CHAPTER REFERENCE—Subdivisions, Section 8 of Article XI
Art. I In General, Secs. 38-1—38-14
Art. II Plats, Sec. 38-15—38-30
Art. III Improvement Standards, Secs. 38-31—38-50
Art. IV Design Standards, Sec. 38-51
ART. I IN GENERAL
Sec. 38-1. PURPOSE—
The regulations contained herein are adopted, pursuant to Illinois Revised Statutes, Chapter 109, for the following purposes:
(1) To protect and provide for the public health, safety and general welfare of the municipality.
(2) To guide the future growth and development of the City, in accordance with the Lake Forest Comprehensive Plan.
(3) To protect the character, the social and economic stability, and to permit the orderly and beneficial development of all parts of the City.
(4) To protect and conserve the value of land throughout the City and the value of buildings and improvements upon the land.
(5) To establish reasonable improvement standards for all required public improvements to ensure that all such improvements have sufficient capacity to serve both proposed and future development and are of such high quality so as to minimize long term maintenance costs.
(6) To encourage the wise use, management and preservation of natural resources throughout the City in order to preserve the integrity, stability and beauty of the community and value of the land.
(7) To establish minimum design standards intended to encourage the development of subdivisions that are compatible with the unique character, spaciousness, and ambiance of existing development and the preservation of existing natural features within the community.
Sec. 38-2. DEFINITIONS—
Sec. 38-2A APPLICABILITY—
The provisions contained herein shall be applicable to all subdivisions in The City of Lake Forest and to all subdivisions within any unincorporated area lying within one and one-half (1 1/2) miles of the corporate limits of The City of Lake Forest.
The provisions of this Ordinance shall also apply to all Planned Developments whether residential, commercial, or otherwise in nature,, and to any and all other developments whether a subdivision is required or not under the laws, statutes, ordinances or regulations of the governmental body or agency have jurisdiction or control, regardless of whether the same is labeled a subdivision or not, it being the intent of this Ordinance to apply to all types of development, both within The City of Lake Forest and to areas lying within one and one-half (1 1/2) miles of the corporate limits of The City of Lake Forest. (Ord. No. 1372, Sec. 1)
(1) BUILDABLE AREA is the gross land area of a lot less all required setback areas and all floodplain and non-tableland area.
(2) COLLECTOR/DISTRIBUTOR STREET is a street which provides the main access to a neighborhood by connecting local streets to the major and/or secondary streets in the City’s thoroughfare system.
(3) FLOODPLAIN is that continuous land area adjacent to a water course, the elevation of which is equal to or below the flood base elevation.
(4) INSPECTION FEE is the cost of plan review and field inspection of all improvements made in accordance with the Lake Forest Subdivision Ordinance and the Lake Forest Engineering and Construction Code Standards.
(5) LOCAL STREET is a low-traffic volume street designed for the purpose of providing access to properties fronting on said street.
(6) PLAT OF SUBDIVISION is a map, drawing, or chart which provides for a division of lands into lots or parcels and which may or may not include streets, alleys, parks, or other public lands or easements. (Code of 1946, Sec. 8-3-2)
(7) PRIVATE ROAD is a private thoroughfare other than a street or alley permanently reserved in order to provide a means of access to more than one zoning lot.
(8) SUBDIVISION is and shall include any change, division, re-subdivision, or rearrangement of any piece or parcel of land, block, lot, or sub-lot, or any part thereof into two or more lots, pieces, or parcels of land. (Code of 1946, Sec. 8-3-1)
(9) SUBDIVISION AGREEMENT is a contract between the subdivider and The City of Lake Forest specifying among other things the improvements to be made as a part of the subdivision and the timetable for the installation of said improvements.
(10) TABLE LAND is land other than floodplain where the slope in any direction does not exceed 10%.
