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§ 152.06 PROCEDURES.
   (A)   Plat submission requirements. The subdivider shall submit to the Village Clerk 11 copies of the preliminary plat and supplemental material specified, with written application for conditional approval, at least ten days prior to the regular meeting of the Planning Commission at which the request will be heard.
   (B)   Fees. Fees are set by the Board of Trustees.
   (C)   Scale and preliminary plat contents. Preliminary plats shall be a scale of one inch to 100 feet, or 1" = 200' if 75% of the lots are one acre or larger, and shall be prepared with the following information:
      (1)   Name, location, acreage, owner, and designer of subdivision with legal description as shown by land records;
      (2)   Present zoning;
      (3)   Date, north point, and graphic scale;
      (4)   Location of property lines, roads, existing utilities with size of lines, and other underground installations and easement;
      (5)   Names of adjoining properties or subdivisions;
      (6)   Proposed utility system, including water, sewer, and paving;
      (7)   Dimensions, lot lines, except that in industrial type subdivisions, lot lines may be excluded;
      (8)   Location of proposed drainage;
      (9)   Contours at five feet intervals at 1" = 200' scale;
      (10)   Proposed improvements and grading concepts;
      (11)   Location of existing buildings; and
      (12)   Proposed easements, dedications, and reservations of land required.
   (D)   Notification of improvement schedule. Subdivider shall indicate by a letter when improvements as required will be provided; any proposed restrictive covenants for the land involved shall accompany the letter.
   (E)   Notification of County Planning Commission. The village shall notify the County Planning Commission of any proposed subdivision plat and provide the Commission with all available materials on the proposed plat, when such proposed plat lies partially or totally within the extraterritorial subdivision jurisdiction being exercised by that municipality in such county. The Commission shall be given four weeks to officially comment on the appropriateness of the design and improvements proposed in the plat. The review period shall run concurrently with subdivision review activities of the village after the Commission receives all available material for a proposed subdivision plat.
   (F)   Notification of school board. At least ten days prior to the Planning Commission meeting at which the preliminary plat is to be considered for approval, the Planning Commission shall submit a copy of the proposal to the school board of each school district which the proposed development affects, and shall notify the school board of the meeting date. Copies of the plat may be submitted to any other agency which may be affected.
   (G)   Approval or rejection. After review of the preliminary plat and negotiations with the subdivider, the Planning Commission shall reject or conditionally approve the preliminary plat, within 30 days after the official meeting at which the plat was considered.
   (H)   Recording of action. The action of the Planning Commission shall be noted on three copies of the preliminary plat, referenced and attached to any conditions determined. One copy shall be returned to the subdivider, one copy relayed to the Board of Trustees, and one copy retained by the Planning Commission.
   (I)   Approval is conditional. Approval of a preliminary plat shall not constitute approval of the final plat; it shall be deemed an expression of approval or conditional approval of the submitted plat, as a guide for the preparation of the final plat, which will be subject to further consideration by the Planning Commission and the Board of Trustees. Any conditional approval of the preliminary plat shall be effective for a period of one year unless an extension is granted by the Planning Commission.
   (J)   Installation of improvements for final plat approval. Following approval of the preliminary plat, the subdivider shall:
      (1)   Agree to install the required improvements;
      (2)   Sign an agreement, which shall be entered into only at the option of the village, thereby guaranteeing the installation of improvements; or
      (3)   Furnish a bond or enter into an escrow or security agreement approved by the Village Attorney in an amount sufficient to guarantee the installation of the required improvements.
   (K)   Final plat submission requirements. Final plats, showing entire concept, shall be submitted to the Village Clerk within one year of approval of the preliminary plat, unless an extension is granted by the Planning Commission. The final plat shall conform to the preliminary plat as approved and to the requirements of all applicable ordinances and state statutes; and, if desired by the subdivider, it may constitute only that portion of the approved preliminary plat which the subdivider proposes to record and develop at the time; provided, however, that such portion conforms to all requirements of this chapter.
