(A) Essential utilities and public services. Land proposed to be subdivided shall have essential utilities and public services available within a reasonable distance and time period. Land to which these essential utilities and services will not be so provided shall be deemed unsuitable for subdividing. Essential utilities and services and criteria for determining if they can adequately be provided shall include the following:
(1) Sewage disposal.
(a) Sanitary sewer service provided by the village shall be the preferred method of sewage disposal. If sanitary sewer service is currently available to the land proposed to be subdivided, it shall be the sewage disposal method used.
(b) If sanitary sewer service is not currently available but the land is within the ultimate service area as identified in the village’s facility plan and the village determines that sewer service will be available within a reasonable period, the land may be deemed suitable for subdividing if:
1. Sanitary sewers will be installed by the subdivider for service to each building site; and
2. IEPA-permitted on-site sewage disposal facilities can and will be provided.
(c) If the land cannot be served with sanitary trunk sewers within a reasonable period, or if the land is not within the ultimate service area as identified in the village’s facility plan and, therefore, shall be unsuitable for subdividing unless it can be shown that adequate private sewage systems can be provided.
(2) Water supply.
(a) An IEPA-approved public water supply shall be the preferred method of water supply.
(b) Private wells may be permitted for developments outside the village if the developer can demonstrate that it is not feasible to extend water mains to the land proposed to be subdivided. As a minimum guideline, the extension of 120 degrees, plus or minus, of water main per lot of the preliminary plan shall be deemed feasible. This distance shall be measured between the nearest suitable public water main and the proposed development. Mains within the development shall not count toward this extension footage.
(3) Fire protection.
(a) Land proposed to be subdivided shall meet the following conditions in order to be deemed suitable for subdividing:
1. Land shall be within a fire protection district, if possible;
2. There shall be a public road providing adequate access for emergency vehicles to the site. Roadways shall have an all weather driving surface (minimum oil and chip) with 20 feet of unobstructed width. Where a bridge is required to be used as a part of the most direct fire truck access route, it shall have a minimum vertical clearance of 13 feet, six inches and be constructed and maintained to carry the live loads imposed by fire trucks; and
3. There shall be a system of water mains or other source of water adequate for firefighting purposes. Specific fire flows shall be determined by the village’s fire protection district using a standard published by the insurance service office entitled Guide for Determination of Required Fire Flow.
(b) A full sprinkler system installed with adequate water available as determined by the National Fire Protection Association Standards 13 or 13D depending on the occupancy of the building shall also satisfy this requirement.
(4) Streets.
(a) The suitability of existing streets for access to the proposed subdivision and/or for incorporation into the proposed subdivision’s street system shall also be considered. A street shall be considered suitable if:
1. The street is constructed of all weather material (concrete, asphalt, oil mat);
2. The paved area is at least 20 feet wide with a road bed 24 feet wide; and
3. The street has good drainage.
(b) If only a portion of the criteria set forth in this division (A)(4) is met, the village’s consulting engineer, a representative of the village’s fire protection district, and a representative of the Planning Commission shall make the recommendation as to whether the street is suitable for the proposed development or what improvements must be undertaken to make it suitable.
(5) Police protection. In determining the suitability of land for subdivision purposes, the distance that police would have to travel to respond to a call for service shall be considered.
(B) Other requirements. Land proposed to be subdivided shall meet the following requirements.
(1) The site must be in conformance with the Village Comprehensive Plan, if adopted.
(2) The development must not be located in a 100-year floodplain or flood prone area.
(3) The development must not be located in any environmentally sensitive area including sites near the village’s water supply wells, unless the subdivider can show that environmental concerns can be mitigated.
(4) The site must be of a shape, size and terrain so that usable lots and streets in conformance with this chapter can and will be created.
(5) Development must not have a major conflict with existing use of adjacent property (wastewater treatment plants, power plants, major industrial plants, landfills, certain agricultural uses and the like) unless it is shown that factors which cause the conflict can and will be mitigated.
(6) Development must not cause major off-site impacts and problems relating to, but not limited to, streets, drainage water system, parks. If it is determined by the Planning Commission that major off-site impacts will result, the subdivider must agree to mitigate the portion of the impact caused by the subdivision.
(7) When soils in the area to be developed have severe limitations for building site development or sanitary facilities as determined by the USDA Soil Conservation Service, the subdivider shall submit information indicating how these limitations will be addressed.
(Prior Code, § 150.010) (Ord. 96-006, passed 2-5-1996)