The following information describing the existing conditions and the proposed development shall be provided at the time of the preliminary consultation:
A. 
Data on existing covenants; land characteristics, such as natural drainage, swamp areas, wooded areas and ridges; available soil survey report of the area; available community facilities and utilities; information describing the subdivision proposal, such as the number of residential lots, typical lot width and depth; business areas, school sites, playgrounds, park and other public areas; tree planting, proposed protective covenants; proposed utilities and street improvements; and proposed facilities for maintenance of public areas other than streets.
B. 
A map or freehand sketch of the general location, showing the relationship of the proposed subdivision to existing community facilities which serve or influence it; include the proposed subdivision name and location, title, scale, North arrow and date; other features such as main traffic arteries and public transportation lines; parks and playgrounds; principal places of employment; other community features such as railroad stations, airports, hospitals and churches.
C. 
A sketch plan showing in simple sketch form the proposed layout of streets, lots, and other features in relation to existing conditions in Subsection A above. The sketch plan may be a freehand pencil sketch made directly on a print of the topographic survey, but in any case, topography should be indicated with a contour interval not greater than 20 feet.
[Amended 3-11-1997 by Ord. No. 97-03-222[1]]
A. 
The preliminary plat shall be drawn with waterproof, nonfading black ink, or legibly drawn with pencil on tracing cloth or equal material of good quality, at a scale of not less than 100 feet to one inch, except that a subdivision of 200 acres or more may be drawn at a scale of 200 feet to one inch, and shall show correctly on its face:
(1) 
Date, scale, and North arrow.
(2) 
The proposed subdivision name, which shall not duplicate the name of any plat previously recorded in Stephenson County.
(3) 
The name and address of the owner, subdivider, and engineer or surveyor preparing the plat.
(4) 
Location of the subdivision by government lot, section, township, range and county.
(5) 
A small-scale drawing of the section or government subdivision of the section in which the subdivision lies, with the location of the subdivision indicated thereon.
(6) 
The exact length and bearing of the exterior boundaries of the subdivision with reference to a United States Land Survey corner. (Distances shall be to 1/100 of one foot and angles shall be to 1/2 minute. If considered necessary, the Plat Officer may require the surveyor to submit his calculations and a photocopy of field notes.)
(7) 
Location and names of adjacent subdivisions and the owners of adjoining parcels of unsubdivided land.
(8) 
Zoning on and contiguous to the subdivision.
(9) 
Location, widths, type of construction, and names of all existing and platted streets, alleys, or other public ways and easements, railroad and utility rights-of-way, parks, cemeteries, watercourses, drainage ditches, swamps, low areas subject to flooding, permanent buildings, bridges, and other pertinent data as determined by the Plat Officer on the land to be subdivided, and within 300 feet of the proposed subdivision, or property owned or controlled by the subdivider and anticipated to be used for future development.
(10) 
The water elevation of adjoining lakes or streams at the date of survey, and the approximate high and low water elevations of such lakes or streams. All elevations shall be referred to USGS datum.
(11) 
If the subdivision borders a lake or stream, the distances and bearings of a meander line established not less than 20 feet back from the ordinary highway mark of the lake or stream.
(12) 
Layout, width, and approximate grades and typical cross-sections of all new streets and rights-of-way, such as alleys, highways, easements for sewers, water mains, drainageways, and other public utilities.
(13) 
Direction, size of, and distance to nearest water, sanitary, and storm sewer mains.
(14) 
Dimensions and areas of lots.
(15) 
Building lines, providing a setback so no building is closer to the right-of-way of an existing or proposed public highway than 1/2 the width of said highway. The setback building line on marginal access roads shall be 1/2 the total width of the main highway plus the marginal access road.
(16) 
Approximate radii of all curves and length of tangents.
(17) 
Approximate location and area of property proposed to be dedicated for public use, or to be reserved by deed covenant for use of all property owners in the subdivision with the conditions, if any, of such dedication or reservation.
(18) 
Contours at vertical intervals of not more than five feet with reference to USGS datum, or at more frequent intervals when, in the opinion of the Plat Officer, the area requires contours of more frequent intervals.
(19) 
Where the sanitary sewage facilities are proposed to be provided by individual septic systems, soil borings shall be made on the property and a report on those boring prepared by a qualified person. Soil investigations shall be conducted according to 77 Ill. Admin. Code 905.55(a)(1). Persons conducting the soil investigation shall be qualified according to 77 Ill. Admin. Code 905.55(a)(2).
B. 
Construction plans, as required Article VII of this chapter shall be furnished with the preliminary plat when, in the opinion of the Plat Officer, the proper review of the subdivision requires detailed constructions plans. If only a portion of the plan is to be improved and submitted for final plat approval, construction plans and specifications need be prepared for such portion only. However, the entire area of the proposed subdivision, as well as any additional area necessary to proper design of facilities, shall be the basis for design, and so indicated.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
[Amended 6-12-1984 by Ord. No. 84-5; 6-12-1984 by Ord. No. 84-53]
A. 
