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HomeMy WebLinkAboutORDINANCE - 160 - 2/27/1961 - SUBDIVISION CONTROL ORDINANCEORDINANCE NO. 160 AN ORDINANCE REGULATING THE SUBDIVINION AND PLATTING OF LANDS, SAID ORDINANCE BEING PART OF THE OFFICIAL PLAN OF THE VILLAGE WHEREAS, it is deemed to be to the best interest of the Village of Elk Grove Village, Cook County, Illinois, that more ac- curate and thorough control be maintained over the subdivision and platting of lands, both within and without the corporate limits of the Village of Elk Grove Village; NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF ELK GROVE VILLAGE, COOK COUNTY, ILLI- NOIS: Section 1: Subdivision Control Ordinance. That for the purpose of present and ruture development or the Village of Elk Grove Village, Illinois, and for the promotion of the public health and safety, comfort, morals and welfare of persons living within the territory governed, the provisions and regulations hereinafter omntained which shall govern the subdividing and platting of lands lying within the corporate limits of the Village of Elk Grove Vil- lage as now or hereafter existing or within the area of jurisdic- tion of the Elk Grove Village Plan Commission as now or hereafter established under the provisions of the statutes of the State of Illinois are hereby provided as part of the official plan of the Village of Elk Grove Village. For the purpose of this ordinance the word "subdivision" shall mean the dividing of a tract of land into two or more lots, tracts, or sites for the purpose, either immediate or future, of sale or building development or a resubdivision for any such pur- pose. Section 2: Plat Invalid Without A royal. That from and after the passage of tErs—ordinance no plat or any subdivision shall be valid nor entitled to record unless and until the same has been approved by the Board of the Village of Elk Grove Village, Il- linois, in accordance with the procedure hereinafter provided, and no plat of a subdivision shall be approved without compliance with the standards of design and improvements required as hereinafter set forth. ion 3: Standards of Desian and Reauired That the following requirements are hereby adopted as the mini—mum standards of design of a subdivision and of improvements required to be constructed or installed therein. I. STANDARDS OF DESIGN Streets. A public street or streets shall be provided to afford conven en access to all property within the subdivision. No private street or thoroughfare shall be permitted, except by special permit. The proposed street system shall extend existing adjoin- ing streets, unless the extension thereof would not be practical. Where, in the opinion of the Plan Commission, it is de- sirable to provide for street access to adjoining property, the proposed streets shall be extended by dedication to the boundary of such property. Alleys. Alleys shall be provided at the rear of all lots or tracts niTenTe-d for business, commercial, or industrial use and multiple -family building use, but shall not be provided in residen- tial blocks. If the subdivider produces evidence that other access streets are available and that an alley is not required for loading, unloading and fire protection, then this provision providing for alleys may be waived upon the recommendation of the Plan Comtaission to the Village Board. l Street Widths. The minimum width of right-of-way of a street, alley, or roughfare, measured between the lines of prop- erty abutting upon the right-of-way, shall not be less than the following: a) Major Streeta, being streets used or to be used by fast or heavy traffic and designated as such by the Village Board, shall be ninety (90) feet. b) Streets in the Industrial Areas shall be sixty (60) feet with twenty-five (25) foot utility easements on each side. feet. c) Other Non -Residential Streets shall be sixty-eight (68) d) Residential Streets shall be sixty (60) feet. e) Cul-de-sacs, which are permanent dead-end streets, with permanent turnaround having an inside diameter of not less than one hundred (100) feet. Minimum width at the entrance to the turn around street portion sixty (60) feet. Maximum length four hundred (400) feet. f) Alleys, to serve business areas where required, twenty- four (24) feet. g) Alleys, to serve residential blocks where required, twenty (20) feet. In the case of the extension of an existing adjoining right-of-way, having a width less than the minimum requirement, the Plan Commission may approve the extension thereof at the same width. The entire right-of-way shall be provided where any part of the subdivision is on both sides of the right-of-way. When the subdivision is located on only one side of an existing right-of-way, which is less than the required width, the subdivider shall dedicate an additional right-of-way to meet the requirement, but not exceeding one-half of the total required width. In the case where topography or other conditions make dedication of a street or part thereof of the required minimum width impractical, the Plan Commission may modify the above require- ments. It may also increase the minimum width subject to approval by the Village Board. Street Grades. Grades of major streets shall not exceed seven percen rades of other streets shall not exceed ten percent (10%). Curves in Streets. Curves in streets shall be permitted, providing