The purpose of the preliminary plan is to allow the planning and zoning board, the board of trustees, and other public bodies to determine whether the proposed layout of the land in question is satisfactory from the standpoint of the public interest. The preliminary plan shall be prepared by a qualified professional, trained and experienced in the layout of subdivisions. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
The following graphic and descriptive items are normally required to be shown on the preliminary plan and the accompanying application for approval. The lack of information under any item specified herein, or improper information supplied by the applicant, shall be cause for rejection of the application for tentative approval of preliminary plan. (Ord. 2010-27, 12-2-2010)
A. Application For Approval: Written application by the owner, or his agent, for approval, on forms furnished by the planning and zoning board shall accompany each preliminary plan and contain the following information: (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
1. Name For File Identification:
a. Name of subdivision if property is within an existing subdivision.
b. Proposed name if not within a previously platted subdivision. The proposed name shall not duplicate the name of any plat previously recorded in Cook County.
c. Name of property if no subdivision name has been chosen. (This is commonly the name by which the property is locally known.)
2. Location And Description Of Property: Location of property by government lot, section, township, range, and county.
3. Basic Facts And Proposals Pertaining To Property:
a. Size of tract in acres or of existing lots, if any, in square feet.
b. Existing zoning classification of property and any rezoning proposed to be requested.
c. Number of lots proposed in subdivision.
d. Area of lots proposed; minimum, average and maximum.
e. Proposed linkage with water and sewer facilities.
f. Any other proposals, such as parcels of land intended to be dedicated, conveyed, or reserved for public use, and the conditions proposed for such disposal and use.
4. Information As To Ownership, Preparation Of Plat And Submission:
a. Name and address, including telephone number, of legal owner or agent of property and citation of last instrument conveying title to each parcel of property involved in the proposed subdivision, giving grantor, grantee, date, and land records reference.
b. Citation of any existing legal rights of way or easements affecting the property.
c. Existing covenants on the property, if any.
d. Name and address, including telephone number, of the professional responsible for the subdivision design shall be shown on the preliminary plat as submitted; registered professional engineer of Illinois, responsible for the design of public improvements, and registered Illinois land surveyor, responsible for surveys.
B. School Demographic Study And Determination Of Acreage Allotment:
1. Demographic Study Requirements: A school demographic study shall be prepared by the subdivider and shall be submitted for approval in conjunction with the preliminary plan. It shall include, but need not be limited to, the following:
a. The number and types of dwelling units to be constructed upon approval of the plan, the density of such dwelling units on the land, and a breakdown of each type of dwelling unit by the number of bedrooms.
b. Estimates of the number of children to be generated from the different types of dwelling units based on general standards approved by and on file with the village.
c. Estimates of the number of children to be generated in each school classification of each school district situated wholly or partially within the area depicted in any such plat.
2. Estimate Of Additional Acreage: From the estimates made in this school demographic study, the subdivider shall estimate the added acreage necessitated for each school classification of each school district or school sites resulting from the estimated additional schoolchildren to be generated from the particular subdivision. Such estimate shall be in accordance with the following:
a. Each school district's official policy as to the various school classifications of the district, the maximum recommended number of students for each school classification, and the minimum recommended number of acres for school sites under each such school classification shall be as filed with and as approved by the village board.
b. Estimates by the subdivider of this added acreage requirement shall be herein referred to as the "acreage allotment" as to each such school classification.
c. The acreage allotment for each school district and school classification shall be determined by obtaining the ratio of the estimated children to be serviced in each school.
3. Determination Of Acreage Allotment: Final determination of such acreage allotment shall be made by the board of trustees based upon the demographic information submitted by the subdivider and by information submitted to the village board by the affected school districts.
C. Accompanying Documentation Required: The preliminary plan of subdivision shall be accompanied by:
1. Annexation Statement: A statement that the proposed subdivision (where contiguous) is or is not to be annexed to the village.
2. Preliminary Plan For Sewer And Water: Either a preliminary engineering plan for sewer, water and storm sewers or a written statement setting forth general plans for such improvements and indicating the method to be employed to overcome particular problems that may be encountered with the development of the proposed subdivision. Said plan shall include groundwater data.
