§ 10-3-14. Preliminary mass grading.
A.
Project Approval. Except as otherwise provided in this Code, no person shall commence or perform any grading, stripping, excavating, or filling of land without having first obtained Preliminary Plan and mass grading approval from the Village Board. Only after Village Board approval, the submission of a mass grading guarantee, and having all erosion control in place will any work be allowed to commence.
B.
Submissions. Each request for mass grading approval shall be accompanied by the following information:
1.
A vicinity map in sufficient detail to enable easy location in the field of the mass grading is sought, including the boundary line and approximate acreage of the site, existing zoning, a legend and a scale.
2.
A development plan of the site showing:
a.
Existing topography of the site and adjacent land within approximately 100 feet of the boundaries, drawn at one-foot contour intervals and clearly portraying the terrain and drainage patterns of the area.
b.
The location of existing buildings, structures, utilities, water bodies, floodplains, drainage facilities, vegetative cover, paved areas and other significant natural or man-made features on the site and adjacent land within approximately 100 feet of the boundary.
c.
A general description of the predominant soil types on the site, their location, and their limitations for the proposed use.
d.
Proposed use of the site, including present development and planned utilization; areas of excavation, grading, and filling; proposed contours, finished grades, and street profiles; provisions for storm drainage, including the control of accelerated runoff, with a drainage area map and computations; kinds and locations of utilities; and areas and acreages proposed to be paved, covered, sodded or seeded, vegetatively stabilized, or left undisturbed.
e.
Where berms/embankments are used, berm/embankment side slopes no steeper than 2:1 (horizontal vs. vertical) when planted with trees, shrubs, or non-turf groundcover, or 3:1 (horizontal vs. vertical) or less when planted with turf. Natural contours should be followed as closely as possible; square, rectangular or linear berms shall be avoided. Areas of steep slopes that are potentially difficult to maintain shall be avoided.
3.
An erosion and sedimentation control plan showing:
a.
All erosion and sedimentation control measures necessary to meet the objectives of this Section throughout all phases of construction, and permanently after completion of development of the site.
b.
Seeding mixtures and rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, and kind and quantity of mulching for both temporary and permanent vegetative control measures.
c.
Provisions for maintenance of control facilities, including easements and estimates of the cost of maintenance.
d.
Identification of the person(s) or entity which will have legal responsibility for maintenance of erosion control structures and measures after development is completed.
4.
The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas, and the sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking areas, and establishment of permanent vegetative cover. These submissions shall be prepared in accordance with the standards and requirements contained in "Procedures and Standards for Urban Soil Erosion and Sedimentation Control" adopted by the North Cook County Soil and Water Conservation District (or Kane-DuPage Soil and Water Conservation District, where appropriate), which standards and requirements are hereby incorporated into this Section by reference. The Director of Engineering may waive specific requirements for the content of submissions upon finding that the information submitted is sufficient to show that the work will comply with the objectives and principles of this Section.
5.
A tree preservation plan consistent with the requirements of this Code specified in Articles 4 and 6, as approved by the Village Board at the time of preliminary approval. All tree protection measures must be in place prior to allowing mass grading to commence.
C.
Retention of plans. Plans, specifications and reports for all site developments shall be retained in original form or on microfilm by the Director of Engineering.
D.
Submissions. Each application for a site development permit shall be accompanied by the following information:
1.
A vicinity map in sufficient detail to enable easy location in the field of the site for which the permit is sought, including the boundary line and approximate acreage of the site, existing zoning, a legend and a scale.
2.
A development plan of the site showing:
a.
Existing topography of the site and adjacent land within approximately 100 feet of the boundaries, drawn at no greater than two-foot contour intervals and clearly portraying the conformation and drainage pattern of the area.
b.
The location of existing buildings, structures, utilities, water bodies, floodplains, drainage facilities, vegetative cover, paved areas and other significant natural or man-made features on the site and adjacent land within approximately 100 feet of the boundary.
c.
A general description of the predominant soil types on the site, their location, and their limitations for the proposed use.
d.
Proposed use of the site, including present development and planned utilization; areas of excavation, grading, and filling; proposed contours, finished grades, and street profiles; provisions for storm drainage, including the control of accelerated runoff, with a drainage area map and computations; kinds and locations of utilities; and areas and acreages proposed to be paved, covered, sodded or seeded, vegetatively stabilized, or left undisturbed.
e.
Where berms/embankments are used, berm/embankment side slopes no steeper than 2:1 (horizontal vs. vertical) when planted with trees, shrubs, or non-turf groundcover, or 3:1 (horizontal vs. vertical) or less when planted with turf. Natural contours should be followed as closely as possible; square, rectangular or linear berms shall be avoided. Areas of steep slopes that are potentially difficult to maintain shall be avoided.
3.
An erosion and sedimentation control plan showing:
a.
All erosion and sedimentation control measures necessary to meet the objectives of this Section throughout all phases of construction, and permanently after completion of development of the site.
b.
Seeding mixtures and rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, and kind and quantity of mulching for both temporary and permanent vegetative control measures.
c.
Provisions for maintenance of control facilities, including easements and estimates of the cost of maintenance.
d.
Identification of the person(s) or entity which will have legal responsibility for maintenance of erosion control structures and measures after development is completed.
4.
The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas, and the sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking areas, and establishment of permanent vegetative cover. These submissions shall be prepared in accordance with the standards and requirements contained in "Procedures and Standards for Urban Soil Erosion and Sedimentation Control" adopted by the North Cook County Soil and Water Conservation District (or Kane-DuPage Soil and Water Conservation District, where appropriate), which standards and requirements are hereby incorporated into this Section by reference. The Director of Engineering may waive specific requirements for the content of submissions upon finding that the information submitted is sufficient to show that the work will comply with the objectives and principles of this Section.
5.
A tree preservation plan consistent with the requirements of this Code specified in Articles 4 and 6, as approved by the Village Board at the time of preliminary approval. All tree protection measures must be in place prior to issuance of a mass grading permit.
E.
Review and Approval. Each application for a site development permit shall be reviewed and acted upon according to the following procedures:
1.
The Director of Engineering will review each application for a site development permit to determine its conformance with the provisions of this Section. The Director of Engineering may also refer any application to the North Cook County Soil and Water Conservation District and/or any other local government or public agency within whose jurisdiction the site is located for review and comment. Within 30 days after receiving an application, the Director of Engineering shall in writing, (1) approve the permit application if it is found to be in conformance with the provisions of this Section, and issue the permit; (2) approve the permit application subject to such reasonable conditions as may be necessary to secure substantially the objectives of this Section, and issue the permit subject to these conditions; or (3) disapprove the permit application, indicating the deficiencies and the procedure for submitting a revised application and/or submission.
2.
A site development permit shall only be issued if:
a.
The development has received preliminary approval, or
b.
Such permit is accompanied by, or combined with a valid building permit issued by the Code Enforcement Division, or
c.
The proposed earth moving is coordinated with any overall development program previously approved by the Village Board for the area in which the site is situated.
F.
Appeal. The developer shall have a right to appeal a stop order issued by the Village Manager to the President and Village Board within five days of the issuance of such order by filing written notice to the Village Manager on forms provided by the Village. Upon receiving notice of Appeal, the Village Manager shall meet with the developer in advance of the Village Board meeting with the purpose of arriving at an agreed statement of facts and issues which shall be submitted to the Village Board in advance of the hearing on Appeal. The hearing shall be conducted by the President and Village Board in accordance with its rules and procedures which accord the developer "due process" of law.
(Ord. No. 4360-2013, § 1(Exh. A), 3-18-13)