pear
Fraxinus pennsylvanica	Green Ash
Fraxinus americana	White Ash
Acer platanoides	Norway Maple

(Ord. 94-22 § 1, 1994)

16.04.220 Temporary roads – Tracking dirt on streets.

A. Construction Roads. The developer/subdivider shall be responsible for constructing any temporary roads which may be required for the purpose of moving equipment and materials to and from the construction site. The location of these roads, and the designation of routes for construction traffic, shall be approved by the village board. In addition, the developer/subdivider shall provide any signs that may be required by the police department for restricting or directing traffic, and shall be responsible for maintaining these signs, keeping streets clean, and removal of signs as requested by the police department.

B. Tracking of Dirt on Streets. No vehicle shall be driven or moved on any street within the village unless that vehicle is free from mud or other foreign substances, and no vehicle shall spill or drop mud or other foreign substance onto any street in the village except as provided herein. No vehicle shall be driven or moved on any street within the village unless that vehicle is so constructed or loaded as to prevent any of its load from dropping, shifting, leaking or otherwise escaping therefrom, except that sand may be dropped for the purpose of securing traction, or water or other substance may be sprinkled on a roadway in cleaning or maintaining the roadway. (Ord. 94-22 § 1, 1994)

16.04.230 Penalty.

Whoever violates or fails to comply with any of the provisions of this chapter may be fined not less than two hundred fifty dollars nor more than five hundred dollars. (Ord. 94-22 § 1, 1994)