3. Soils Analysis: A soils analysis for each proposed subdivision shall be completed by an engineer registered in the state of Illinois and shall be of sufficient scope to point out potential ground absorption, runoff, flooding deficiencies, the presence of unstable soils or of soils of such low bearing capacity as to constitute problems for conventional construction, or the presence of subsurface rock that would affect the installation of underground improvements on the provisions of aboveground improvements, if the subdivision contains questionable soil and, in the opinion of the village engineer, additional soil investigations, borings or other soil tests are necessary to determine the nature and extent of such questionable material, the owner or developer shall retain or cause to be retained the services of a competent testing laboratory to perform the needed investigations. The analysis shall include a soil map and a soil survey from the appropriate soil conservation district. (Ord. 2010-27, 12-2-2010)
a. Copies of the completed reports prepared by the testing laboratory shall be filed with the village engineer and planning and zoning board. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
b. Neither the village engineer nor the village shall have liability for costs connected with the tests, borings, or interpretations of results of such work.
4. Protective Covenants: Draft of protective covenants, whereby the subdivider proposes to regulate land use in the subdivisions and otherwise protect the proposed development.
5. Development: Development schedule.
D. Drawings And Data Required: The preliminary plan and required accompanying maps shall be drawn on tracing medium in a manner that clear and legible prints can be made therefrom, and shall be at a scale of two hundred feet to the inch (1" = 200'). It shall show all existing conditions required below and shall show all proposals including the following:
1. Identification And Description: Identification and description shall be as follows:
a. Name Of Subdivision: Not a duplication of a name of any plat heretofore recorded in the village or in Cook County, Illinois.
b. Location Of Subdivision: Location by section, town, and range, or by other approved legal description, including present tract designation according to official county records.
c. Survey Of Subdivision: Boundary line survey on an accompanying map which is prepared and certified by a registered land surveyor.
d. Designer Of Subdivision: Name and address of the site planner and/or engineer.
e. Owner Of Subdivision: Name and address of the owner and/or subdivider.
f. Not For Recording: Statement that "this plan is not for record".
g. Improvements Statement: Statement that the location, grade, size and alignment of all underground improvements will be considered at final engineering and are shown in the preliminary plan for information only. (Ord. 2010-27, 12-2-2010)
2. Existing Conditions: Data required as a basis for the preliminary plan shall include existing conditions as follows, except when otherwise specified by the planning and zoning board: (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
a. Boundary Lines: In accordance with subsection D1c of this section.
b. Total Acreage: Within the boundary lines.
c. Existing Zoning Districts: Both in proposed subdivision and adjacent tracts.
d. Existing Improvements: Location, widths and name of all existing or previously platted streets or other rights of way showing types of improvement (if any), railroad and utility rights of way, parks and other public open spaces, permanent buildings and structures and their street address numbers, easements and section and corporate lines within the tract and to a distance of five hundred feet (500') beyond the tract.
e. Utilities On And Adjacent To Tract: Location and size of existing sewer lines, water mains, culverts, or other underground facilities within the tract and to a distance of one hundred feet (100') beyond the tract; also indicating such data as locations and surface and invert grade elevations of catch basins, manholes and fire hydrants. If water drains and sewers are not on or adjacent to the tract, indicate the direction and distance to, and the size of nearest usable facilities.
f. Location Map: Drawn at a scale of not less than one inch equals one thousand feet (1" = 1,000'), showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries, but not less than one-half (1/2) mile beyond the subdivision boundaries in subdivisions located beyond the village limits, identifying type of use and ownership of surrounding land and showing alignments of existing streets.
g. Topographic Data: Data including existing contours at vertical intervals of not more than two feet (2'), except in unusual topographical conditions, such vertical intervals may be required to be altered as determined by the village engineer, topographic data shall refer to United States geodetic survey or adjusted to village datum plane.
h. Other Conditions On Tract: Wetlands, watercourses, marshes, sinkholes, rock outcrop, wooded areas, houses, barns, shacks, ponding areas, natural drainageways, flood hazard areas, other significant features and a tree location survey. The tree location survey shall be at the same scale as the plans for the development, but not less than one inch equals fifty feet (1" = 50'). The survey shall show all trees six inches (6") in diameter and larger. All trees over twelve inches (12") in diameter must be identified by size and species.