Upon completion of all improvements, or the posting of cash, negotiable securities, or surety bond as required by this chapter, the subdivider shall submit to the Plat Officer, within 12 months of approval of the preliminary plat, five copies of the final plat. The Plan Commission may waive failure of the subdivider to comply with the submission of the final plat within the 12 months if the delay has been caused by failure to complete the subdivision improvements required to comply with the prerequisite steps prior to filing the final plat, or there is mutual agreement between the subdivider and the Plan Commission to extend this time period.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
B. 
The Plat Officer shall forward two copies of the final plat to the Superintendent of Highways for review. If found satisfactory, he will sign and return one copy of the final plat to the Plat Officer.
C. 
The Plat Officer shall review the final plat to assure conformity (1) with the preliminary plat as approved by the Plan Commission; (2) with the provisions of all pertinent laws, rules, regulations; and particularly (3) with the technical requirements of Article VI of this chapter. If found satisfactory, approval of the final plat shall be noted on the plat by a certificate signed by the Plat Officer. Where the plat has been found not to conform to the above, notice of the reasons for nonconformity shall be given the subdivider by the Plat Officer within 30 days.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
D. 
The subdivider shall have the final plat recorded with the County Recorder of Deeds within 60 days after final approval by the County Board. If not recorded within this time, the approval shall be null and void.
E. 
General requirements. All final plats shall be legibly prepared in the following manner:
(1) 
With waterproof, nonfading, black ink on tracing cloth, or equal material, measuring 20 inches by 36 inches or multiples thereof. When more than one sheet is used for any plat, each sheet shall be numbered consecutively and shall contain a notation giving the total number of sheets in the plat, and showing the relation of that sheet to the other sheets.
(2) 
With a scale of 100 feet to one inch; except where more than one sheet is necessary, a small-scale key drawing of the entire subdivision, showing the portions of the subdivision appearing on respective sheets, shall appear on the first sheet.
F. 
Map and engineering information. The final plat shall show clearly on its face:
(1) 
All monuments erected, corners and other points established in the field in the proper places. The material of which monuments, corners, or other points is made shall be noted at the representation thereof, or by legend.
(2) 
The exact length and bearing or angles of the exterior boundary lines of the lands surveyed and divided, and all blocks, public grounds, streets and alleys, and all lot lines, except that when the lines in any tier of lots are parallel, it shall be sufficient to mark the bearings or angles of the outer lines on one tier thereof. Easements shall be shown by center line and width when lines are parallel to a boundary; otherwise, boundary bearings or angles and distances shall be shown.
(3) 
All blocks and lots numbered, and the numbering, where possible, shall follow the numbering on the preliminary plat.
(4) 
The exact width of all easements, streets and alleys.
(5) 
All lake or stream shore meander lines established by the surveyor in accordance with § 355-16A(10) and (11) of this article, the distances and bearings thereof, and the distance between the point of intersection of such meander lines with lot lines and the ordinary high water mark.
(6) 
A North point properly located thereon.
(7) 
The number of degrees and minutes (to the 1/2 minute) in all exterior boundary and block angles. When such angles are between a curve and its tangent, the angle shown shall be that between the tangent and the main chord of the curve. When between curves of different radii, the angle between the main chords shall be shown.
G. 
Name, location and position. The name of the subdivision shall be shown thereon in prominent letters, and shall not be a duplicate of the name of any subdivision previously recorded in Stephenson County. The following information relating to the position and location of the subdivision shall be shown on the plat:[3]
(1) 
The location of the subdivision by government lot, section, township, range, and county.
(2) 
The exact location of the subdivision indicated by distances and bearings or angles with reference to a corner or corners of a section or half-section.
(3) 
A small drawing of the section or government subdivision of the section in which the subdivision lies, with the location of the subdivision indicated thereon. The drawing shall be oriented on the sheet in the same direction as the main drawing.
(4) 
Abutting state highway lines and streets of adjoining plats shown in their proper location. The width and names of these streets and highways shall also be given.
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. IV).
H. 
Site conditions and topography.
(1) 
All existing buildings.
(2) 
All watercourses, drainage ditches, and other existing features pertinent to proper subdivision.
(3) 
The water elevation of adjoining lakes or streams at the date of the survey, and the approximate high and low water elevations of such lakes or streams. All elevations shall be referred to USGS datum.
I. 
Certificates to accompany plat. To entitle a final plat to be recorded, such certificates as are required by law shall be lettered or printed on the final plat. Appendix II to this chapter contains examples of the various certificates.[4] Applicable certificates may be used as they appear in the Appendix.
[4]
Editor's Note: Appendix II is included at the end of this chapter.