A.
No land
located within the corporate limits of the Village of Bannockburn
or within 1 1/2 miles of the corporate limits of the Village
shall, after the adoption of these regulations, be subdivided or entitled
to record, nor any street laid out nor any improvements be made therein
until the plan or plans of the subdivision shall have been approved
by the Bannockburn Plan Commission and the Village Board of Trustees,
and no building permit shall be issued by the Village of Bannockburn
for the purpose of building on or improving any parcel or tract of
land unless such parcel consists of one or more lots in an improved
and recorded subdivision as shown by a copy of the plat of the subdivision
recorded by the Recorder of Deeds.
B.
The provisions of this chapter, with the exception of § 205-2 below, shall not apply to subdivisions resulting from the following:
(1)
The sale or exchange of parcels of land between owners of adjoining and contiguous land, provided that no new zoning lots, streets, or easements of access are created or involved, and provided, further, that no existing zoning lots shall become nonconforming under Chapter 260, Zoning, of the Village Code; or
(2)
The conveyance of parcels of land or interests for use as right-of-way
for railroads or highways, public utility or other public uses or
the conveyance of land owned by a railroad, public utility or public
use which does not involve any new streets or easements of access.
A.
CUL-DE-SAC
PUBLIC IMPROVEMENT
RESIDENCE DISTRICTS
(1)
(2)
(3)
SUBDIVISION or SUBDIVIDE
(1)
(2)
(3)
(4)
(5)
(6)
As used in this chapter, the following terms shall have the meanings
indicated:
A street having one open end and terminating at the other
end with a vehicular turnaround.
Any sewer, water main, pavement, sidewalk, street or other
facility provided to serve the residents of a land subdivision and
for which the Village of Bannockburn is responsible for maintenance
and operation.
Those districts contained in Chapter 260, Zoning, of the Village Code, in force on the date of this chapter, and all subsequent amendments. For the purposes of this chapter, residential property located outside the corporate limits of the Village but within 1 1/2 miles of the Village's corporate limits shall be classified as follows:
Lots consisting of 160,000 square feet or more in lot area shall
be subject to the provisions of this chapter that apply to the A Residence
District;
Lots consisting of between 80,000 square feet in lot area and
159,999 square feet in lot area shall be subject to the provisions
of this chapter that apply to the B Residence District; and
Lots consisting of less than 80,000 square feet in lot area
shall be subject to the most restrictive or most demanding provisions
of this chapter as determined by the Village Board of Trustees.
This definition affects any land located within the corporate
limits of the Village or within 1 1/2 miles of the corporate
limits of the Village.
Any change, rearrangement, division, resubdivision, or rearrangement
in the boundary or divisional lines of any piece or parcel of land,
block, lot, or sublot, or any part thereof, into two or more lots,
pieces, parcels of land, or parts;
The platting of any piece or parcel of land into a single numbered
lot without alteration of its boundaries;
Any planned unit development as authorized by the zoning regulations
applicable to the property in question;
Any platting or development that results in more than two lots,
pieces, or parts that are separately demisable or occupiable;
Any development requiring direct access on Route 43 or Route
22; or
The creation of any new public or private street.
Any person wising to subdivide land owned by him and located
within the corporate limits of the Village of Bannockburn or outside
the corporate limits but within 1 1/2 miles of such corporate
limits shall first submit to the Plan Commission of the Village of
Bannockburn, or its representative, such information as may be required
by the Plan Commission to describe or outline the existing conditions
of the site and the proposed development thereof. The applicant shall
be supplied with pertinent information on Plan Commission requirements
not herein contained.
A.
After completion of the procedure described in § 205-3 above, said owner shall submit to the Plan Commission of the Village of Bannockburn, for examination and recommendation for approval or disapproval, a tentative plat of subdivision in septuplicate blue-line prints. Upon filing such tentative plat with the Village, the owner shall pay the filing fees set forth by the Village Board of Trustees and specified in the Bannockburn Fee Schedule.
[Amended 5-22-2017 by Ord. No. 2017-12]
B.
