(A) The Planning and Zoning Commission shall recommend approval and the corporate authorities shall approve a preliminary or final plat or a preliminary or final site plan, unless it makes written findings specifying the manner in which:
(1) The design and layout of the subdivision site plan or development does not conform to the provisions of this chapter;
(2) The applicant has not made adequate provision to install improvements required by the Planning and Zoning Commission or corporate authorities under authority of this chapter;
(3) The final plat of subdivision or final site plan fails to comply with an approved preliminary plat of subdivision site plan or preliminary site plan;
(4) The plat or site plan does not conform with this chapter, the Comprehensive Plan, the Official Zoning Map, the Stormwater Detention Regulations (Ch. 53), Flood Hazard Prevention (Ch. 153), Soil Erosion Regulations (Ch. 157), established village planning policies, and all other village ordinances;
(5) The provisions for vehicular loading, unloading, parking or circulation on the parcel or onto adjacent public rights-of-way will create hazards to safety or will cause significant burdens on transportation facilities that could be avoided by modification of the plan;
(6) The vehicular and pedestrian traffic circulation system creates hazards to safety that could be avoided by modification of the plan;
(7) The proposed plan unnecessarily and in specified particulars destroys, damages, or detrimentally alters significant natural, topographic or physical features of the site and development;
(8) The proposed landscaping, screening or lighting fails to provide adequate acoustical or visual privacy to incompatible adjacent uses that could be avoided by modification of the plan;
(9) The bulk and location of proposed buildings and structures will have significant adverse impact on adjacent property and development of the parcel is not feasible in a manner that will avoid these consequences;
(10) The proposed plat or site plan makes inadequate provision for the use and maintenance of open space, and this failure may result in a burden on the public or on the adjacent properties;
(11) The proposed development will impose an undue burden upon off-site public services, including sanitary sewer, water and storm drainage, which conclusion shall be based upon a written report of the Village Engineer provided that there is no provision in the capital works program of the village to correct the specific burden and that the applicant has not agreed to alleviate that portion of the burden attributable to the proposed development; and
(12) The subdivision site plan or development is subject to periodic flooding or contains poor drainage facilities and would make adequate drainage of the lots and streets impossible.
(B) If any of the foregoing standards are cited as justification for disapproving a plat or site plan, the Planning and Zoning Commission and the corporate authorities shall:
(1) Specify the manner in which the final plat or final site plan could be modified to avoid the specified deficiency; or
(2) State the reasons why the specified deficiency cannot be avoided consistent with applicant's objectives.
(1) Upon the approval of preliminary plat or site plan, the applicant shall have a licensed professional engineer prepare and certify drawings for said improvements, which shall be submitted in triplicate to the Village Engineer at least 15 days prior to the presentation of final plat for approval.
(2) Engineering drawings for required improvements shall contain the following data and information:
(a) Plans, details, specifications and cost estimates for street construction, including centerline profile and a grade line for each street with a typical cross-section of the roadway.
1. The profiles of grade lines shall be shown to a scale of one inch equals 50 feet horizontal, and one inch equals five feet vertical.
2. This information shall be shown on standard plan and profile sheets;
(b) Plans, details, specifications and cost estimates of proposed storm drainage improvements, including surface drainage, storm sewers and appurtenances and detention or retention basins;
(c) Plans, details, specifications and cost estimates of proposed water distribution systems and proposed water supply facilities, if any;
(d) Plans, details, specifications and cost estimates of sewage systems and of sewage treatment plants, if any;
(e) Plans, details, specifications and cost estimates for proposed sidewalks, or bikeways, if any;
(f) Plans, details and specifications and cost estimates of the proposed street lighting system; and
(g) When unusual conditions exist, the Planning and Zoning Commission may require additional specifications, plans and drawings as may be necessary for an adequate review of the improvements to be installed.
(a) Such drawings shall be distributed to such other persons as may be necessary.
(b) If they are in compliance with this chapter, the Village Engineer shall forward a report to the Subdivision Administrator that they so conform and comply.
(c) If the plans, details or specifications do not conform or comply, the Village Engineer shall notify the applicant and the Subdivision Administrator of the specific manner in which they do not so conform or comply.
(4) The Planning and Zoning Commission shall not act upon the final plat or final site plan until:
(a) The engineering drawings have been reviewed by the Village Engineer; and
(b) A report of compliance or non-compliance has been received by the Planning and Zoning Commission.
(Ord. 176, passed 3-6-78; Am. Ord. 1233, passed 5-20-02; Am. Ord. 1589, passed 8-3-09)