The proposed subdivision shall conform to all applicable requirements
of the Zoning Ordinance and shall be consistent with the Comprehensive
Plan. The Comprehensive Plan goals include maintaining the existing
environmental assets of the Village, preserving and protecting mature
trees and existing landscaping, and guiding, controlling, and encouraging
development that is consistent with the Village's character.
(A)
General. All lots shall be designed and subdivided in conformance
with the Zoning Ordinance, including, without limitation, compliance
with the lot area requirements of the Zoning Ordinance. Outside the
corporate limits, the minimum area of each proposed lot shall be not
less than the minimum lot area required by the zoning regulations
of the County of Cook for the district in which the proposed lot is
located.
(B)
Lot shapes. Every lot shall have four sides. Exceptions may be approved
when the applicant demonstrates that a four-sided lot is not feasible
because of peculiar topographical conditions, abutting lots of record
or abutting parcels, or preexisting parcels not owned directly or
indirectly by the applicant. A lot of other than four sides will not
be approved if it appears that it has been formed solely to comply
with the minimum area, depth and width requirements of the Zoning
Ordinance. As nearly as practicable, intersecting lot lines shall
form right angles with each other.
(C)
Lot width.
(1)
Residential districts. All lots located in residential districts
shall be of a minimum width in accordance with the applicable standards
set forth in the Zoning Ordinance, and with the following minimum
standards:
[Amended 9-20-2018 by Ord. No.
2018-3359; 1-21-2020 by Ord. No.
2020-3448]
(a)
In the R-1 Residential Zoning District, all lots shall have
a minimum lot width of 75 feet.
(b)
In the R-2 Residential Zoning District, all lots shall have
a minimum lot width of 60 feet.
(c)
In the R-3 Residential Zoning District, all lots shall have
a minimum lot width of 50 feet.
(d)
In the R-4 Residential Zoning District, all lots shall have
a minimum lot width of 45 feet.
(2)
Culs-de-sac. All lots located on the radius of a cul-de-sac
shall have a minimum front lot line of 50 feet.
(D)
Consolidations.
(1)
Two lots. For the consolidation of two lots into one lot, the
total side yard setbacks for the new lot shall comply with the setbacks
required by the Zoning Ordinance for the district in which the lot
is located, and the individual side yard setbacks shall be subject
to the review and approval of the Plan Commission.
(2)
More than two lots. No consolidation of more than two lots shall be permitted unless a variation is granted pursuant to Article 9 of this Chapter 16. In granting any such variation, the Board of Trustees may, pursuant to Section 16-9-3 of this Code, impose certain conditions, including, without limitation, any one or more of the following conditions:
(a)
The installation of additional landscaping on the lot;
(b)
An increase in the width of any required yard or yards on such
lot beyond what is required by the Zoning Ordinance;
(c)
A restriction on the gross floor area for the lot that is less
than what is permitted by the Zoning Ordinance; and
(d)
A restriction on the maximum impervious surface on the lot.
(E)
Street frontage.
(1)
Required. All lots shall front on a public street; provided,
however, that a lot may front on a private street if such private
street has been or is to be approved as part of a planned unit development.
(2)
Prohibited. Unless in existence as of the effective date hereof,
no lot shall have access to a street solely across another property
or through any portion of such property by means of an easement.
(F)
Through lots.
(1)
A multifamily residential use located on a through lot shall
contain only one curb or access point to the street.
(2)
A landscaped berm or uniform masonry wall, to be designed and
constructed with materials, and in a manner, to be approved by the
Community Development Department, shall be located on each through
lot along the lot line fronting along the street on which there is
no curb cut or access point to the property.
The Comprehensive Plan recognizes that trees and mature landscaping, as well as the ecology of the community, are important characteristics of the Village and should be preserved and protected. In furtherance thereof, the Village has enacted tree preservation regulations in Chapter 14, Article 16 of this Code. All subdivisions shall comply with the Village's tree preservation regulations in Chapter 14, Article 16 of this Code.
Street trees shall be installed along all parkways in the subdivision, in accordance with Section 16-6-1(G) of this Code. In addition, when the Village determines that additional landscaping is desirable or necessary to mitigate the impact of any new buildings or structures on any lot to be created within a subdivision, the subdivision approval may be conditioned upon the installation of additional landscaping on such lot to screen any new buildings or structures on that lot from an adjacent lot or from the street, or both. If such additional landscaping is required, the applicant shall submit, for the review and approval of the Village, a detailed landscaping plan depicting the additional landscaping. In addition, the Village may require the applicant to provide performance security and guaranty security for the landscaping, which security shall be submitted in accordance with the provisions of Article 6 of this Chapter 16.