no curve sia a greater than that approved by traffic engineers as reasonably safe for traffic at the particular location of the curve. Street Jogs, Street Jogs with centerline offsets of less than one hunted-twenfy-five (125) feet shall not be permitted if the same can be reasonably avoided. Street Names. Proposed streets which are obviously in alignment or confln-u-'aTlon of existing streets already named shall bear the name of such existing streets. In no case shall the name for proposed streets duplicate existing street names irrespective of the use of the suffix streets, avenue, road, boulevard, drive, place, or court, or abbreviation thereof, cul-de-sacs excepted. Blocks. Blocks shall not be less than four hundred (400) feet nor more Mian twelve hundred (1,200) feet in length, except as the Plan Commission considers necessary to secure efficient use of land or desired features of the street pattern. 2 In blocks one thousand (1,000) feet or more in length, the Plan Commission may require a public crosswalk for pedestrian travel of not less than five (5) feet in width to extend entirely across the block at the location deemed necessary. Blocks shall be wide enough to allow two tiers of lots, except where fronting on Major Streets or prevented by topograph- ical conditions or size of the property, in which case the Plan Commission will app rove a single tier of lots. Lots. Insofar as practical, side lot lines shall be at right angles fo straight street lines or radial curved street lines. Residential lots served by a public sewage system and public water supply system, or a Village franchised private sys- tem, shall not be less than sixty (60) feet wide at the building setback line nor less than sixty-six hundred (6,600) square feet in area. Residential lots not served by a public sewage system and public water supply system shall not be less than seventy-five (75) feet wide at the building setback line nor less than twenty thou- sand (20,000) square feet in area; provided a greater area may be required for such lots if in the opinion of the Cook County Health Department there are factors of drainage, soil conditions, or other conditions which cause potential health problems. The Plan Commis- sion may require the data from percolation and other tests be sub- mitted as a basis for passing upon proposed subdivisions dependent upon septic tanks as a means of sewage disposal or private storage of water supply. The size of lots or tracts laid out and intended for bus- iness or multiple -family dwelling use shall be adequate to provide for off-street service and parking facilities required by the type of use and development contemplated. The size and width of lots shall in no case be less than the minimum requirements of the Zoning Ordinance of the Village of Elk Grove Village. Building Setback Lines. The minimum depth of building setback lines _-Tr ire—sreet need not be greater than the require- ments fixed by the Zoning Ordinance of the Village of Elk Grove Village, Casemdnts. Where no alleys are provided there shall be dedicated casements of not less than five (5) feet in width for poles, wires, conduits, storm and sanitary sewer, gas, water, or other utility pipes or lines along the rear of each lot and along the side lot lines where necessary. The casements shall be so laid out that a proper continuity may be had for such utilities from lot to lot and from block to block. No building shall be constructed upon the casements. Public Lands. In those instances where a subdivider seeks the annexation of land -to the Village of Elk Grove Village, which land is to be used for residential purposes, lie shall accompany his petition for annexation with a tentative plat of subdivision, which tentative plat of subdivision in addition to all other requirements provided herein shall locate and designate thereon lands which the subdivider proposes to dedicate together with the legal description of same. In the event that the subdivider proposes a series of an- nexations and for this reason cannot determine the exact land which lie proposes to dedicate, he shall attach to his tentative plat of subdivision a letter stating what amount of land in acres he is willing to dedicate if the Village should agree to annex the prop- erty in question, for what public purpose lie desires to make the land dedication, and give the general location of the land which he proposes to dedicate. The Plan Commission, in its deliberations leading to its recommendations as to annexation, shall consider the following fac- tors; 3 a) That a public land dedication equal to ten percent (10%) of the area sought to be annexed, exclusive of street and thoroughfare dedications, is deemed to be a reasonable and proper allocation of land for public purposes. b) That the purpose for requiring public land dedication is to offset governmental burden generated by the annexation. c) The needs of the various governmental taxing bodies, as well as the needs of the community, which has or will service the area to be annexed and the expressions of the various public bodies, governmental agencies, and non -for-profit organizations and associations servicing the public needs in the area in question II. $EQUIREp IMPROVEMENTS Storm Drains. An adequate system of storm water drain- age designed fora ten year rain shall be constructed and installed, consisting