   (L)   Scale and final plat contents. One original and two Mylar copies of the final plat and other exhibits required for approval shall be submitted. The final plat shall be drawn in ink on Mylar and shall be at a scale of one-inch to 100 feet or larger. The final plat shall show the following:
      (1)   Date, title, name, and location of subdivision;
      (2)   Streets and street names, lots, setback lines, lot numbers, and the like, except that in industrial type subdivision lot designation may be excluded;
      (3)   Graphic scale and north arrow;
      (4)   Monuments (ferrous) one-inch diameter, maximum, 30 inches length minimum;
      (5)   Dimensions, angles and bearings, and complete legal description of the property;
      (6)   Sufficient survey data to reproduce any line on the ground;
      (7)   Names of adjoining subdivisions;
      (8)   Location and dimensions of any easements;
      (9)   Purpose for which sites are dedicated or reserved, and the transfer of ownership of the same;
      (10)   Certification by surveyor as to accuracy of survey and plat;
      (11)   Certification signed and acknowledged by all parties holding title or having any title interest in the land subdivided and consenting to the preparation and recording of the plat as submitted;
      (12)   Certification recording the approval by the Planning Commission; and
      (13)   Certification recording the approval by the Board of Trustees and the acceptance of any dedications.
   (M)   Supplementary data required. The final plat shall be accompanied by construction plans of all required public improvements, approved by an engineer.
   (N)   Professional assistance. The Board of Trustees or the Planning Commission may request such professional assistance as it deems necessary to properly evaluate the plats submitted.
   (O)   Planning Commission recommendations. The Planning Commission shall reject or approve the final plat and have prepared a recommendation to the Board of Trustees recommending rejection or approval. All reasons for recommending rejection shall be clearly stated. Notification of approval or rejection by the Planning Commission or Board of Trustees shall be given the subdivider within 60 days after submission of the final plat to the Planning Commission.
   (P)   Administrative subdivision. In the event that a proposed subdivision does not involve the platting and dedication of streets, extension of utility systems, change in subdivision class and type, change in zoning district, change in surface drainage, and will not result in the creation of more than three lots of record, the subdivider may apply for administrative subdivision under the provisions of this section. The utilization of the administrative subdivision does not relieve the subdivider of its obligation to comply with §§ 152.07 and 152.08. The necessity of establishing and dedicating easements for utilities shall not bar the utilization of the administrative subdivision. The procedure for such application will be as follows.
      (1)   Application will be made to the Board of Trustees and the Board of Trustees may act or may at their option refer the application to the Planning Commission. In the event it is referred to the Planning Commission, the procedures outlined under the final plat provisions shall be followed.
      (2)   The subdivider shall submit an original and 11 copies of the plat. The original shall be drawn in ink on tracing cloth, Mylar, or similar material, and shall be at a scale of 1" to 100' or larger. The plat shall contain the following:
         (a)   Date, title, name, and location of the subdivision;
         (b)   Names and locations of abutting streets and lots identifying street names and lot and block numbers;
         (c)   Identification of the new lot and block numbers and set back lines;
         (d)   Graphic scale and true north point;
         (e)   Monuments;
         (f)   Dimensions, angles, and bearings and complete legal description of the property;
         (g)   Sufficient engineering data to reproduce any line on the ground;
         (h)   Location, dimensions, and purposes of any existing easements;
         (i)   Certification by surveyor or engineer certifying to the accuracy of the survey and plat; and
         (j)   Certification signed and acknowledged by all parties holding title or having any title interest in the land subdivided and consenting to the preparation and recording of the plat as submitted.
      (3)   The plat shall be accompanied by:
         (a)   Protective covenants in form for recording if such are desired by the subdivider;
         (b)   For subdivisions adjoining or touching the boundaries of the village corporate limits, a tract or area for which annexation proceedings have village commenced; and an approved subdivision which touches or adjoins the village corporate limits, a petition signed by the owner or owners requesting annexation to the village; and
         (c)   Utility easements signed by the owner or owners to permit all lots created access to all utilities available in the village, including, but not limited to, sanitary sewer, storm sewer, water, electrical, telephone, and cable television.
