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.
The provisions of this chapter, with the exception of § 205-2 below, shall not apply to subdivisions resulting from the following:
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
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.
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.
- PUBLIC IMPROVEMENT
- 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.
- RESIDENCE DISTRICTS
- 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:
- (1) 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;
- (2) 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
- (3) 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.
- SUBDIVISION or SUBDIVIDE
- 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.
- (1) 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;
- (2) The platting of any piece or parcel of land into a single numbered lot without alteration of its boundaries;
- (3) Any planned unit development as authorized by the zoning regulations applicable to the property in question;
- (4) Any platting or development that results in more than two lots, pieces, or parts that are separately demisable or occupiable;
- (5) Any development requiring direct access on Route 43 or Route 22; or
- (6) 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.
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]
Such tentative plat shall meet the following requirements:
Shall be drawn to the scale of not more than 100 feet to one inch;
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;
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;
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;
Shall show the widths of road pavements, dedications, streets and alleys, and the dimensions of lots and blocks proposed for the subdivision;
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;
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;
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;
Shall show the name of the proposed subdivision and the name or names of the legal and beneficial owner or owners;
Shall indicate in sketch form all required improvements as to layout and extent on one copy of the tentative plat;
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;
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;
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:
Where practicable, the side lines of all lots shall be approximately perpendicular to the street line; and
Public sites and areas.
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:
Dedication of one acre for each 15 residential building sites or family living units.
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.
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), 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.
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.
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.
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
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.
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.
No water main shall be installed of less than six inches in diameter.
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.
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.
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.
Mechanical joint pipe only shall be used.
Street improvements. The following requirements shall apply:
Street right-of-way widths.
Grades of streets shall not be in excess of 3%.
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.
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.
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.
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).
Stormwater inlets and catch basins shall be provided at all low points within the roadway improvement and at points specified by the Village Engineer.
All curb return radii shall be 25 feet.
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.
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.
In all areas where a subdivision is traversed by a watercourse, drainageway, channel or stream:
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
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.
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.
Street signs. Street signs shall be installed at all street intersections, the type and location to be approved by the Village Engineer.
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.
Tree ordinance. All subdivisions shall comply with the Village's tree regulations contained in Chapter 216, Trees and Woodland Protection, of the Village Code, as it has been, and may be, from time to time amended.
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.
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:
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;
Such additional evidence of responsibility and fitness of the subdivider as the Village Board deems necessary to ensure compliance with this chapter;
Permits from the proper state authorities for the construction of sanitary sewers and water mains; and
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.
The final plat shall meet the following requirements:
All provisions of the Illinois Revised Statutes relating to the preparation of subdivision plats shall be complied with;
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;
The date of preparation and proper North sign shall be shown;
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;
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;
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;
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;
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;
The description and location of all survey monuments erected in the subdivision shall be shown; and
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.