i. Reference To Monuments: Locations of or reference to locations of existing monuments or survey markers used in preparation of survey and grade elevation of each monument and marker.
j. Proposed Public Improvements: Highway or other major improvements planned by public authorities for future construction at or near the tract.
k. Easements: Location, width and purpose.
l. Other Conditions On Adjacent Land: Approximate direction and gradient of ground slope, including any embankments or retaining walls, character and location of buildings, railroads, power lines, towers and other nearby nonresidential land uses or adverse influences; and owner of adjacent unplatted land (for adjacent platted land refer to subdivision plat by name, recording date, and number, and show approximate percent build up typical lot size and dwelling type).
3. Subdivision Design Features: Subdivision design features shall be as follows:
a. Accord With Comprehensive Plan: The preliminary plan shall be in substantial accord with the comprehensive plan as amended from time to time.
b. Proposed Zoning Changes: The village zoning districts proposed for the subdivision shall be shown.
c. Layout Of Streets, Sidewalks, Bikeways: Showing right of way widths and street names (not duplicating the name of any street heretofore used in the village or its environs unless such street is an extension of or in line with an already named street in which event that name shall be used) and showing proposed through streets extended to the boundaries of the subdivision and approximate grades and gradients and type of construction. The street numbering system as adopted by the village shall be adhered to; showing the location on sidewalks, bikeways, etc.
d. Other Rights Of Way: Location and width of pedestrianways and utility easements; how they are to be maintained and by whom.
e. Location, Type And Size Of Utilities: If not shown on other exhibits.
f. Lotting: Layout, total number of lots and dimensions on the lot containing the maximum width and depth, lot numbers and block numbers.
g. Sites To Be Reserved Or Dedicated: Sites, if any, to be reserved or dedicated for schools, parks, playgrounds, open space or other public uses. Such sites shall be designated by letter or number with the acreage noted.
h. Setback Lines: Minimum front and side street building lines, indicating dimensions.
i. Sewers And Drainage: Proposed location of sewer lines and stormwater drains and proposed method of sewage and waste disposal including sufficient information to show the intent of surface drainage and detention and/or retention facilities conforming to minimum standards of the village and the metropolitan water reclamation district of Greater Chicago.
Such layout shall show the storm and sanitary sewers, stubs, valves, line hydrants and water mains including size, capacity, and location. Included with this shall be specifications for the storm and sanitary sewers and water mains, and a written statement by the subdivider or his engineer describing the adequacy of these proposed facilities as well as the effect they will have on existing or future facilities. (Ord. 2010-27, 12-2-2010)
j. Grading: The subdivider shall submit proposed detailed grading plans of blocks and lots. No land will be approved for subdivision which is subject to periodic flooding or which contains inadequate drainage facilities or other topographic conditions which may increase danger to health, life or property or aggravate erosion or flood hazard unless the subdivider agrees to make improvements which will, in the opinion of the village engineer and planning and zoning board make such land safe for development and occupancy, including construction of adequate stormwater detention, erosion and sediment control facilities. (Ord. 2010-27, 12-2-2010; amd. Ord. 2015-9, 5-7-2015)
k. Land Use Plan: Sites, if any, for multi-family dwellings, shopping centers, churches, industry or other nonpublic uses exclusive of single-family dwellings for all project phases.
l. Landscape Plan: The landscape plan is intended to provide an accurate illustration of all plant material and other related landscape improvements proposed for the site. The plan should be dimensional and drawn at an accurate scale. At a minimum the plan should list the names of all plant materials and their size and location. When possible, other landscape improvements such as earthen mounds, fences and stonework should also be depicted on the plan.
(1) All industrial, commercial, planned unit developments, single-family and multi-family developments require a comprehensive site landscaping plan. The plan must include the use of evergreen and deciduous shrubs, ornamental trees, perennial flowers, canopy trees and evergreen trees. The plan must show the plants to be installed in all designated common areas, building foundation plantings and, where required under section 11-4-10 of this code, interior parking lots planting islands. The landscape plan is in addition to the parkway trees and any reforestation plan required by this code.