(Ord. passed 8- -2010)
§ 152.07 STREETS, ALLEYS, SIDEWALKS, AND DRIVEWAYS.
   (A)   Streets. The arrangements, character, extent, width, grade, and location of all streets shall conform to the Comprehensive Development Plan and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
   (B)   Street extension. The street layout of the proposed subdivision shall provide for the continuation of appropriate projection of streets and alleys already existing in areas being subdivided. Where, at the determination of the Board of Trustees, it is desirable to provide street access to adjoining properties, proposed streets shall be extended by dedication to the boundaries of such properties. Where the Board of Trustees deems it necessary, such dead-end streets shall be provided with a temporary turnaround having a radius of at least 60 feet. The street system for the proposed subdivision shall provide for extending existing streets at the same or greater width, but in no case shall a street extension be of less width than the minimum width required in these regulations for a street in its category.
   (C)   Dedication of right-of-way for new streets. The dedication of right-of-way for new streets measured from lot line to lot line shall be as shown on the Comprehensive Development Plan. All streets classified as arterial streets by the Comprehensive Development Plan shall have all points of access approved by the Board of Trustees. Marginal access streets may be required by the Board of Trustees for subdivisions fronting on arterial streets.
   (D)   Dedication of right-of-way for existing streets. Subdivisions platted along existing streets shall dedicate additional right-of-way if necessary to meet the minimum street width requirements set forth in this chapter. The entire minimum right-of-way width shall be dedicated where the subdivision is on both sides of an existing street. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way width, measured from the centerline of the existing roadway, shall be dedicated. Dedication of one-half of the right-of-way form proposed streets along the boundaries of land proposed for subdivision shall be prohibited.
   (E)   Intersections. Streets shall intersect as nearly as possible at an angle of 90 degrees, and no intersection shall be at any angle of less than 60 degrees. Street curb intersections shall be rounded by radii of at least 20 feet. When the smallest angle of street intersection is less than 75 degrees, the Board of Trustees may require curb radii of greater length. Wherever necessary to permit the construction of a curb having a desirable radius without reducing the sidewalk at a street corner to less than normal width, the property line at such street corner shall be rounded or otherwise set back sufficiently to permit such curb construction. No lot or other parcel of land which abuts on and has access to either a collector or a minor street shall have a service drive, curb cut, or other means of access to an arterial street within 50 feet of the right-of-way of any street which intersects such arterial street on the side on which such lot or parcel is located.
   (F)   Widths, grades, and sight distance requirements.
      (1)   Right-of-way widths, pavements widths, grades, and sight distance requirements shall be as follows.
Type
Right-of-Way
Pavement
Grade
Minimum Sight Distance on Curves
Type
Right-of-Way
Pavement
Grade
Minimum Sight Distance on Curves
Alleys
20'
20' residential
No maximum
None
 
20' commercial
No maximum
None
Arterial street
*100'
46'
8%
400'
Collector streets
*70'
44'
10%
300'
Cul-de-sac streets
100'
40'
10% average
200'
Local streets
60'
22' w/ 6' shoulders
10% average
300'
Marginal access streets
60'
22' w/ 6' shoulders
10%
300'
*Streets in these classifications shall be designed and graded to the full right-of-way widths stated
 
      (2)   The horizontal alignment on all streets except in unusual cases as determined by the Planning Commission shall as follows.
 
Street Type
Radii of Horizontal Curves (Minimum Feet)
Arterial
700
Collector
300
Local
100
 
   (G)   Marginal access streets.
      (1)   Where a subdivision abuts or contains an existing or proposed arterial street, the village may require access streets, reverse frontage with screen planting contained in a non-access reservation along the rear property line, deep lots with rear service alleys, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic.
      (2)   Where the proposed subdivision abuts upon or contains an existing or proposed arterial street or highway or which traffic volumes and vehicular speeds warrant special safety considerations, the village may require that marginal access streets be provided in order that no lots front on such existing or proposed arterial street or highway.
      (3)   Where a subdivision borders on or contains a railway right-of-way or limited access highway right-of-way, the village may require a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.