Sec. 38-3. PUBLIC IMPROVEMENTS TO BE APPROVED—
All plans, specifications, details, contracts., insurance, financial Guarantees, etc., for public improvements required or installed under this section, including street paving, water distribution systems, sewer systems, curbs, sidewalks, street name signs, and the like shall be approved by the City Surveyor and Engineer of Lake Forest before starting construction . In addition, approval by the City Attorney of the Subdivision Agreement, financial guarantee and all covenants and conditions shall be required prior to Final Approval of the subdivision.(Code of 1946, Sec. 8-3-17; Ord. No. 1252, Sec. 1)
Sec. 38-4. INSPECTION—
All public improvements to be made under the provisions of this ordinance shall be inspected during the course of construction by the City Surveyor and Engineer of the City or his representative. The cost of said inspection shall be paid for by the developer or owner in accordance with the provisions of Section 38-10. (Code of 1946, Sec. 8-3-18; Ord. No. 1252, Sec. 1)
Sec. 38-5. VARIATIONS—
The Plan Commission may recommend variations from these requirements in specific cases where it finds that extraordinary hardships or practical difficulties unique to the site may result from strict compliance with these regulations. Such variances will not in any manner vary the density provisions of the Zoning Code or be detrimental to the public safety, health or welfare. All such recommended variations shall be communicated to the City Council in writing, with the reasons therefor, so that the variations recommended may be considered prior to City Council action to grant Final Approval. (Code of 1946, Sec. 8-3-19; Ord. No. 1252, Sec. 1)
Sec. 38-6. EXCEPTIONS—
(1) The sale or exchange of small parcels of land to or between adjoining property owners may be approved by the City Surveyor and Engineer, where such sale or exchange does not create additional lots or create any lot which is not in full conformance with the Zoning Code, and where the resulting combined parcel of land would be of such shape or configuration to conform with paragraph 46-2-(B)-(53. 1) of the Lake Forest Zoning Code and not be separated by any right-of-way or access easement and any other easement which would have the effect of creating two separate parcels of land. If such a sale or exchange is approved it shall be exempt from the subdivision requirements of this Chapter.
(2) The division of land into two parcels for sale or donation of one such parcel to a not-for-profit corporation whose sole purpose and objective is to acquire and maintain lands in a natural state as a nature preserve for scientific and educational purposes shall be exempted from the requirements of this Chapter, provided, however, that such division not reduce the area of any parcel to less than the minimum lot area required by the Zoning Code of The City of Lake Forest and further provided that such corporation deliver to The City of Lake Forest a recordable instrument on a form prescribed by the City Attorney, signed and acknowledged by such corporation wherein such corporation agrees that in the event it determines to convey the land in question for a use other than that of a nature preserve, it shall first cause such property to be platted as a subdivision in compliance with the requirements of this Chapter. (Ord. No. 998, Sec, 1; Ord. No. 1136, Sec. 1; Ord. No. 1252, Sec. 1)
(3) The division of land into two parcels for sale or donation of one such parcel to the City for the purpose and objective of preserving and maintaining the agricultural use of land within the City or for the purpose and objective of acquiring additional park land.
(4) With regard to any subdivision of five (5) or more lots, no more than 20% of the lots may be reduced up to 10% from the minimum lot area requirements set forth in the applicable section of the Zoning Code, provided that the average lot area of the lots in the subdivision shall be equal to or greater than the minimum lot area prescribed in the applicable section of the Zoning Code.
Sec. 38-7. BUILDING PERMITS—
Building permit shall only be issued for lots-of-record, as defined in the Lake Forest Zoning Code, which have been developed and improved in accordance with any and/or all of the following, as applicable (Code of 1946, Sec. 8-3-27A; Ord. No. 1252, Sec. 1):
(1) Provisions of this Section 38 of the City Code;
(2) Any or all of the public improvements as may be required by the City Surveyor and Engineer, and as are typically set forth in the Subdivision Agreement; and
(3) Covenants appearing on the plat or running with the land.
Sec. 38-8. CHANGES AND AMENDMENTS—
Any amendments to this Chapter shall first be submitted to the Plan Commission for its study and recommendation. (Code of 1946, Sec. 8-3-28)
Sec. 38-9. CHANGING PLAT BOOKS—
Any person requesting action by the City Council which necessitates any change in the City’s plat books and/or the recording of any document in the recorder’s office of Lake County shall pay the cost thereof. (Code of 1946, Sec. 8-4-7)
Sec. 38-10. FEES—
Any person, firm, corporation or agent who shall file an application for subdivision under the terms of this Chapter shall be charged a fee in accordance with the Schedule of Fees established by the City Council in order to defray the approximate cost of such review and recording procedures. All such filing fees shall be paid to the Administrative Officer before any action is taken by the Plan Commission. In addition, inspection fees, in accordance with the Schedule of Fees established by the City Council, shall be charged for all inspections of subdivision improvements made in accordance with the provisions of this Chapter and paid to the City Surveyor and Engineer. (Ord. No. 984, See. 1; Ord. No. 1252, Sec. 1)
Sec. 38-11. PARK CONTRIBUTION—
A park contribution, in an amount established by the City Council, shall be required on a per dwelling unit basis for each dwelling unit to be created by the subdivision and/or development of land. (Ord. No. 92-34, Sec. 1)
Sec. 38-12—38-14. RESERVED.