of pipes, tiles, manholesi inlets and other necessary facilities that will adequately drain the subdivision and protect roadway pavements and will prevent the accumulation of storm water at any place under normal conditions, Open ditches shall be avoided. Such drainage system shall be subject to approval by the Village En- gineer of the Village of Elk Grove Village. Back yard swales may be permitted, subject to the follow- ing regulations: a) Maximum and minimum slopes and general design cri- teria of the Federal Housing Administrationis "Minimum Property Re- quirements" will be acceptable except as herein modified. b) No continuous swale shall have a length exceeding eight hundred (800) feet unless approved by the Federal Housing Authority and the Village Engineer of the Village of Elk Grove Vil. c) Minimum grade of the flowline shall be four -tenths percent (.4%). d) At no point in the swale shall the flowllne be more than three (3) feet below the finished grade of the top soil at the foundation of the house opposite the swale. e) No change in alignment of a back yard swale shall ex- ceed forty-five degrees (450). �SSa__nit��y��sewers. -A complete system of sanitary sewers shall be consucte3 irou lout the entire subdivision in such a manner as to render the same accessible to every lot. If no sewer outlet is available to said subdivision, ap- plication for the use of a private sewer system may be made to the Village Board. Upon an affirmative vote of the majority of the en- tire Village Board, a private sewer system comprising septic tanks and tile seepage fields may be used, provided, however, that they shall conform with the following conditions: a) Septic tanks and tile fields shall not be permitted on any lot less than twenty thousand (20,000) square feet in area. b) A seepage test shall be made for each acre of ground to be subdivided and shall show the area to be suitable for septic tanks and tile fields. Seepage tests shall be made in accordance with Book No. One of Cook County Department of Health as revised to date, and a written report of such tests made by registered profes- sional engineer shall be submitted with the final plat. c) All private sewage dis posal systems, seepage systems and septic tanks shall be constructed and operated in accordance with the specifications set forth in said Book No. One. d) If, after septic tanks shall be utilized in any sub- division, a sewer system is installed so that the same is available to the subdivision and the lots therein, it shall thereafter be un - 4 lawful to utilize septic tanks for the disposal of sewage and all properties utilizing septic tanks shall discontinue their use and make connection to the sanitary sewer for disposal of sewage. WaterSupply. When located within the service area of a public water supply—system, water mains of not less than six (6) inches in diameter shall be constructed throughout the entire subdi- vision in such manner as to serve adequately a 11 lots and tracts with connection to such public system Ar privately owned Village franchised system; together with shut-off valves and fire hydrants; fire hydrants shall be installed throughout entire water system at intervals as approved by the Cook County Fire Inspection Bureau, in industrial areas they shall not be more than three hundred fifty (350) feet apart. All fire hydrants in commercial and industrial areas shall have a seven (7) inch barrel and shall be provided with two two and one-half (2J) inch hose connections, one (1) steamer connection and shall be equipped with an individual auxiliary valve. In residen- tial areas, the steamer connection may be omitted. Where lots cannot, economically or for some other reasons be connected with the public water supply system, provision must be made for a water supply suitable for domestic use approved by the Cook County Health Department. House Services. House services shall be constructed to connect with the u y service mains constructed within any street or thoroughfare to serve each adjoining lot, tract, or building site; such house services shall extend from the main to a point at least eight (8) feet beyond the outside curb lines of the proposed roadway pavement, in the street and at least one (1) foot beyond the outside lines of proposed alley pavement. All such house services connected with utility mains con- structed within any street or thoroughfare shall be located at the approximate center line of each lot. Upon completion of the construction and delivery of the block in place of all such house service connections with utility mains, an accurate map or maps, showing the exact location of all such mains, together with manholes, shutoff valves and other simi- lar facilities using a part thereof, by distances in feet from street lines, and of all such house service connections in dis- tances in feet from the side lot lines, approved by the Engineer of the Village of Elk Grove Village, shall be filed in the office of the Village Clerk of the Village of Elk Grove Village. Street Pavement. All streets within the subdivision shall be improved with a durable hard surfaced road. The pavement shall be equal to or superior to the following: a) Streets other than industrial: The pavement shall consist of a base course and a bituminous concrete surface course. The base course shall be of crushed stone or gravel and