Such tentative plat shall meet the following requirements:
(1)
Shall be drawn to the scale of not more than 100 feet to one inch;
(2)
Shall show the boundaries of the property to be subdivided and all
of the following items which are located within such property or outside
of but within 500 feet of its property: existing streets or roads
and the names thereof, widths of road pavements and other dedications,
existing easements and the nature thereof, section and half-section
lines, existing sewer and water facilities, existing permanent buildings,
and existing drainage structures and courses;
(3)
Shall designate the boundary lines of any village, township, park
district, school district, sanitary district, and forest preserve
district located within said subdivision or outside of but within
500 feet of the boundaries thereof and shall list all municipal corporations
having jurisdiction upon said subdivision;
(4)
Shall show in all zoning districts, except A and B Residence Districts,
contour lines at intervals of not more than one foot related to United
States Geological Survey datum, for the area within said subdivision
or outside of but within 500 feet of the boundaries thereof;
(5)
Shall show the widths of road pavements, dedications, streets and
alleys, and the dimensions of lots and blocks proposed for the subdivision;
(6)
Shall provide for direct connections of proposed with the existing
streets in adjoining parcels of land, or a statement of reasons shall
be furnished as to why such connection is unnecessary;
(7)
Shall show all lot areas computed, exclusive of street areas, all
street widths not less than the widths shown in the Official Plan
or as otherwise required by the Plan Commission, and the building
setback line conforming to the requirements of the Village or County
Zoning Ordinance, whichever applies;
(8)
Shall show the zoning classification of the property under Chapter 260, Zoning, the North point, the scale, and the name, address and telephone number of the surveyor or land planner;
(9)
Shall show the name of the proposed subdivision and the name or names
of the legal and beneficial owner or owners;
(10)
Shall indicate in sketch form all required improvements as to
layout and extent on one copy of the tentative plat;
(11)
No block shall be more than 1,320 feet long. The Plan Commission
may require that blocks be platted in accordance with its judgment
in view of traffic conditions and public convenience;
(12)
Where it is desirable to subdivide land which, because of its
size or location, does not lend itself to development under an acceptable
street pattern, and where the Plan Commission deems it desirable in
the public interest, access may be had to lots by means of cul-de-sac
streets not less than 50 feet wide terminating in turnarounds of circular
shape with a minimum right-of-way diameter of 100 feet. Such cul-de-sac
streets shall not exceed 400 feet in length;
(13)
All lots shall have not less than a minimum width at the street
line of 80 feet; a minimum width at the building line of 150 feet;
and a minimum depth of 250 feet. Double-frontage lots are forbidden
except for:
(14)
Where practicable, the side lines of all lots shall be approximately
perpendicular to the street line; and
(15)
Public sites and areas.
(a)
Suitable and adequate sites for public areas and open spaces
such as, but not limited to, school sites, parks, recreational areas,
public building sites, or other public uses, shall be provided in
one of the following ways as determined by the Village Board for each
subdivision:
[1]
Dedication of one acre for each 15 residential building sites
or family living units.
[2]
Transfer of ownership, by deed, to the Village of the equivalent amount of land that would be required in Subsection B(15)(a) above. Such property shall be used for public purposes or, if sold, the proceeds of the sale shall be segregated and used for the purchase and development of public sites and areas.
(b)
Where public sites and areas as shown on the Official Plan Map of the Village of Bannockburn lie within an area proposed for development and are greater in area than the area to be provided under Subsection B(15)(a)[1], the subdivider shall reserve for acquisition by the Village, through agreement, purchase, or condemnation, the remaining greater public area for a period of one year.
Approval or disapproval of the tentative plat shall be granted
by the Plan Commission within 30 days from the date of the next regular
Plan Commission meeting. Such approval shall not constitute acceptance
of the subdivision. Said tentative approval shall be good for a period
of six months, within which time the final plat shall be prepared
unless extended by agreement for a specific time by the Village Board.
A.
The Village of Bannockburn hereby defines its policy to be that the
Village will withhold all public improvements and services of whatsoever
nature, including the maintenance of streets and the furnishing of
sewerage facilities and water service, from all areas and parcels
which have not been lawfully subdivided and have not met the requirements
set forth in these subdivision regulations.
B.
As called for under § 205-4 of this chapter, the subdivider shall have indicated on one copy of the tentative plat the required improvements listed below. Tentative approval of this plat shall be withheld until a subdivider shall have presented plans and specifications for said improvements. Said plans and specifications shall be approved by the Village Engineer in writing. The following improvements shall be required except when specifically indicated that a particular improvement is not required; but if in such case the subdivider installs the improvement, then such improvement shall conform to the requirements for that improvement.
(1)
Sewers.
(a)
In all areas except A and B Residence Districts, sanitary sewers
and sewage disposal facilities or connecting sewers shall be provided
and designed in accordance with the criteria established by the Department
of Public Health, State of Illinois; sanitary sewers shall be installed
to serve all properties within the subdivision and carried to the
limit of the subdivision as indicated on the approved plat for extension
to adjacent areas; and
(b)
In all areas except A and B Residence Districts, storm sewers
or other adequate drainage system shall be provided and constructed
throughout the entire subdivision to carry off water from all inlets
and catch basins and connected to an adequate outfall, as determined
by the Village Engineer. The stormwater drainage system shall be separate
and independent of the sanitary sewer system.
(2)
Water system. In all areas except A and B Residence Districts, water
mains and fire hydrants shall be installed to serve all properties
within the subdivision, carried to the limits of the subdivision for
extension to adjacent areas and looped or cross-connected as determined
by the Village Engineer.