The subdivision shall be developed in strict accordance with all applicable laws, statutes, ordinances, codes, and regulations related to grading and stormwater retention, detention, and drainage, including, without limitation, Chapter 12, Article 6, of this Code, as well as in strict accordance with the grading plans and profiles approved as part of the approved engineering plans. No grade change shall be permitted that would: (a) modify stormwater drainage on the property or an adjacent lot; (b) adversely impact the capacity or operation of the Village's stormwater system; or (c) affect the structural stability of an adjacent lot, unless the Village Engineer, in his or her sole determination, approves in writing an alternative means that will adequately provide for the collection and diversion of stormwater. No grading plan shall be approved that, in the Village Engineer's determination, poses potential adverse impacts to the environment, including, without limitation, significant change to the rate of stormwater runoff, rate or volume of sedimentation, or location of discharge.
(A)
General. All utilities necessary for the subdivision shall be constructed in accordance with Article 6 of this Chapter 16, and shall be installed underground, except as expressly provided in this Section 16-5-6 or if approved by the Village Engineer upon payment of a fee to the Village in an amount equal to the costs of burying the utilities underground, as determined by the Village Engineer. When the Village Engineer determines that a storm sewer, sanitary sewer, or water supply system should be designed and constructed larger than is immediately required to serve the subdivision, the applicant may be reimbursed for the additional costs of such oversizing, as determined by the Village Engineer, pursuant to a recapture agreement in accordance with applicable state statutes.
(B)
Burial of utility lines.
(1)
Except as otherwise provided, all utility lines to be newly installed, or, for major subdivisions, to be reinstalled from existing overhead facilities, shall be placed underground within easements or dedicated public rights-of-way. Specifically, and without limitation of the foregoing, all existing overhead utility lines located on property that is the subject of an application for approval of a major subdivision pursuant to this Chapter 16, or on a public right-of-way adjacent to such property, shall, as a condition of such approval, be placed underground within a dedicated easement or a public right-of-way. No utility lines shall be constructed within a storm or sanitary sewer easement, except for crossings, without the advance written approval of the Village Engineer.
(2)
The Village Engineer may, upon receipt of a written request
therefor, waive the burial requirement for electric distribution transformers,
switch gear, meter pedestals, and telephone pedestals, in accordance
with accepted utility practices for underground distribution. Such
facilities and equipment shall be screened from public view wherever
possible and shall be placed in locations to be approved by the Village
Engineer.
(A)
Easements shall be provided where necessary for the provision of
sanitary sewer, water, storm drainage, gas lines, electric lines,
telephone, cable television, streets, pathways, sidewalks and other
necessary public or private purposes in order to adequately serve
the proposed subdivision.
(C)
The size and location of all such easements shall be subject to the
approval of the Village Engineer, and the terms of all such easements
shall be subject to the approval of the Village Engineer and Village
Attorney.
(D)
Easements for Village utilities, including, without limitation, sewer,
stormwater or water utilities, shall be no less than 20 feet in width,
and shall, to the extent practicable, be located at the rear of each
lot and along such other lot lines so as to provide continuity of
alignment of such easements from block to block.
(E)
The final plat shall provide for dedications of rights-of-way easements
of land necessary for any bicycle paths, greenways, storm- or floodwater
runoff channels and basins, ways for public facilities, parks, playgrounds,
school grounds, and other public grounds, as may be required by the
Plan Commission or Board of Trustees in order to conform with the
Comprehensive Plan. Any public lands so designated within the Comprehensive
Plan and lying within the proposed subdivision shall be dedicated
for the use designated by the Comprehensive Plan.
All subdivisions shall be designed to provide appropriate public
street access to all lots in the subdivision, which access shall be
designated on the preliminary and final plats of subdivision.
Permanent survey monuments constructed of iron pipe not less
than one inch in diameter and 30 inches long, or as otherwise approved
by the Village Engineer, shall be installed at all street corners,
at all points where street lines intersect the exterior boundaries
of the proposed subdivision, and at angle points and points of curve
in each street.