ART. II PLATS
Sec. 38-15. TENTATIVE PLAT—
Any person, firm or corporation proposing to subdivide land within the corporate limits of The City of Lake Forest and/or proposing to dedicate streets, or other lands for public use, shall first submit to the Plan Commission of The City of Lake Forest among other things a tentative plat in triplicate. Such tentative plat shall meet the following requirements:
(1) Each tentative plat shall be drawn at an acceptable scale, generally one hundred (100) feet to one (1) inch or in the case of small tracts fifty (50) feet to one (1) inch.
(2) The tentative plat shall show the boundaries of the property proposed to be subdivided, section and fractional section lines, existing permanent buildings, water courses; wetlands, woodlands, floodplains, bluffs, ravines, and all other existing features pertinent to proper subdivisions.
(3) All corporate boundary lines within or adjacent to the proposed Subdivision shall be so designated.
(4) The tentative plat shall show compliance with The Lake Forest Zoning Ordinance of 1923, as amended.
(5) The width and name of all existing and proposed roads, streets, avenues, and alleys within one hundred (100) feet of the limits of the property; dimensions of lots and blocks; and building lines shall be shown. Adjoining properties shall be indicated and, if subdivided, the name of the subdivision.
(6) All streets shall be carried to the boundaries of the proposed subdivision unless otherwise approved.
(7) The name of the proposed subdivision and the name and address of the owner, trustee or sponsor, architect, engineer, land planner and/or surveyor, who participated in the preparation of the plat and/or related information shall be shown.
(8) All easements shall be indicated on the tentative plat and copies of all proposed easement agreements shall be furnished as required. (Code of 1946, Sec. 8-3-3)
The following additional information and/or compliance with the following procedures shall be required as a part of the application for subdivisions:
(1) Notice to surrounding property owners.
(2) Submittal of preliminary engineering drawings.
(3) Topographic information.
(4) Tree Location Plan and/or Landscape Plan, as required in Section 42-35 of the City Code.
(5) Disclosure of Interests, as required in Paragraph 38-16, below.
Sec. 38-16. APPLICATION—DISCLOSURE OF INTERESTS.—
All applications shall set forth on their face the following information:
(1) If the applicant is a corporation, the application must be accompanied by a resolution of the corporation authorizing the execution and Submittal of the instant application. In addition, the application shall indicate on its face the names of all directors and corporate officers of the corporation and also the names of all shareholders who own individually or beneficially 5% or more of the outstanding stock of the corporation.
(2) If the applicant is a general partnership, the application shall contain a list of all general partners who have a 5% or greater individual or beneficial interest in the partnership.
(3) If the applicant is a limited partnership, the application shall contain the following information: A list of all the names of general partners and the names of all limited partners having 5% or greater individual or beneficial interest in the partnership.
(4) If the applicant is a land trust or any other trust, the application shall contain the names and addresses of all beneficiaries of the trust to-ether with their respective interests in the trusts. The application shall be further verified by the applicant in his capacity of trustee or by the beneficiary as a beneficial owner of an interest in the trust and the application shall be signed individually by as many beneficiaries as are necessary to constitute greater than 50% ownership of the beneficial interest of the trust. (Ord. No. 1200, Sec. 5; Ord. No. 1252, Sec. 1)
Sec. 38-17. PROCEDURE FOR APPROVAL OF TENTATIVE PLAT—
Upon presentation of any such tentative plat to the Plan Commission, the Commission shall at its next regularly scheduled meeting, where there is room on the agenda and when all required information has been placed on file with the City thirty (30) days prior to the meeting to allow for proper notice and staff review, consider the proposed plat to determine whether said plat conforms to this and other pertinent ordinances of the City and is consistent with the ordinances enacted to implement the Lake Forest Comprehensive Plan of 1978 as it may be amended from time to time, and with the general design and layout of similar areas of the City as required by the City’s Charter. (Ord. No. 1252, Sec. 1)
(1) If the said plat does not conform to the provisions of this or other pertinent ordinances of the City or is not consistent with the ordinance enacted to implement the Lake Forest Comprehensive Plan of 1978 as it may be amended from time to time, or with the general design and layout of similar areas of the City, as required by the City’s Charter, the subdivider shall then make such changes as are specified or required by the Plan Commission or shall withdraw his application. If such changes are made, the Plan Commission shall tentatively approve said plat and shall certify said action by stamping or lettering on said plat the following certificate:
“Tentative approval granted by the Plan Commission of The City of Lake Forest, Lake County, Illinois, this ___ day of __________, A.D. 19__, subject to all conditions of tentative approval as set forth in the Plan Commission’s report and recommendation to the City Council.”
