Every building hereafter erected, structurally altered or relocated
shall be at a grade approved by the Zoning Administrator or the Plan
Commission, upon advice of the Village Engineer, as being in satisfactory
relationship with the established street and adjacent lot grades or
with the existing street grade where none is established, with particular
consideration for proper drainage and safe vehicular access. Such
grade shall also comply with Village building regulations.
A.
Adequate drainage and soil erosion control plans required. No zoning
permit involving building construction or site grading shall be issued
unless there is first provided a plan for surface water drainage and
soil erosion control, which plan was approved either as part of the
land subdivision approval process or as part of this or a previous
zoning permit.
(1)
Where the plan was previously approved as part of the land division
process or a previous zoning permit process, the zoning permit shall
not be issued until the Zoning Administrator is satisfied that required
on- and off-site facilities such as drainagecourses, storm sewers,
or detention areas will be functioning by the time of occupancy permit
issuance, unless needed sooner, or that the zoning permit applicant
has financially provided for them in the plan.
(2)
Where a plan was not previously approved, the Zoning Administrator
shall not issue the zoning permit until a current approved plan is
provided. Where the zoning permit is subject to Plan Commission review,
the Commission, after first hearing the advice of the Village Engineer,
shall be the approving authority. Where Commission review is not required,
the Village Engineer shall be the approving authority.
B.
Changing of drainage prohibited. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface or subsurface
water in the natural drainagecourse, or the intended course in an
approved drainage and erosion control plan as described above, shall
not be permitted without filing and gaining approval of a new plan.
Approval by the Village does not signify or guarantee approval by
other agencies also having jurisdiction.
Where soil maps, provided by the United States Natural Resources Conservation Service, or experience of the Village Engineering or Public Works Department indicates that subsurface groundwater presence or movement, including seasonal-only flows, will be a hindrance to the construction or maintenance of private or public improvements, a zoning permit shall not be issued until a plan is provided by the permit applicant dealing with the expected conditions and the plan is approved as provided for in § 22-88, Surface water drainage and erosion control, above.
Zoning of land for urban development and the subdividing thereof
for human occupancy or use shall only be recommended by the Plan Commission
and adopted by the Village Board after each is assured that the development
will be served, by the time of development, with a safe individual
or common water supply and adequate means for disposal of wastewater
under terms complying with appropriate state, county and Village sanitary
regulations.
In order to protect property owners from possible damage due to change in the existing grade of adjoining lands and to aid in preserving and protecting the natural beauty and character of the landscape, no change in the existing topography of any land shall be made which would result in increasing any portion of the slope to a ratio greater than two horizontal to one vertical, within a distance of 20 feet from the property line, except where retaining walls are built pursuant to § 22-111 or with the written consent of the abutting property owners and with the approval of the Plan Commission, or which would alter the existing drainage or topography in any way as to adversely affect the adjoining property. In no case shall any slope exceed the normal angle of slippage of the material involved, and all slopes shall be protected against erosion.