   (H)   Street jogs. Street jogs with center line off-sets of less than 125 feet shall be prohibited. Cul-de-sacs, minor terminal, or dead-end streets or courts which are designed so as to have one end permanently closed shall not be longer than 500 feet and shall be provided at the closed end with a turnaround having a radius at the outside of the right-of-way of at least 100 feet.
   (I)   Street names. Proposed streets which are in alignment with other already existing and named streets shall bear the names of such existing streets. The name of a proposed street which is not in alignment with an existing street shall not duplicate the name of any existing street, irrespective of the use of the suffix street, avenue, boulevard, drive, place, court, lane, road, pike, highway, parkway, or similar suffix. Whenever a street alignment changes direction more than 45 degrees without a return to the original alignment within a distance of 500 feet, then the name of the street shall be changed at the point of curvature. Whenever a cul-de-sac street serves not more than three lots, the name of the intersecting street shall apply to the cul-de-sac. To avoid duplication and confusion, the proposed names of all streets shall be approved by the designated Village Engineer prior to such names being assigned or used.
   (J)   Private streets and reserve strips. There shall be no private streets platted within a subdivision. There shall be no reserve strips in a subdivision except where their control is definitely vested in the village or county under conditions approved by the Board of Trustees as authorized herein.
   (K)   Grading specifications. All streets, roads, and alleys shall be graded to their full widths by the subdivider, so that street pavements and sidewalks can be constructed on the same level plane. Deviation from this standard due to special topographical conditions will be allowed only with the approval of the Board of Trustees. Before grading is started, the entire right-of-way area shall be first cleared of all tree stumps, roots, brush, and other objectionable materials and of all trees not intended for preservation. The subgrade shall be properly shaped, rolled, and uniformly compacted to conform to the accepted cross-section and grades. In cuts and fills, all tree stumps, boulders, organic material, soft clay, spongy material, and other objectionable materials shall be removed to a depth of at least two feet below the graded surface. This objectionable matter, as well as similar matter from cuts, shall be removed from the right-of-way area and disposed of in such a manner that it will not become incorporated in fills or hinder proper operation of the drainage system.
   (L)   Minimum pavement widths. Pavement widths shall be measured between curb backs.
   (M)   Street surfacing. The streets in the proposed subdivision shall be paved, including curbs and gutters, and street surfacing shall be of concrete or any other suitable surface as recommended by the designated Village Engineer and approved by the Board of Trustees. Requirements for paving, including curb and gutter, may be waived at the request of the subdivider. Streets in such subdivision shall have a crushed rock or gravel surface which meets the specifications of the village.
   (N)   Curb and gutter. Curb and gutter shall be provided as required by the Village Engineer. In areas of notable flash flooding or heavy rain run-off, curbs shall be required on all streets designed for areas where the existing or anticipated residential density of the areas surrounding the proposed subdivision equals or exceeds three dwelling units per net acre. In commercial developments, or where other similar intensive urban uses exist or are anticipated, curbs shall be required. Where curbs exist on abutting properties, their extension shall be required throughout the proposed subdivision. All curb and gutter shall be constructed in conformance with the minimum standards of the village and as approved by the Village Engineer.
   (O)   Blocks. Except in unusual circumstances, the maximum length of blocks shall be 1,320 feet.
   (P)   Street name signs. Street name signs, of a type in use throughout the village, shall be erected by the subdivider at all intersections.
   (Q)   Alleys.
      (1)   Alleys shall be provided to give access to the rear of all lots used for commercial and industrial purposes. Minimum width of an alley shall be 16 feet. Alley intersections and sharp changes in alignment shall be avoided, but where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
      (2)   Dead-end alleys shall be avoided where possible, but if unavoidable, shall be provided with adequate facilities at the dead-end, as determined by the Board of Trustees. Alleys need not be provided in residential areas where the subdivider produces evidence of easements which are satisfactory to the Board of Trustees.
   (R)   Sidewalks. Sidewalks shall be provided as required by village ordinances and shall be constructed of Portland cement concrete or other acceptable materials as approved by the Board of Trustees. Sidewalk thickness shall be not less than four inches and sidewalk width not less than four feet.