shall have a total compacted thickness of eight (8) inches. The material used and the method of construction shall be in compliance with Section 29 of the State of Illinois Standard Specifications for Road and Bridge Construction. Tile bituminous concrete surface course shall have compacted thickness of two and one-half (2'J) inches. The material used and the method of construction shall be in compliance with Section 44 of the State of Illinois Standard Specification for Road and Bridge Construction. b) Industrial streets: on industrial streets, the pave- ment shall consist of a base course and a bituminous concrete sur- face course. Thee base course shall consist of crushed stone or gravel and shall have a total compacted thickness of ten (10) inches. The material used and the method of construction shall be in compliance with Section E9 of the State of Illinois Standard Specifications for Road and Bridge Construction. The bituminous concrete surface course shall have a compacted thickness of three (3) inches. The material used and the method of construction shall be in compliance with Section 46 of the State of Illinois Standard Specifications for Road and Bridge Construction. I The minimum width of the paved roadway, back to back of curb, shall be as follows: 1. On residential streets, not less than twenty-eight (28) feet. 2. On major streets, not less than thirty-six (36) feet. 3• On streets through business and shopping areas, not less than sixty-six (66) feet. 4. On streets through commercial areas, not less than thirty-six (36) feet. 5. On streets through industrial areas, not less than forty (40) feet. Before any paving work is commenced all street grading shall be properly completed as shown on Grading Plan submitted with Final Plat of Subdivision. After grading of the streets is completed and approved, and before the base course of the roadway pavement is laid, the un- derground work, such as sewer, water, house service connections therewith, shall be completely installed in place and approved. The surface course of the roadway pavement shall not be laid until the backfilling of all trenches dug for the installa- tion of the aforementioned utility services has completely settled or compacted to the satisfaction of the Engineer of the Village of Elk Grove Village. Before the surface course of the roadway pavement is laid, all depressions in the base course shall be properly filled and brought to the required cross section. Allez Pavement. All alleys shall be improved with a roadway consl8ting ofd less than eight (8) inches of stone or gravel when thoroughly compacted and two (2) inches of bituminous concrete surface of the following widths: a) Through apartment District Blocks, not less than twenty (20) feet. b) Through Business and Industrial Blocks, not less than twenty-four (24) feet. Curbs and Gutters. A suitable concrete curb and gutter shall be constructed a on -g the outside lines of all street pave- ments. The type of curb and gutter shall be subject to the ap- proval of the Plan Commission and the Engineer of the Village ?'f Elk Grove Village. Sidewalks. If the property subdivided is located within the corpora e s of the Village of Elk Greve Village, or imme- diately adjacent thereto, sidewalks may be required by the Plan Commission if, in their opinion, sidewalks are essential or advis- able. Walks without parkway between street pavement and walks are prohibited in residential areas. Such sidewalks, where required, shall be constructed in accordance with the following: a) Residential, Commercial and Industrial Districts: Minimum width, four (4) feet; minimum thickness, four (4) inches. b) Shopping Districts: Minimum width, four (4) feet; minimum thickness, five (5) inches. All sidewalks shall be of one course made of Portland Concrete Cement containing not less than Five (5) bags of cement per cubic yard of concrete. when delivered at the site of the work, the concrete shall have a maximum slump of three (3 ) inches. Street Signs. The subdivision shall be provided with street signs o a ype approved by and erected at locations and in the manner prescribed by the Board of Trustees. 6 Trees. Street trees shall be planted throughout the en- tire subdivis�n. Such trees shall be planted in the parkways, not less than four (4) feet from any sidewalk or curb, and spaced ,not more than fifty (50) feet apart nor less than one (1) per lot; trees shall not be less than two and one-half inch caliper, and shall be red or pine oak, hard maple, American or European linden, sycamore, thornless honey locust, ironwood, columnar maple, or hackberry. The developer is to certify to the Village that said trees are free from disease under the State of Illinois Plant In- spection Department standards. The trees shall be transplanted stock and transplanting thereof having been done within four (4) years frrm the time of purchase. Trees when planted shall bear a guarantee of one full year... Inspection. All public improvements to be made under the provisions of this ordinance shall be inspected during the course of construction by the Village Engineer of the Village of Elk Grove Village, or other competent person appointed by the Village Board. The compensation for such inspection and other costs incurred in connection with such inspection shall be paid by the Subdivider to the Village of Elk Grove