(2) The canopy trees to be installed in the common areas must include the following species: bur oak, red oak, swamp white oak, sugar maple. All canopy trees shall be a minimum of two and one-half inches (21/2") in diameter, twenty five percent (25%) of all canopy trees shall be three inches (3") to four inches (4") and ten percent (10%) shall be four inches (4") or larger. All deciduous shrubs shall be a minimum of thirty six inches (36") tall at planting. Evergreen trees shall be a minimum of six feet (6') tall, twenty five percent (25%) to be seven feet (7') tall, twenty percent (20%) to be eight feet (8') tall, ten percent (10%) to be ten feet (10') tall and ten percent (10%) to be twelve feet (12') tall. All plant material shall be in either a container or balled and burlaped. Bare root material is not permitted.
(3) A dense landscape screen must be constructed along all major streets or highways (including Schaumburg Road, Barrington Road, Irving Park Road, Bartlett Road, Lake Street and Route 59) that abut the project. Such screening will be required in all proposed residential subdivisions and may be required in commercial and industrial subdivisions when noted by the director of public works. The landscape screen must include a double line of evergreen trees. These trees shall be placed at a maximum spacing equal to the installed height of the plant, but not greater than twelve feet (12'). The minimum size plant shall be ten feet (10'). At least twenty five percent (25%) of the plant material must be greater than ten feet (10'). The landscape screen shall include shrub beds, perennial flowers and ornamental trees. The minimum planting size of all shrubs shall be thirty six inches (36"). The minimum size of ornamental trees shall be eight feet (8'). On the structure side of the evergreens large canopy trees shall be installed. These trees must be on a staggered forty foot (40') spacing. All canopy trees shall be a minimum of three inches (3") in diameter. At least twenty five percent (25%) of the canopy trees shall be four inches (4") or larger. The species of canopy trees shall include sugar maple, bur oak, and swamp white oak. All plants shall be installed in modified soil beds. The director of public works shall approve the modified soil mix. All plant material shall be covered by the guarantee specified in subsection 10-3-7A of this chapter. A landscape architect shall design the landscape screen.
The landscape screen shall include a berm. The top of the berm elevation must be at least five feet (5') above the top of the foundation elevation of the nearest building. The berm side slopes shall not exceed a four to one (4:1) slope. The berm shall not be a straight line. The berm may include retaining walls to achieve the required height above grade. The landscape screen described above shall be fit to the berm. If a fence is proposed as part of the screen it shall be either cedar with six inch by six inch (6" x 6") treated posts or a concrete fence. The village shall approve the design of the fence.
(4) Buffers between residential and commercial or industrial areas must include a mixture of evergreen and canopy trees, shrubs and ornamental trees. In buffers that include fencing, fifty percent (50%) live landscaping material must be used.
(5) Foundation planting must include evergreen and flowering shrubs, ornamental trees and perennial flowers.
(6) All shrub beds and perennial beds shall have a minimum of twelve inches (12") of modified soil consisting of mushroom compost, sand and topsoil.
(7) All plant material installed as part of the landscape plan or reforestation plans is to be covered by a guarantee amount in conformance with section 10-3-6 of this chapter after final acceptance of the public improvements by the village board.
(8) The landscape plan must show the plants at the size expected after five (5) years of growth.
m. Off Street Parking And Loading Plan: The off street parking and loading plan is intended to provide an accurate illustration of all off street parking and loading spaces. The plan should be prepared in accordance with the requirements of the village's zoning ordinance and other development and building codes. It should be dimensional and drawn at an accurate scale. At a minimum the plan should accurately list the following:
(1) Location of all parking and loading spaces.
(2) Location and width of aisles.
(3) Means of ingress and egress.
(4) Proposed lighting (if any).
(5) Proposed surface treatment.
(6) Relationship to proposed structures and property lines.
(7) The angle of parking and size of parking spaces.
(8) Total quantities of parking and loading spaces.
(9) Ratio of parking and size of parking and loading spaces to the square footage of the proposed structures and/or other applicable standards as defined in the ordinances of the village.
(10) Traffic control devices and signs (if any).
(11) Security measures (if any).
n. Gross Acreage: Gross acreage (includes street right of way).
o. Net Acreage: Net acreage (excludes street right of way).
p. Wetlands: Preliminary wetlands mitigation plan. (Ord. 2010-27, 12-2-2010)