   (S)   Driveways. Driveways shall have a maximum grade of 10%. Driveways and curb cuts shall be located not less than three feet from the side lot lines. Curb cuts for straight curbs and the flare for rolled curbs shall be three feet wider than the driveway pavement on each side.
   (T)   Street and walkway lighting. The streetlights shall be installed by the village. Such lights shall be located at each street and walkway entrance to the subdivision. In addition, whenever the distance between two adjacent streets or walkway lights would exceed 300 feet, then additional street lights shall be installed in such manner that proper light intensity shall be provided and maintained. New subdivision street and walkway lighting may be installed with all associated wiring underground or overhead, as required by the village.
(Ord. passed 8- -2010)
§ 152.08 UTILITY AND DRAINAGE FACILITIES.
   (A)   Sewer and water.
      (1)   It shall be required that the owner or developer of the tract to be subdivided install, satisfactory sewer, and water lines which are necessary to serve such subdivision. Installation of the above shall be in accordance with the specifications of the village and under the direction and supervision of the Board of Trustees. Where adequate water and sewer lines are accessible within 1,320 feet of the final plat, connections to these lines shall be made. Water lines shall be looped according to specifications set by the Board of Trustees.
      (2)   The cost of providing this engineering service will be the responsibility of the owner or developer of the tract to be subdivided or by other agreement with the village. Design of municipal water mains and sanitary sewer lines shall conform to standards and guidelines approved by the Village Engineer.
   (B)   Sanitary sewer improvements. The following requirements shall govern sanitary sewer improvements.
      (1)   Where an adequate public sanitary sewer system is reasonably accessible in the determination of the Board of Trustees, public sanitary sewers shall be installed to adequately serve all lots, including lateral connections to the public system. Public sewer system extensions shall meet the requirements of the village standards and the State Department of Environmental Quality and the Department of Health and Human Services System. Combinations of sanitary sewers and storm sewers shall be prohibited.
      (2)   Where a public sanitary sewer system is not reasonably accessible, the subdivider may provide:
         (a)   A central treatment plant; provided that such central treatment plant is installed in accordance with the village and State Department of Environmental Quality and Department of Health and Human Services System requirements; or
         (b)   Lots may be served by individual disposal systems, if the provisions of § 152.09 are met.
      (3)   (a)   Where the installation of individual disposal systems is considered, the suitability of the soil for individual systems, the absorptive ability of the soil, surface drainage, ground water level, and topography shall be the criteria for determining whether or not the installation of individual systems is permissible. Criteria shall be in accordance with the requirements of the village and the State Department of Environmental Quality and Department of Health and Human Services System.
         (b)   Each lot so served shall be of a size and shape to accommodate the necessary length of tile field at a safe distance from and at a lower elevation than the proposed buildings. Such lot size and shape shall conform to the requirements of the zoning district in which they are located; provided that in no case shall said minimum lot be less than one acre in area where there is a public water supply available at the lot, and two and a half acres where there is not public water supply available.
         (c)   At least one percolation test shall be made for each lot area being platted, and each test shall be located in close proximity to the proposed individual sewage disposal unit, be numbered and its location shown on the preliminary plat. All percolation tests shall be performed in accordance with the requirements of the Board of Trustees.
   (C)   Drainage improvements.
      (1)   An adequate system for the drainage of all surface water within the area being subdivided, including ditches, pipes, culverts, intersectional drains, drop inlets, bridges, and other structures, shall be constructed by the developer. Such drains shall comply as to size with such requirements, conformable to good engineering practice, as the Board of Trustees shall prescribe; provided that such drains in no event shall be less than 12 inches in diameter. Cross drains shall be constructed to accommodate all natural water flow, be built on a straight line and grade, be laid on a firm base but not on rock and be of sufficient length to permit construction of streets and alleys to their required width and grades. Surface drainage pipes shall be laid with the spigot end pointed in the direction of the flow, and all ends shall be fitted and matched to provide tight joints and a smooth uniform invert.
      (2)   Such pipes shall be placed at a depth below the road bed that is sufficient to avoid dangerous pressure from impact, and the top, in no event, shall be less than one foot below the surface of the road bed.