Village, as provided in ordinance No. 118. The final completion of all such improvements shall be subject to the approval thereof by the Engineer of the Village of Elk Grove Village. ,ection : Variance in standards. Where the Subdivider can show that a provision o3the °tandaar-ds of Design or required Improvements as set forth in Section 3 would cause unnecessary hardship if strictly adhered to, and where, because of topograph- ical or other conditions peculiar to the site or surrounding con- ditions, and in the opinion of the Plan Commission a departure may be made without destroying the intent of such provision, the Plan Commission may approve a variance. Any variance approved shall be stated in writing in the minutes of the Plan Commission with the reasoning set forth upon which the variance was considered justified. Section the steps —an-3—pro as the procedure of lands. Procedure for of cubdiv to be followed for the approval of a sub . That adopted vision A. Tentative Plat and Plan. When _any owner of land lying within die corporate limits 7—The Village of Elk Grove Vil- lage or within the area of jurisdiction of the Elk Grove Village Plan Commission desires to subdivide such lands, the owner shall submit to the Village Clerk on behalf of the Village Board a ten- tative plat, with two prints or copies thereof, drawn to a scale of not less than two hundred (200) feet to the inch, with support- ing sheets which shall constitute a part thereof, showing the pro- posed plan of subdivision. Such plat shall show and give the fol- lowing information insofar as possible: a) The boundaries of the proposed subdivision and the distances between corners; the total acreage contained therein. b) The name of the proposed subdivision; the name of the engineer who prepared the plat. c) The location of existing corporate boundary lines at or near the proposed subdivision. d) The character of the lands immediately adjoining the proposed subdivision; showing the subdivision thereof, if subdi- vided, and the location and dimensions of public streets, alleys, public utility easements, street pavements, sanitary sewer mains, storm water mains, water supply mains, if any, adjoining the pro- posed subdivision. This requirement may be waived by the Plan Commission. e) The Zoning Classification under the Village of Elk Grove Village or Cook County Zoning Ordinance of this property. 7 f) The location within the proposed subdivision of any existing public streets, alleys, public utility easements, street pavements, sanitary sewer mains, water supply mains, water courses, bridges, culverts and similar facilities; the location of exist- ing buildings, if any. g) The names, locations, widths and other dimensions of proposed streets, alleys, easements, parks, playgrounds and other open spaces proposed to be dedicated for public use. h) The Blocks and Lots into which the project is pro- posed to be subdivided, with the dimensions thereof. i) Contours at vertical intervals of not more than two (2) feet, except when specifically not required by,the Plan Com- mission. J) General description of the type, kind, character, and the extent of required improvements proposed to be constructed or installed. k) Summary of all restrictions intended to be imposed by the Final Plat or by deeds of conveyance as to the use of all property within the subdivision, including area of buildings for residence use, if any. 1) Such other information or data that the Plan Commis- sion may require for the full and complete consideration of the proposed plan of subdivision. B. Villa e Board Action on Tentative Plat. All tenta- tive plats e w h le age Clerk shall e Jeemed to be automatically referred to the Plan Commission for its recommenda- tion and approval or disapproval. C. Plan Commission Action on Tentative Plat. The Plan Commission shall after receiving the Ten a ive P aT ­coEsider the proposed plan of subdivision as represented by such Plat, and shall thereupon approve or disapprove the same. If the proposed plan of subdivision is not satisfactory as presented, the Plan Commission may permit the Subdivider to make the changes and additions re- quired by the Plan Commission to meet the requirements of this Ordinance. D. Disapproval of Tentative Plat. If the proposed plan of subdivis on as shown by said Tea ative Plat is disapproved, the original plat shall be returned by the Plan Commission to the Sub- divider within thirty (30) days after submittal with a written statement of the reasons for such disapproval. E. Approval of Tentative Plat. If the proposed plan of subdivision as slhown by said Tentative P at is finally approved, the Original Plat and one print or copy of the Plat shall be en- dorsed by the Plan Commission as follows: "The proposed plan of subdivision as shown on this Plat and accompanying documents, has re- ceived tentative approval by the Plan Commis- sion of the Village of Elk Grove Village, and said Plan Commission is now ready to receive the Final Plat for consideration. "Dated "PLAN COMMISSION OF VILLAGE OF ELK GROVE VILLAGE "By "Chairman" A Blue or Black line copy of the Tentative Plat, so en- dorsed, shall remain on file with the Plan Commission, and a copy of the Plat so endorsed shall be returned to the Subdivider. F. Submission of Final Plat. After approval by the Plan Commission of the Tentative Plat, he Subdivider shall, within