Signed _________________________ Chairman
(2) If the said tentative plat is found to conform to the requirements of this Chapter 38 and other pertinent ordinances of the City, the Plan Commission shall tentatively approve same and certify their action as specified above in Subsection (1). When the tentative plat shall have been approved by the Plan Commission in the manner herein specified, one copy of said plat shall be delivered to the City Council for their consideration and tentative approval. If the City Council tentatively approves the plat, they shall so certify same and if not approved, shall indicate such changes as they deem necessary in order that it may conform to the requirements of this Chapter 38 and other pertinent ordinances of the City, and return same to the Plan Commission for further consideration. Upon tentative approval by the City Council, one copy shall be filed with the Secretary of the Plan Commission, and one copy shall be filed with the City Surveyor and Engineer of The City of Lake Forest. Tentative plat approval shall be valid for twelve (12) months after the date of City Council approval. Upon written request, and with showing of good cause by the subdivider, the City Council may grant not more than one twelve (12) month extension. If the final plat of subdivision and all other required documents and/or plans are not filed in acceptable form with the Secretary to the Plan Commission in accordance with Section 38-18 of this chapter and the conditions of tentative plat approval within twelve (12) months of tentative plat approval or within twenty-four (24) months if a time extension has been granted as provided above, the tentative plat approval shall be void. Any further consideration of the proposed subdivision shall require a new application and another review for tentative approval by both the Plan Commission and the City Council. (Code of 1946, Sec. 8-3-4; Ord. No. 1168., Sec. I, Ord. No. 1252, Sec. 1)
Sec. 38-18. FINAL PLAT OF SUBDIVISION—
After the Plan Commission and the City Council have approved the tentative plat, the subdivider shall prepare and submit to said Plan Commission a final plat of subdivision in recordable form to-ether with the following supporting documents:
(1) Complete plans and specifications, approved by the City Surveyor and Engineer of The City of Lake Forest, providing for the improvements to be made in the subdivision, including sanitary sewers, storm water sewers and drains, water distribution system, pavements’, and all other improvements, proposed or required.
(2) A properly executed Subdivision Agreement, wherein the subdivider and/or owner agrees (subject to approval of the final plat of subdivision by the City Council) to install at his expense the improvements, proposed and required in accordance with the plans and specifications, required in paragraph I above, within the time limit set forth in said agreement.
(3) A properly completed and executed Letter of Credit or other comparable financial guarantee as may be approved by the City Attorney with an expiration date of not less than ninety (90) days after all improvements are to be completed in accordance with the timetable set forth in the Subdivision Agreement, as required in Paragraph (2) above. Said Letter of Credit or other comparable financial guarantee shall be provided in an amount as required by the City Surveyor and Engineer, but in no case shall it be less than one hundred percent (100%) of the Engineer’s estimate of the cost of the improvements, as set forth in the plans and specifications required in Paragraph (1) above, plus the cost of engineering inspections, as set forth in the schedule of fees, as provided in Sections 38-4 and 38-10 of this Chapter. In addition to the Letter of Credit the subdivider shall deposit cash in the amount of twenty percent (20%) of the foregoing estimate, but not exceeding $200,000. Such Letter of Credit, cash or other financial guarantee shall always be maintained in an amount not less than one hundred percent (100%) for the Letter of Credit and twenty percent (20%) for the cash of the estimate aforesaid of any balance due for improvements. The Letter of Credit and cash shall serve as security for the faithful performance by the subdivider of the Subdivision Agreement and all Ordinances of the City, any expenditure, damage or loss incurred by the City, all costs and expenses incurred by the City in connection with any failure of the subdivider to comply. The City Council may grant variances from the provisions of this Ordinance if it finds that such provisions were not intended to apply to a particular subdivision because of its size, shape or nature and extent of the improvements. (Ord. 93-40, Sec. 1)
(4) Evidence satisfactory to the Plan Commission, showing that all taxes and past due installments on special assessments due on the property to be subdivided have been paid.