      (3)   A culvert or other drainage facility shall in each case be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the subdivision. The Village Engineer shall determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of maximum potential watershed development permitted by Chapter 151.
      (4)   The Village Engineer shall also study the effect of each subdivision on existing downstream drainage facilities outside the area of the subdivision. Where it is anticipated that the additional runoff incident to the development or the subdivision will overload an existing downstream drainage facility or flood existing development upstream, the Planning Commission may withhold approval of the subdivision until provision has the village made for the improvement of said potential condition in such sum as the Planning Commission shall determine. No subdivision shall be approved unless adequate drainage will be provided to an adequate drainage watercourse or facility.
      (5)   Subdivision proposals and other proposed new development be required to assure that all such proposals are consistent with the need to minimize flood damage; all public utilities and facilities, such as sewer, gas, electrical, and water systems are located, elevated, and constructed to minimize or eliminate flood damage; and adequate drainage is provided so as to reduce exposure to flood hazards so as to assure that all building sites are reasonably safe from flood hazards.
      (6)   Lots shall be laid out so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed so as to avoid concentration of storm drainage water from each lot into areas not designed to handle flood waters. Lot drainage plans shall conform to the drainage study required for submittal approval.
   (D)   Storm sewers and storm water drainage. Where an adequate public storm sewer system is available at the plat boundary, the village shall construct a storm sewer system and connect with such storm sewer line. If such a storm sewer system is not accessible, natural drainage channels with easement of adequate width shall be provided, as determined by the Village Engineer and approved by the Board of Trustees. Paved gutters or storm sewers shall be required if velocities are greater than specified in these regulations or cause destructive erosion. Storm drainage, including drain tile around basements, shall not be permitted to discharge into any sanitary sewer facility, but shall connect to an adequate drainage outlet.
   (E)   Culverts and bridges. Where natural drainage channels intersect any street right-of-way, it shall be the responsibility of the village to have satisfactory bridges and/or culverts constructed. Where culverts are required, minimum requirements shall be observed as follows.
      (1)   All culverts shall extend across the entire right-of-way width of the proposed street. The cover over the culvert and its capacity shall be determined by the Village Engineer. The minimum diameter of a culvert pipe shall be 18 inches. Depending on existing drainage conditions, head walls may be required.
      (2)   Driveway culverts shall have a minimum length of 20 feet, and a minimum diameter of 18 inches. The driveway culverts shall be laid so as to maintain the flow lines of the ditch or gutter. Head walls may be required.
   (F)   Solar access.
      (1)   In order to promote the conservation of energy through the use of both passive and active solar systems, streets in residential subdivisions should, where possible, have an east-west alignment. Lots intended for detached dwellings should be of sufficient width to allow the structure to be built with its longest axis running east-west.
      (2)   In order to allow the orientations of structures on the site so as to maximize potential solar gain, side lot lines should run as near to north-south as possible providing that the angle between the side of lot line and the street right-of-way line on a straight street or the tangent to a curved street shall not be less than 80 degrees.
      (3)   Any property owner or developer may grant or establish a solar sky-space easement to protect solar energy systems from shade. The easements shall be created in writing and shall be recorded separately or should be contained on the face of the plat. The easements shall run with the land.
   (G)   Erosion control. The subdivider shall be required to provide for the control of erosion of areas of the subdivision which are disturbed by grading operations by constructing temporary terraces on slopes, temporary silting basins, sod swales, and spillways, and whatever may be necessary to prevent erosion and damage to adjacent properties from surface drainage as approved by the village and the Village Engineer.
   (H)   Fire protection. Fire hydrants shall be provided by the village in all subdivisions with public water supplies. The hydrants shall be located between property lines and curbs with all outlets facing or parallel to the street. Hydrants shall be placed at the corners of all blocks and mid-block for blocks exceeding 800 feet in length. Hydrants shall also be required at the entrance and end of all cul-de-sacs exceeding 400 feet in length. The type of hydrant and control valves and the location of the hydrant shall be approved by the Fire Chief. The minimum size of any water line serving any hydrant shall not be less than six inches in diameter and should be circulating water lines. The size and location of water lines shall be approved by the Village Engineer and the Fire Chief.