(a)
No water main shall be installed of less than six inches in
diameter.
(b)
Fire hydrants of the Eddy type, with auxiliary valves, shall
be provided in accordance with the recommendations of the National
Board of Fire Underwriters, but in no case shall the spacing of said
fire hydrants be greater than 400 feet.
(c)
Right-hand-closing valves shall be provided in such locations
as to allow the shutting down of not more than 1,000 lineal feet of
pipe.
(d)
Valve vaults shall be provided for all valves except fire hydrant
auxiliary valves and shall be of the type specified in the State of
Illinois Standards as determined by the Village Engineer.
(e)
Mechanical joint pipe only shall be used.
(3)
Street improvements. The following requirements shall apply:
(a)
Street right-of-way widths.
|
Street Classification
|
Dedicated Width
(feet)
| |
|---|---|---|
|
Major arterial
|
100
| |
|
Secondary arterial
|
80
| |
|
Minor residential
|
60
| |
|
Cul-de-sac
|
50
|
(b)
Grades of streets shall not be in excess of 3%.
(c)
All streets within the corporate limits of the Village, other
than state and county highways, shall be improved with pavements to
an overall width of 22 feet with six-foot shoulders, and extended
to the limits of the subdivision for extension into adjacent areas.
Cul-de-sac turnarounds shall be paved to a minimum outside diameter
of 80 feet.
(d)
Pavement width.
[1]
In A and B Residence Districts, pavements shall not be less
than eight-inch water-bound macadam and shall conform to applicable
sections of the current State of Illinois Standard Specifications
for Road and Bridge Construction.
[2]
In all other zoning districts, pavements shall not be less than
eight-inch water-bound macadam base and surfaced with bituminous concrete
(Type B-4) not less than two inches thick and shall otherwise conform
to applicable sections of the State of Illinois Standard Specifications
for Road and Bridge Construction, adopted January 1952, and subsequent
revisions thereof.
(e)
In all areas, except A and B Residence Districts, curb and gutters
shall be installed when, in the opinion of the Village Engineer, the
contour of land and drainage conditions makes it appropriate. Curbs
and gutters shall be Portland cement concrete of the integral rolled
type unit, not less than 18 inches in overall width and not less than
eight inches thick where curb abuts the street pavement (Type C, State
of Illinois Standard Specifications for Road and Bridge Construction).
(f)
Stormwater inlets and catch basins shall be provided at all
low points within the roadway improvement and at points specified
by the Village Engineer.
(g)
All curb return radii shall be 25 feet.
(h)
In subdivisions outside the Village limits but within 1 1/2
miles thereof, all improvements shall conform to the standards outlined
in this chapter for subdivisions within the corporate area.
(4)
Utility easements.
(a)
In all areas except A and B Residence Districts, utility easements
shall be provided at the rear of all residential lots and along the
side lot lines where required. Such utility easements shall be at
least 10 feet wide and normally centered upon the rear or side lot
line. Evidence shall be furnished to the Plan Commission that easements,
and any easement provisions to be incorporated on the plat or in deeds,
have been reviewed by the individual utility companies or the organization
responsible for furnishing the service involved.
(b)
In all areas where a subdivision is traversed by a watercourse,
drainageway, channel or stream:
[1]
There shall be provided a stormwater easement or drainage right-of-way
conforming substantially with the lines of such watercourse, and such
further width or construction, or both, as will be adequate for the
purpose and as may be necessary to comply with this section; or
[2]
The watercourse, drainageway, channel, or stream may be relocated
in such manner that the maintenance of adequate drainage will be assured
and the same provided with a stormwater easement or drainage right-of-way
conforming with the lines of the relocated watercourse and such further
width or construction, or both, as will be adequate for the purpose
and as may be necessary to comply with this section. Wherever possible,
it is desirable that the drainage be maintained by an open channel
with landscaped banks and adequate width for maximum potential volume
of flow. In all cases, such watercourse shall be a minimum width of
the established two-foot-high watermark or, in the absence of such
specification, not less than 30 feet.
(5)
Streetlighting. In all areas except A and B Residence Districts,
adequate lighting facilities shall be provided by the subdivider for
all public streets in any subdivision, at all street intersections
and such other places as specified by the Village Engineer.
(6)
Street signs. Street signs shall be installed at all street intersections,
the type and location to be approved by the Village Engineer.
(7)
Stormwater drainage and watershed development regulations. All subdivisions shall comply with the Village's stormwater drainage regulations contained in Chapter 196, Part 1, Stormwater Management, of the Village Code, as it has been, and will be, amended from time to time, and the Village's watershed development regulations contained in Chapter 196, Part 2, Watershed Development, of the Village Code, as it has been, and may be, from time to time amended.
A.