(5) Evidence satisfactory to the Plan Commission, showing that all other conditions and requirements of tentative approval have been met. (Code of 1946, Sec. 8-3-6; Ord. No. 1252, Sec. 1)
Sec. 38-19. FINAL PLAT REQUIREMENTS—
The final plat submitted to the Plan Commission shall be substantially in accordance with the approved tentative plat and shall be drawn on linen or mylar to a scale of not more than one hundred (100) feet to one (1) inch. Two blue prints of the final plat shall accompany the same. The final plat shall be in compliance with the requirements of the Illinois Revised Statutes, Chapter 109 (Plat Act), and in addition shall contain the following information:
(1) The name of the proposed subdivision.
(2) The date of preparation and a suitable north sign.
(3) A correct survey and legal description by a registered Illinois land surveyor, of the property proposed to be subdivided.
(4) The location, dimensions and names of all streets, alleys, and all other lands to be dedicated for public use; and the locations, dimensions and names of all abutting or intersecting roads streets and/or alleys.
(5) All street names shall be approved by the Plan Commission.
(6) All lot lines; lots and blocks, numbered or lettered; building lines and easements.
(7) All necessary dimensions both linear and angular. Linear dimensions shall be showri in feet and decimal parts of a foot. Complete curve data shall be shown for all curves forming street or property line boundaries.
(8) Provision shall be made for direct connection with existing streets in adjoining properties or subdivisions.
(9) A statement of dedication properly conveying all lands dedicated for public streets, alleys, public schools, parks, or any other public use, and a certificate of title certifying the ownership of all such lands to be so dedicated.
(10) All proper certificates, seals, and signatures as required by law.
(11) All street right-of-ways shall be sixty-six (66) feet wide and all cul-de-sac right-of-ways shall have a diameter of one hundred (100) feet or more unless otherwise required or approved by the Plan Commission. (Code of 1946, Sec. 8-3-7, Ord. No. 566, Sec. 1; Ord. No. 1252, Sec. 1)
Sec. 38-20. APPROVAL OF FINAL PLAT BY PLAN COMMISSION—
When the Plan Commission has approved the final plat, the following certificate shall be stamped or lettered upon said plat, and signed by the Chairman of the Plan Commission:
“Approved by the Plan Commission of The City of Lake Forest, Lake County, Illinois, this __ day of ________________, A.D. 19__.”
(Code of 1946, Sec. 8-3-21)
Sec. 38-21. TRANSMITTAL—
After final approval, the Plan Commission shall transmit the approved final plat to the City Council, along with a report and recommendation, containing all Such information concerning said plat as the Commission may deem essential. It shall be the responsibility of the petitioner to provide all necessary and required information to the City so that the proposed subdivision may be forwarded to the City Council for final approval within a reasonable period of time, in no case shall it exceed one (1) year following Plan Commission final approval. If the petitioner does not take such action, then the City Council may rescind all previous approvals of the proposed subdivision. (Ord. No. 92-34. Sec. 1)
Sec. 38-22. APPROVAL OF FINAL PLAT BY THE CITY COUNCIL—
When the City Council is satisfied with the final plat and with the improvements, conditions, and documents pertaining thereto, the City Council shall, by motion, approve said plat and authorize and direct the Mayor to sign the following certificate of approval and acceptance, which shall be lettered upon said plat:
“Approved and accepted by the Mayor and City Council of The City of Lake Forest, Lake County, Illinois, this __ day of __________________, A.D. 19__.
Said approval shall be attested by the City Clerk and sealed with the corporate seal of The City of Lake Forest. (Code of 1946, Sec. 8-3-24)
Sec. 38-23. ENFORCEMENT—
No plat of any subdivision of land within the corporate limits of The City of Lake Forest shall be recorded in the Recorder’s Office of Lake County, Illinois, or have any validity until it shall have been approved as herein described. (Code of 1946, Sec. 8-3-25)
Sec. 38-24. RECORDING—
After the final plat has been recorded, it shall be returned to the City Surveyor and Engineer of The City of Lake Forest and shall be kept on file by said City Surveyor and Engineer for the use and benefit of the City. (Code of 1946, Sec. 83-26)
Sec. 38-25—38-30. RESERVED.