   (I)   Electric, gas, and telephone improvements.
      (1)   Electric service and telephone service shall be provided within each subdivision. Gas service may be required where reasonably accessible. Whenever such facilities are reasonably accessible and available, they may be required to be installed within the area prior to the approval of the final plat. Telephone, electric, street lighting, and communications conductors may be installed underground at the option of the Board of Trustees.
      (2)   Overhead secondary utility lines, where installed shall be located at the rear of all lots.
      (3)   Whenever a sanitary sewer line and electric and/or telephone line is each placed underground in the same utility easement, the following provisions shall be applicable:
         (a)   The total easement width shall not be less than 15 feet; and
         (b)   The sanitary sewer line shall be installed within three feet of the easement, and the electric and/or telephone line shall be installed within three feet of the opposite side of the easement.
(Ord. passed 8- -2010)
§ 152.09 SHARED IMPROVEMENT COSTS.
   (A)   Extensions to boundaries. The subdivider may be required to extend the necessary improvements to the boundary of the proposed subdivision to serve adjoining un-subdivided land, as determined by the Board of Trustees.
   (B)   Off-site extensions. If street or utilities are not available at the boundary of a proposed subdivision, and if the Board of Trustees finds the extensions across undeveloped areas would not be warranted as a special assessment to the intervening properties or as a municipal expense until some future time, the subdivider may be required, prior to the approval of the final plat, to obtain necessary easements or right-of-way and construct and pay for such extensions. Such improvements shall be available for connections by subdividers of adjoining land.
(Ord. passed 8- -2010)
§ 152.10 SUBDIVISION IMPROVEMENT PROCEDURE.
   (A)   Subdivision improvements guarantees.
      (1)   Prior to the final plat approval, but after approval of all improvement plans and specifications, the subdivider shall complete all improvements required for the subdivision. Final plat approval shall not be given until the dedication of all appropriate improvements and acceptance thereof by the Board of Trustees.
      (2)   In lieu of requiring the completion of all improvements prior to the final plat approval, the Board of Trustees may enter into an agreement with the subdivider whereby the subdivider shall guarantee to complete all improvements required by this chapter and approved by the Planning Commission and Board of Trustees in a manner satisfactory to the Board of Trustees. To secure this agreement, the subdivider shall provide, subject to the approval of the Board of Trustees, one or more of the guarantees.
   (B)   Surety performance bond. The subdivider shall obtain a performance bond from a bonding company authorized to do business in the state. The bond shall be payable to the village and shall be in an amount to cover 110% of the cost of all improvements, as estimated by the subdivider and accepted by the Board of Trustees upon recommendations of the Village Attorney and Engineer. The duration of the bond shall be until such time as the improvements are accepted by the Board of Trustees in accordance with division (J) below.
   (C)   Escrow account. The subdivider shall deposit cash, or other instrument readily convertible to cash at face value, either with the Board of Trustees or in escrow with a bank. The use of any instrument other than cash, and in the case of an escrow account, the bank with which the funds are to be deposited, shall be subject to the approval of the Board of Trustees. The amount of the deposit shall be an amount equal to 110% of the estimated cost of all required improvements as estimated by the subdivider and accepted by the Board of Trustees upon recommendation of the Village Engineer.
   (D)   Security agreement.
      (1)   The subdivider shall provide a security agreement guaranteeing the installation of all required improvements. The security agreement must be approved by the Village Attorney and in an amount sufficient to guarantee the installation of all improvements.
      (2)   In the case of an escrow account, the subdivider shall file with the Board of Trustees an agreement between the bank and himself or herself guaranteeing the following.
         (a)   The funds of said escrow account shall be held in trust until released by the Board of Trustees and may not be used or pledged by the subdivider as security in any other matter during that period.
         (b)   That in the case of a default on the part of the subdivider to complete said improvements, the bank shall immediately make the funds of said account available to the Board of Trustees for use in completion of the improvements.