four (4) months thereafter, submit t -o the Plan Commission a Final Plat of the subdivision, in final form for recording which shall be in strict accordance with the Tentative Plat,as approved by the Plan Commission, together with two prints or copies. Provided, if de- sired by the Subdivider, the Final Plat may constitute only that portion of the approved tentative plat which lie proposes to record and develop at the time, and provided further that such portion conforms in all respects to all matters and things included in the Tentative Plat and plan insofar as they appertain to the portion of the entire subdivision which is desired to be developed at that time. Said Final Plat shall be drawn in black ink on tracing cloth to a scale of not less than one hundred (100) feet to one(1) inch. It shall specifically show the following: a) The names or name of the owners of the property. b) The name of the registered land surveyor who pre- pared the plat and the date thereof. c) The legal description of the property subdivided. (d) Boundary lines of the plat, based on accurate traverse, with angular and linear dimensions. e) Location of all permanent monuments. f) All other measurements, dimensions, data slnd certifi- cates required by Section 1, Chapter 109 Plats of the Statutes of the State of Illinois. g) on any such plat showing a tract or tracts dedicated for park, playground or similar public use, if such tract or tracts are not located within the corporate limits of the Village of Elk Grove Village, the certificate of dedication shall provide that the future official act of annexation of such tract or treats to the Village of Elk Grove Village shall constitute a transfer of the title to such tract or tracts to the Village of Elk Grove Village for such public use. GG�.S��uppppoor�rtin Documents with Final Plat. The following supporting omen an data, in triplicate, sia be submitted to the Plan Commission with said Final Plat: a) Grading plan and profiles showing the existing cen- ter line elevations of all streets and alleys in the subdivision and the center line elevations of pavements to be constructed. Elevations sliall be referred to some permanent bench mark. Pro- files shall be drawn to a horizontal scale of fifty (50) feet to one (1) inch and vertical scale of five (5) feet to one (1) inch. b) A detailed statement by the Subdivider setting forth the nature, kind, character, and extent of all improvements that will be constructed in the subdivision, together with complete plans, profiles and specifications clearly describing the same, with agreement to construct the same in accordance therewith at his own expense within the time limit fixed by the Plan Commission. c) A statement by a competent engineer giving an esti- mate of the total cost of the construction or installation of all such improvements, including the cost of engineering and inspec- tion. d) A certificate by the Engineer of the Village of Elk Grove Village, certifying that the improvements described in the Subdivider's statement and as shown by the plans, profiles and specifications meet the minimum requirements of this Ordinance, and that the estimate of cost of construction and installation in his opinion is substantially correct. e) A duly executed completion bond by the Subdivider, with corporate surety, to be approved by the Village Board, to be filed with the Village Clerk of the Village of Elk Grove Village, in an amount equal to the estimate of the costs of construction of all said improvements, approved by the Village Attorney of said 9 Village of Elk Grove Village as good, valid and enforceable by the Village of Elk Grove Village, securing the satisfactory completion of all said improvements in accordance with the description, plana, profiles and specifications submitted by the Subdivider and approved by the Plan Commission. a ommission Plan Commission has approved theFinal a ,he o owIn be written or stamped upon such Plat and the two prints o thereof: "Approved by the Plan Commission of the Village of Elk Grove Village, this day of , A. D. . IT h"airman" When the g shall r copies After such approval, the Plan Commission shall then transmit the approved Final Plat and one copy or print thereof to the Village Board of the Village of Elk Grove Village, together with a letter of transmittal calling the Board's attention to all variances (if any) approved by the Plan Commission and setting forth its reason for approving such variances, and together with the originals and one copy of all supporting documents presented to the Plan Commission. One approved print or copy of the Final Plat and one copy of all supporting documents submitted therewith shall remain on file with the Plan Commission. IAal of Final Plat byy Villag_elBoard. When and if the Vil age Boardd—[a satisfied with tFhe na Plat and with all improvements, conditions and documents pertaining to the subdivi- sion, the Board shall by resolution approve the said Plat and authorize and direct the President and Clerk to sign the Plat for and in the name of the Village of Elk Grove Village and attach thereto the Corporate Seal. J. Recording of Final Plat. The said Village Clerk shall rete Ina copy or Suarl-Final Platso approved. The Subdivi- der shall record the Plat in the Office of the Recorder of Cook County, Illinois. The supporting documents transmitted with said