ART. III IMPROVEMENT STANDARDS
Sec. 38-31. RESPONSIBILITY FOR IMPROVEMENTS—
The subdivider shall be responsible for the installation of all improvements required under this Article. The cost of all necessary surveys, specifications, detailed drawings and construction inspection also shall be the subdivider’s responsibility. (Code of 1946, Sec. 8-3-8; Ord. No. 1252, Sec. 1)
Sec. 38-32. PLANS AND SPECIFICATIONS—
The subdivider shall submit to the City Surveyor and Engineer for approval, detailed plans and specifications, suitable for competitive bidding, prepared by a Registered Engineer of the State of Illinois, for all required improvements. The design criteria, material specifications, installation procedures and testing shall be in accordance with this Article and the Lake Forest Engineering, and Construction Standards, as amended, on file in the Office of the City Surveyor and Engineer. (Ord. No. 1252, Sec. 1)
Sec. 38-33. SANITARY SEWERS—
A system of public sanitary sewers with necessary manholes and lateral connections for each lot shall be required. Design and size of the sewers shall provide for the ultimate service area as depicted in the Lake Forest Comprehensive Plan. (Code of 1946, Sec. 8-3-12; Ord. No. 1252 Sec. 1)
Sec. 38-34. STREET IMPROVEMENTS—
(1) Residential Public Streets shall be improved with a twenty (20) foot wide pavement with concrete curb and gutter providing a width of twenty-two (22) feet between curbs. The pavement shall consist of 8.5 inches of bituminous base, binder and surface or approved equivalent having a Structural Number as established by the IDOT Design Manual of not less than 2.5.
(2) Collector/Distributor Streets shall be improved with a twenty-six (26) foot width between curbs and the pavement shall consist of approved materials having a structural number of not less than 3.0.
(3) Phase I Street Improvements shall consist of deferring certain elements the public street standards for later installation. The Plan Commission may recommend Phase I improvements where public street construction is required where one side of the street remains undeveloped. The Plan Commission may also recommend Phase I improvements where lot frontages average 200 feet or more in length, and extremely low traffic volume are expected.
Phase I Improvements shall be designed and constructed as completed, permanent improvements. The pavement shall be eighteen (18) feet in width and shall be constructed of approved materials having a structural number of not less than 2.1.
(4) Private Roads shall be improved with an eighteen (18) foot wide pavement consisting of seven (7) inches of bituminous base and surface or approved equivalents having a structural number of not less than 2.0. The Plan Commission may recommend reductions in pavement widths where unique conditions exist and where no more than two lots are served. (Code of 1946, See. 8-3-10; Ord. No. 1252, Sec. 1)
Sec. 38-35. STORM SEWERS AND DRAINAGE—
See Chapter 31, Article IV (Planning- -Watershed Development) of City Code. (Ord. No. 92-34, Sec. 1).
Sec. 38-36. WATER DISTRIBUTION—
A complete water distribution system shall be installed to serve all of the lots in the proposed subdivision. The mains shall be ductile cast iron and shall be a minimum of six (6) inch diameter or of a larger size as may be required for feeder mains. The system shall include gate valves at all junction points and at intervals of approximately 600 feet between junction points and shall include fire hydrants at intervals of 600 feet or less. (Code of 1946, See. 8-3-11; Ord. No. 1252, Sec. 1)
Sec. 38-37. SIDEWALKS—
A five (5) foot wide concrete walk shall be installed on at least one side of all streets, within the subdivision. The Plan Commission may recommend waiving this requirement for short, low density, cul-de-sac streets, or where there are no connecting sidewalks or plans for said connecting sidewalks on through streets. (Code of 1946, Sec. 8-3-14; Ord. No. 1252, Sec. 1)
Sec. 38-38. STREET LIGHTS—
A system of street lights on all public streets within the subdivision shall be required to provide a Lake Forest standard street light at all intersections, cul-de-sacs, and at intervals of not more than 400 feet. (Code of 1946, Sec. 8-3-14A; Ord. No. 654, Sec. 1; Ord. No. 1252, Sec. 1)
Sec. 38-39. PARKWAY TREES AND LANDSCAPING—
Street trees shall be installed in all subdivisions in accordance with the requirements of Chapter 42, Article III, of the Lake Forest City Code. Parkways shall be graded and seeded to provide a turf crop. (Code of 1946, Sec. 83-16; Ord. No. 654, Sec. 1; Ord. No. 1143, Sec. 1, Ord. No. 1252, Sec. 1)
Sec. 38-40. STREET NAME SIGNS AND TRAFFIC SIGNS—
The City of Lake Forest shall install all required name and traffic signs. The cost of such installation shall be the subdivider’sresponsibility. (Code of 1946, Sec. 8-3-15, Ord. No. 1252, Sec. 1)
Sec. 38-41. PERIMETER STREET IMPROVEMENTS—
Where existing perimeter streets are deficient in any of the requirements of this section., the Plan Commission may recommend that thesubdivider install any or all of the deficiencies or to place on deposit with the City, a sum of money equal to one-half of the total cost of the required improvements, as determined by the City Engineer, for the total frontage of the proposed subdivision. (Ord. No. 1252, Sec. 1)
Secs. 38-42—38-50. RESERVED
ART. IV DESIGN STANDARDS
Sec. 38-51. DESIGN STANDARDS—
The following standards shall be considered in reviewing all site and building plans. These standards are intended to provide a frame of reference for the applicant in the development of subdivision plats and site and building plans as well as to provide a method of review for the City. The standards are intended to encourage the development of subdivisions that are compatible with the unique character, natural features, spaciousness, ambiance of existing development of Lake Forest.