Before submission of the final plat to the Plan Commission, survey
monuments shall be erected at all street corners at all points where
street lines intersect the exterior boundaries of the subdivision,
and at angle points of curve in each street. Such monuments shall
be either iron pipe, not less than one inch in diameter and 30 inches
long, or stone or concrete not less than four inches in diameter and
24 inches long.
B.
After the approval of the tentative plat, a final plat of subdivision
shall be submitted to the Plan Commission, which shall be in strict
accordance with the approved tentative plat. The final plat shall
be accompanied by plans and specifications for the required improvements
as approved by the Village Engineer, together with the following:
(1)
A bond or escrow account agreement in the amount of the estimate
of the Village Engineer of the cost of the installation of such improvements
with good and sufficient surety thereon to be approved by the Village
Board, conditioned upon the installation of the required improvements
within two years of the approval of the final plat;
(2)
Such additional evidence of responsibility and fitness of the subdivider
as the Village Board deems necessary to ensure compliance with this
chapter;
(3)
Permits from the proper state authorities for the construction of
sanitary sewers and water mains; and
(4)
Good and sufficient surety bond, approved by the Village President
and Board of Trustees, guaranteeing both workmanship and materials
of all subdivision improvements for a period of two years following
completion and acceptance of the subdivision improvement by the Village.
C.
The final plat shall meet the following requirements:
(1)
All provisions of the Illinois Revised Statutes relating to the preparation
of subdivision plats shall be complied with;
(2)
It shall be on tracing cloth accompanied by two blue-line prints
and drawn to a scale of not more than 100 feet to one inch;
(3)
The date of preparation and proper North sign shall be shown;
(4)
It shall be dated and certified by a registered Illinois land surveyor
to the effect that the plat represents a survey made by him or her
and that monuments and markers thereon exist as located and that all
dimensional and geodetic details are correct;
(5)
A legal description of the property shall be given which includes
reference to the section, township, and range. All lands dedicated
to public use shall be marked "For Public Use" and shall designate
the nature of such use. In the event that easements are granted for
a private use, such plat shall designate the beneficiaries of such
use and the nature thereof. Where any easement is granted to a public
utility company, such plat shall show the written review of such company
of the terms of each such easement;
(6)
The names of all streets, in conformity with any street naming plan
of the Village of Bannockburn now existing or hereafter adopted, shall
be shown;
(7)
All lot lines and exact areas shall be shown, lots and blocks numbered
or lettered; building lines and easements shall be shown and determined
by measurement;
(8)
All necessary dimensions, both linear and angular, shall be shown.
Linear dimensions shall be shown in feet and decimals of a foot; and
all deflection angles, radii, arcs, points of curvature, and central
angles of all corners and curves along the property line of each street
shall be shown;
(9)
The description and location of all survey monuments erected in the
subdivision shall be shown; and
(10)
There shall be attached to the plat a certificate of title showing
ownership of all lands to be subdivided. Certification that all taxes
and special assessments have been paid and all other certificates,
seals and signatures as required by law shall also be shown.
When the Plan Commission has approved the final plat, it shall
be stamped or lettered upon the final plat, signed by the Chairman
of the Plan Commission and attested by its Secretary. The Plan Commission
shall then transmit the approved final plat to the Village President
and Board of Trustees, together with a letter of transmittal, conveying
to the President and Board of Trustees such information concerning
the final plat as the Commission shall deem necessary.
It is recognized that the application of all of the provisions
of this chapter to specific parcels of land may, in rare instances,
result in extreme hardship to the property owner, particularly (but
not exclusively) where unique topographic conditions are shown to
exist. In cases where the Plan Commission finds that 1) extreme hardship
would result from strict application of the terms of this chapter,
and 2) a variation therefrom will not substantially affect the Comprehensive
Plan of the Village of Bannockburn, it may recommend to the Board
of Trustees that approval be granted of a plat that varies from the
terms of this chapter; provided that such recommendation shall contain
precise findings of fact upon which the recommendation is based and
that the variances shall be noted upon the final plat.
When the President and Board of Trustees are satisfied with
the final plat and conditions and documents pertaining to the subdivision
and its improvements, the President and Board of Trustees shall approve
the plat and authorize and direct the appropriate officers of the
Village to approve and sign the plat for and in the name of the Village
of Bannockburn. Said approval shall be attested by the Village Clerk
and sealed with the corporate seal of the Village of Bannockburn.
Said approved plat of subdivision shall promptly thereafter
be filed by the Village Clerk with the Recorder of Deeds of Lake County,
Illinois. The subdivider shall pay the actual cost of recording said
plat. A reproducible copy thereof, bearing the certificate of such
county officer that said plat has been recorded or registered in his
or her office, shall promptly thereafter be filed with the Building
Commissioner of the Village of Bannockburn.
