The subdivision regulations and Official Map as herein set forth and made a part hereof have been made for these purposes and objectives:

This Part 2 is adopted under the authority of Article 11, Division 12, of the Illinois Municipal Code (65 ILCS 5/11-12-1 et seq.).

Planned public improvements may be indicated on Official Map. The Official Map may show indications of sites for planned public facilities. Public facility sites which may be indicated on the Official Map may include but are not limited to sites for new traffic ways or widening of existing traffic ways, school and recreational sites, public building sites and sites for future storm drainage, electrical or other public service or utility easements.

Planned public facilities on Official Map to be required on subdivision plat. Whenever the Official Map indicates the necessity for providing a site for a planned public facility, the Village Board may require that the site for the public use be designated on the subdivision plat before granting approval to such plat; and, furthermore, that such site be held for that specific public use for a period of one year from the date of final plat approval.

Responsible agency to begin negotiations to purchase public site within one year. Whenever a site for public use shown on the Official Map has been required to be indicated on a subdivision plat, the responsible agency having jurisdiction of such use shall acquire the land so designated or commence proceedings to acquire such land by condemnation within one year from date of approval of the plat; and, if it does not do so within such period of one year, the land so designated may then be used by the owners in any other manner consistent with this regulation and the appropriate zoning regulations.

It is suggested that for the maximum benefit the material should include, as a minimum:

The sketch plan discussion does not require a formal application, fee or filing of the plat. The plat officer shall submit the sketch plan material to the Planning Commission, which shall, within one month, make known to the subdivider and the plat officer its comments regarding the proposed subdivision.

Location map: a sketch map showing the relationship of the proposed subdivision to the streets and other community facilities serving it. Such map shall include:

Preliminary plat: a preliminary plat of the subdivision drawn to the scale of one inch to 100 feet and including:

Preliminary plat subdivision fee. A fee in the amount of $1 for each lot in the proposed subdivision, with a minimum total charge of $15, will be required for submittal of the preliminary plat.

Review by Village Engineer, plat officer.

Review by Planning Commission.

Approval or rejection by Board. If the preliminary plat is approved by the Planning Commission, the Village Board shall approve or reject the plat within 30 days following the action of the Planning Commission; provided, however, that any action not concurring with the Planning Commission's action shall require a two-thirds vote of the entire Board membership.

Action on preliminary plat to be filed with Village Clerk. A certified copy of the order or resolution approving the preliminary plat or disapproving the preliminary plat and stating the reasons therefor shall be attached to a copy of the preliminary plat by the Village Clerk and filed in the office of the Village Clerk.

Final plat: a final plat drawn to the scale of one inch equals 100 feet. The final plat may include all or only part of the preliminary plat and should include or indicate the following:

Other required documents:

Final plat subdivision fee.

Review by Planning Commission. The Planning Commission shall review the comments of the plat officer and Village Engineer and make its own study to assure compliance with these regulations and substantial conformity to the approved preliminary plat or conditionally approved plat subject to modifications requested. The Planning Commission shall approve or disapprove the final plat within 45 days after submission of final plat materials by the subdivider to the Village Clerk; failure of the Planning Commission to act within 45 days shall be deemed to be approval; provided, however, that the subdivider and the Village Board may mutually agree to an extension of time. The Planning Commission shall make known immediately to the Village Clerk and Village Board its action upon the final plat.

Approval or rejection by Board. The Board shall, after being notified of the Planning Commission's action on the plat, or after the time or any extension thereof for the Planning Commission to take action, approve or reject the final plat; provided, however, that any action not in accord with the Planning Commission's action shall only be by a two-thirds vote of the entire Village Board membership.

Action on final plat to be filed in the office of the Village Clerk. A certified copy of the order or resolution of the corporate authorities approving the final plat or disapproving the final plat and stating the reasons therefor shall be attached to a copy of the plat by the Village Clerk and filed in the office of the Village Clerk.

Prior to the release or expiration of bond, the Village Board will request the plat officer to certify that he was notified by the subdivider to witness the installation of required improvements at key times so as to be able to certify that all required improvements were properly installed and that neither the subdivision as built nor improvements installed deviate from the final approved plat.