(1) LOT LINES—The lot lines shall be drawn whenever possible along naturally definable boundaries, through buffer areas, and through natural features, so as to provide buildable areas that will be spaced and separated from such natural elements and so as to preserve and utilize said natural elements to the best aesthetic effect in the design of the subdivision. The lot lines, however, will be generally straight and not irregular, to provide generally geometrically shaped lots and not irregular or odd-shaped lots, in conformance with Paragraph 53.1 of the Lake Forest Zoning Code.
(2) STREET LAYOUT—The streets shall he carved wherever possible to provide a gentle curvilinear street pattern. The streets shall be located wherever possible to preserve the natural elements of the site, as well as those of surrounding properties. Further, the number of new intersections with existing and/or proposed major or secondary arterials and/or collector/distributor streets shall be kept to a minimum.
(3) TOPOGRAPHY—The topography shall be preserved wherever possible in its natural state by minimizing grade changes and the like.
(4) PRESERVATION OF LANDSCAPE—The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, so that the resulting development will be in keeping with the general appearance of neighboring developed areas and will not adversely affect the ecology of the area.
(5) RELATION OF PROPOSED BUILDING TO ENVIRONMENT AND EXISTING DEVELOPMENT—Proposed structures shall be related harmoniously to the terrain and to existing structures that have visual relationship to the proposed structures. Development shall be in harmony with the prevailing development of Lake Forest, the existing development of the area, and the Comprehensive Plan.
(6) UTILITY SERVICES—Electric and telephone lines shall be underground. Any utility installations remaining above ground shall be located so as to have harmonious relation to neighboring properties and the site. The proposed method of sanitary sewage disposal for all buildings shall be indicated.
(7) NOISE ABATEMENT—On property located along expressways, major arterial streets, railroads and other non-residential land uses, noise abatement berms or equivalent natural materials of sufficient size and/or quantities to provide the desired noise abatement shall be located on the property adjacent to said expressways and the like.
(8) FLOODPLAINS—All floodplain land shall be preserved in its natural state or as farmland and no subdivision in the floodplain shall be permitted except that a portion of a lot may be located in the floodplain provided that the portion of the lot outside the floodplain is equal to at least 50% of the minimum lot area required by the applicable zoning classification.
(9) PARKS AND OPEN SPACE—At the discretion of the City Council, where appropriate to maintain and/or preserve open space, a portion of the property, not to exceed ten percent (10%), may be required to be allocated for parks and/or open space and deeded either to The City of Lake Forest, the Lake Forest Open Lands Association, or other preservation organizations, as designated by the City Council.
(10) LOT DESIGN
(a) All lots shall be designed so as to:
1) Contain tableland equaling not less than 70% of the minimum lot area required by the applicable zoning classification.
2) Contain buildable area of not less than 70% of that obtained on a rectangular lot in the same zoning classification which has both minimum width and minimum gross land area tabulated as follows:
MINIMUM BUILDABLE AREA
(b) All lots shall have a minimum lot width at the street right-of-way of not less than 50% of the minimum lot width required in the applicable zoning classification provided, however, that for each five feet (5′) of lot width reduction below the minimum required width, the setback for all required sideyards shall be increased by one foot (F). (Ord. No. 1252, Sec. 1)