Final Plat to the Village Board shall be filed in the office of the Village Clerk, Said Final Plat, after recording, shall remain on file in the office of the Village Clerk. The print or copy of the Final Plat, with copy of the approval by the Village Board, and one copy of all supporting documents, shall be delivered to the Sub- divider. ion 6: Suitability of Land for That lands subject o flooding and landdeemed o be topographically unsuitable should not be subdivided for residential purposes, nor for such other uses as may increase danger to health, life of prop- erty, or aggravate erosion or flood hazard. The Plan Commission shall not approve the subdivision of land if upon adequate investigation conducted by the Plan Com" mission and the opinion of the Engineer of said Village, it has been determined by the Plan Commission that in the best interest of the public the site is not suitable for subdivision and develop- ment of the kind proposedi oceptancp of Streets, etc* by the V If any Plat of F,.Ubdivislon contains public streets or Toro are which are therein dedicated as such; whether located within the corporate limits of the Village of Elk Grove Village or outside thereof, or contains existing limits, the approval of the Plat by the Village Board, or the subsequent annexation of the property to the Village, shall not constitute an acceptance by the Village of such streets or thoroughfares, nor of the improvements con- structed or installed thereon or therein, irrespective of any acts by any officer, agent or employee of the Village with respect to such streets or improvements. The acceptance of such streets or thoroughfares shall be made only by the adoption of a resolution by the Village Board after there has been filed with the Village Clerk a certificate by the Engineer of said Village certifying 10 that all improvements required to be constructed or installed in or upon such streets or thoroughfares in connection with the ap- proval of the Plat of Subdivision by the Village Board, have been fully completed and the construction or installation thereof has been approved by him. Section 8; Chan es and Amendments of Re ulations. The Plan Commies on sic rom me o e an me preparrecommend in writing to the Village Board such changes or additions to the pro- visions and regulations herein contained for subdivision control, as the Plan Commission may deem necessary or advisable. Such changes or additions shall become effective after their adoption by the Village Board by its passage of an Amendment to this ordi- nance. Section 9: Division of Lands 141thoutPlattin Unlawful. From and a er ie a ec ve a e o i s Or nance, no 0 or tract of land located within the Village of Elk Grove Village, Illinois, or within the area of jurisdiction of the Elk Grove Village Plan Commission, and which contains an area of more than one-half (1/2) acre, shall be divided or re -divided in any manner into two (2) or more lesser tracts for building site purposes, without subdividing or re -subdividing and platting such tract in the manner provided by the Statutes of the State of Illinois. Section 10: Village Board Approval of Subdivision of Small Tracts. When his pre sen e o the Village Board for approval a Plat of Subdivision or Re -subdivision of a small tract of land, if the Board after consideration thereof and recommenda- tion thereon by the Plan Commission is of the opinion that the in- tent and purpose of the provisions of this Ordinance are not vio- lated by such Plat, and the construction of the improvements herein required cannot be reasonably enforced, the Board may waive the application or enforcement of the provisions of this Ordinance and approve such Plat without requiring further procedure. Section 11: Buildings within Proposed Major Street Ex- tensions, After the a ec ve date of then Or3lnance no permanent u ng or structure shall be erected within the extended street lines of proposed extensions of Major Streets shown on the Major Street Plan adopted as part of the Official Plan of the Village of Elk Grove Village. Section 12: Enforcement of Ordinance. The Board of the Village of rove Villages by reso u on, s ll appoint the en- forcing officer of this Ordinance, and it shall be his duty to enforce the provisions hereof. The enforcing officer may call upon any department or official of the Village of Elk Grove Village to furnish him with such information and assistance as he may deem necessary for the observance or enforcement of this Ordinance, and it shall be the duty of such department or official to furnish such information and assistance whenever required. Section 13: Penal . Any person or corporation who shall violate any 5ie pr `f ov3s ons of this Ordinance shall be subject to punishment by a fine of not less than Twenty-five (;w"25.00) Dollars nor more than Two hundred (,$200.00) Dollars for each violation. And each day that such violation continues after such fine has been as- sessed shall constitute a separate offense. Section 11}: This Ordinance shall be in full force and effect from anndari , its passage, approval and publication as pro- vided by law. PASSED this 27thday of February , 1961. APPROVED this 27th day of February , 1961. Attest: Village Clerk- Volores L. U69F-9 President Charles A. Hodlmair PUBLISHED this 17th day of March , 1961. By Authority Of The President and Board Of Trustees.