   (E)   Improvement assessment district. Because the original intent of such improvements in already built-up areas, and because the village should not assume the risk of real estate development which results if the lots are unable to be sold and the subdivider defaults on the assessment payments, the use of improvement districts in connections with new subdivision developments shall not be used as a method of financing such improvements. Only in specific cases where the subdivider illustrates through extensive market research will the Board of Trustees consider acceptances of an improvement district as a means of financing the necessary improvements and providing financial security to the village.
   (F)   Time limits. Prior to the granting of final plat approval, the subdivider and the Board of Trustees shall agree upon a deadline for the completion of all improvements. Such deadline shall not exceed two years from the date of final plat approval; provided, however, the Board of Trustees may extend that deadline for one additional year where the subdivider present substantial reason for doing so and provides any additional performance surety made necessary due to inflation or increased cost of completing the improvements.
   (G)   Installation of improvements. Developers may select either method or combination of methods listed below to comply with the minimum improvement requirements.
      (1)   They may install the required improvements upon acceptance of plans and specifications being approved by Village Engineer and Board of Trustees.
      (2)   They may submit a petition or petitions requesting the village to construct street surfacing, sanitary sewer, and water mains in the proposed subdivision by the district method. In that event, the village will prepare plans and specification for all such improvements districts and shall assess the cost of such improvements to the adjacent property, as provided by law. The size of any street improvement district, sanitary sewer district, or water main district, shall be determined by the Board of Trustees and the construction of any such district shall be subject to the village’s ability to finance any of the improvements.
   (H)   Plan review reimbursement. The subdivider or sanitary and improvements district shall reimburse the village such costs incurred by the village for plan review, plan check, and plan approval as to conformance with approved village standards and specifications, but such costs shall not exceed 1% of the total contracted cost for improvements in the subdivision.
   (I)   Failure to complete improvements.
      (1)   If any portion of the required improvements shall fail to be completed and accepted for dedication in compliance with division (J) below within the required time period, either for reason of non-completion or for reason of substandard and unacceptable construction, the Board of Trustees shall accept one of the following sections.
         (a)   Where improvements have the village guaranteed under division (B) above, the bond shall be forfeited to the village.
         (b)   Where improvements have village guaranteed under division (C) above, the Board of Trustees shall declare whatever security has the village pledged as a guarantee to be forfeited.
      (2)   Where the Board of Trustees is not already in possession of said security, it shall immediately take the actions necessary to obtain it. Upon receipt of the security, the Board of Trustees shall use such to finance the completion of the improvements or rebuilding of substandard improvements. Unused portions of the surety shall be returned to the subdivider without interest.
   (J)   Inspection and certification.
      (1)   The Village Engineer or other authorized person shall regularly inspect construction of required improvements for defects. Upon completion of the improvements, the Village Engineer or other authorized person shall file with the Board of Trustees a statement either certifying that the improvements have the village completed in the specified manner or listing defects in those improvements which do not meet the requirements of the approved improvement plans and specifications.
      (2)   Upon completion of the improvements, the subdivider shall file with the Board of Trustees a statement stipulating the following:
         (a)   All required improvements are complete;
         (b)   These improvements are in compliance with the minimum standards specified by the Planning Commission and Board of Trustees;
         (c)   The subdivider knows of no defects from any cause in the improvements; or
         (d)   These improvements are free arid clear of any encumbrance or lien.
      (3)   If the Village Engineer or other authorized person has certified that the improvements are complete and free from defect, the Board of Trustees shall accept any dedication of improvements. The Board of Trustees may, at its discretion, accept the dedication of any portion of the improvements provided that all statements and agreements specified above have the village received for that portion of the improvements.
   (K)   Reduction of guarantees. In those cases where improvement guaranteed have the village made under divisions (B) or (C) above, the amount of the guarantee may be reduced upon acceptance in compliance with division (J) above of the dedication of a portion of the improvements.
   (L)   Release of guarantees. Upon acceptance, in accordance with this chapter, the Board of Trustees shall authorize the release of the performance bond or the remaining portion of the escrow.
(Ord. passed 8- -2010)
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