Should the required improvements not be completed within the duration of the bond, the subdivider may request from the Village Board an extension of time for the installation of the balance of improvements. Should such request be granted, the subdivider shall deposit with the Village a surety bond for the length of extension granted. The bond shall be approved as to form and type by the Village Attorney and as to adequacy of amount by the Village Engineer.

Major and collector streets to be continued. New subdivisions shall make provision for the continuation of major and collector streets.

All lots to have access on public street. Subdividing of land for residential use shall be such as to provide that each lot shall front on an existing or proposed public way.

Streets to intersect at right angles. Intersections of streets shall be as nearly at right angles as possible. No street shall intersect any other street at less than 60°.

Lengths and widths of blocks. In general, block lengths shall be not less than 400 feet nor more than 2,000 feet; blocks shall be of sufficient width to accommodate two tiers of lots. The subdivider may be required to construct and dedicate a pedestrian crosswalk in blocks over 1,000 feet long.

Half-streets not acceptable. Half-streets based on the expectation of the other 1/2 of the street being developed at the time the adjoining property is subdivided are not normally acceptable as good land platting practice.

Reserve strips not allowed. Reserve strips created by the platting of property line streets several feet inside the property line with the objective the receiving of remuneration for access to an improved street will not be allowed.

Reverse frontage not normally allowed. Reverse frontage or double-frontage lots, whereby both front and back of a lot face a principal street, will not be allowed except in situations where one of the streets is a major highway on which the fronting of local properties would not be desirable.

Buffer treatment may be required between proposed subdivision and adjacent uses. Where a proposed subdivision contains an existing or proposed major street or abuts such a street or land use which may have an adverse effect on the residential subdivision, the Planning Commission may require some buffer treatment such as frontage streets, reverse frontage with screen planting along rear lot lines, deep lots, or any other such treatment which may protect the proposed residential subdivision from these outside influences.

Lot lines to be at right angles to street lines. Lot lines shall be substantially at right angles or radial to street lines.

Corner lots to be extra width. Corner lots for residential use shall have extra width to permit appropriate building setbacks from both streets.

Building setback lines to be established. Building setback lines, appropriate for the location of the subdivision and the type of development contemplated, shall be established on all lots; provided, however, that such setback lines are not less than the applicable standards of Part 1, Zoning, of this chapter.

Right-of-way and pavement width. Right-of-way and pavement widths will be provided as follows:

Sidewalk widths. Sidewalks, when provided, shall be of the following widths:

Maximum and minimum street grades. Street grades as measured along the center line shall be not less than 1/4 of 1% and not greater than:

Intersection corners to be rounded. Property lines at street intersections shall be rounded with a radius of 15 feet. The Planning Commission may permit, as a suitable equivalent, the use of comparable cutoffs or chords in place of such rounded corners.

Not more than two streets to intersect. Intersection of more than two streets at a point will be prohibited.

Obstructions to visibility at intersections prohibited. There shall be no obstruction of any type to visibility at street intersections within the sight triangle formed by the point of intersection and two points 35 feet distant, each point being on the street property line of the two intersecting streets.

Connecting street lines to be joined by curves. Connecting street lines deflecting from each other at any one point by more than 10° shall be joined by curves, the inner radius of which shall be not less than 350 feet for a major street, 250 feet for a collector street and 100 feet for a local street.

Reverse curves to be connected by tangent. A tangent or portion of street in straight alignment and of 100 feet in length shall be introduced between reverse curves on major and collector highways, streets and roads.

Cul-de-sac or dead-end streets. Cul-de-sac or dead-end streets, designed to be so permanently, shall be not longer than 500 feet and shall be provided at the closed end with a right-of-way and pavement diameter meeting the minimum requirements of these standards as stated in Subsection A.

Necessary utility easements to be provided. Utility easements across lots or centered on rear or side lot lines shall be provided not less than 12 feet in width. Easements along alleys shall be not less than three feet.

Maintenance easements to be provided for natural watercourses. Where a subdivision is traversed by a watercourse, there shall be provided a stormwater easement conforming substantially with the lines of such watercourse and approved as to alignment and width by the Village Engineer.