An application for approval of a preliminary plat for any subdivision
shall be filed with the Village Director of Community Development
on a form provided by the Village, and shall include, without limitation,
the following:
(A)
Filing fees.
(2)
In addition to those fees required pursuant to Section 16-3-1(A)(1) of this Code, the applicant may be required to reimburse, or to establish an escrow to allow for the reimbursement of, the Village for all additional costs incurred in the review of the application, including, without limitation, any cost to publish or mail legal notices or to employ the services of planners, engineers, attorneys, or other persons not regularly on the Village payroll for the purposes of reviewing the plat in question, and may also include, without limitation, the following items of direct and indirect expense: legal publication; recording secretarial services; court reporter; document preparation and review; professional and technical consultant service; legal review, consultation, and advice; copy reproduction; document recordation; staff review; and inspection fees.
(3)
The owner of the property that is the subject of any plat and, if different, the developer, shall be jointly and severally liable for the payment of all fees required to be paid pursuant to this Section 16-3-1(A). By filing a plat pursuant to the provisions of this Chapter 16, the owner shall be deemed to have agreed to pay such fees and to consent to the filing and foreclosure of a lien on the property to ensure collection of any such fees, plus the costs of collection, which have not been paid within 30 days following the mailing by the Village of a written demand for such payment to the owner or developer at the address shown on the application. Any lien filed pursuant to this Section 16-3-1(A)(3) may be foreclosed in the manner provided by statute for mortgages or mechanics' liens.
(4)
No plat shall be considered complete unless and until all fees pursuant to this Section 16-3-1(A) have been paid. Every approval granted and every permit issued pursuant to any provision of this Chapter 16 or any other provision of this Code with respect to the property which is the subject of the plat, whether or not expressly so conditioned, shall be deemed to be conditioned upon payment of fees as required by this Section 16-3-1(A).
(5)
The failure to fully pay any fee pursuant to this Section 16-3-1(A) when due shall be grounds for refusing to review or process a plat and for disapproving any such plat for, or denying or revoking any permit or approval sought or issued with respect to, the property which is the subject of the plat.
(B)
Applicant and owner information. Names and addresses of the applicant
and of all owners of record of the property, of all beneficial owners
of any land trust or other real parties in interest;
(C)
Copies of other required applications. Copies of all required applications
to other agencies and government units having jurisdiction over the
subdivision; and
(D)
Title policy. A copy of the current title policy, and an executed
affidavit of title for the period of time from the effective date
of the title policy to the date of application for subdivision.
Every preliminary plat of subdivision shall include, or be accompanied
by, the following information:
(A)
Sixteen copies of the proposed plat, not exceeding 24 inches by 36
inches in size, and one copy of the plat in an electronic format approved
by the Village Director of Community Development;
(B)
A stated and graphically depicted scale of not less than one inch
equals 100 feet nor more than one inch equals 20 feet;
(C)
Preliminary engineering plans for any proposed public improvements;
(D)
The location of existing streets, alleys, and other public rights-of-way,
sewers, water mains, culverts, gas, electric, telephone facilities,
and all other existing man-made improvements within the tract with
indication of the dimensions, pipe sizes, grades, manholes, and exact
location of such improvements;
(E)
The location of existing wells, septic fields, and similar facilities;
(F)
The layout of proposed streets, street widths (in feet), street names,
crosswalks, and easements;
(G)
The location of all proposed utilities necessary to serve the proposed
subdivision and the layout of all easements to serve the utilities,
which easements shall: (1) be not less than 15 feet centered on side
lot lines and 20 feet centered on rear lot lines, and shall be dedicated
across lots where required; and (2) be platted to achieve continuity
within the subdivision and, where possible, with easements on property
abutting the subdivision. All wires, cables, pipes, conduit, and similar
improvements shall be shown as installed underground, and all service
equipment and improvements shall be shown as installed along rear
lot lines to the fullest extent practicable;
(H)
All information required by the Village's Stormwater and Grading
Ordinances;
(I)
A tree survey, drawn on a scale of not less than one inch equals
10 feet, indicating the location, species, and condition of all trees
with a dbh of six inches or larger that may be impacted by construction
activity associated with the proposed subdivision;
(J)
A proposed name of the subdivision;
(K)
The location of the property by township, section, town, and range,
or by other legal description;
(L)
The description and location of all existing survey monuments erected
in the subdivision;
(M)
The boundary line of the proposed subdivision indicated by solid
heavy line, and the total approximate acreage encompassed thereby;
(N)
The existing zoning of the proposed subdivision and of abutting tracts,
in zoned areas;
(O)
The identity of parcels of land intended to be dedicated or temporarily
reserved for public use or set aside for use of property owners in
the subdivision, including, without limitation, school sites, parks,
recreational areas, and public building sites;
(P)
The layout, numbers, area (in square feet), and dimensions (in feet)
of lots;
(Q)
Minimum building setback lines, showing dimensions;
(R)
A topographical survey of the property and of all property within
50 feet of the proposed subdivision, excluding public rights-of-way,
with minimum one-foot contour intervals and showing the location and
dimensions of all proposed structures;
(S)
Minimum lot areas, widths, and depths proposed for all lots and the
minimum standards required by the Zoning Ordinance or other applicable
zoning regulations;
(T)
For the property and all properties within 500 feet (including rights-of-way)
in every direction from the property, the following information: boundary
lines, existing streets or roads and the names thereof, widths of
road pavements and other dedications, existing easements and the nature
thereof, section and half section lines, existing sewer and water
facilities, existing permanent buildings, and existing drainage structures
and courses;
(U)
A wetlands delineation report, if the property contains wetlands;
(V)
For subdivisions in residential areas one acre or greater in area,
and for subdivisions in business or manufacturing areas two acres
or greater in area, the boundaries of the property shall be clearly
delineated on an aerial photograph which depicts the site, all property
within 1,000 feet (including rights-of-way) of the boundaries of the
property, and all public rights-of-way within and adjacent to the
property, which aerial photograph shall be produced at a scale of
not less than one inch equals 100 feet. For adjacent properties, the
aerial photograph shall indicate existing rear, front, and side yard
setbacks; and
(W)
Such other information relating to the proposed subdivision as the
Village Director of Community Development, the Plan Commission, or
the Board of Trustees may reasonably require at any time as a result
of special, unusual, unanticipated, or extraordinary conditions or
circumstances relating to such subdivision in order to promote the
effective analysis or review of the proposed subdivision.
An application for approval of a final plat of subdivision shall be filed with the Village Director of Community Development on a form provided by the Village, shall have the form and content provided in Section 16-3-4 of this Code, and shall include, without limitation, the following:
(A)
A copy of the approved preliminary plat, if applicable;
(B)
Payment of the fees and escrow deposits required from time to time by the Village, including, without limitation, all fees required in accordance with Section 16-3-1(A) of this Code;
(C)
Names and addresses of the applicant and of all owners of record
of the property, of all beneficial owners of any land trust or other
real parties in interest;
(D)
Copies of all required applications to other agencies and government
units having jurisdiction over the subdivision;
(E)
A copy of the current title policy, and an executed affidavit of
title for the period of time from the effective date of the title
policy to the date of application for subdivision; and
(F)
The final engineering plans for any proposed public improvements.
Every final plat of subdivision shall include, or be accompanied
by, the following information:
(A)
One copy of the plat on Mylar and 16 paper prints, not exceeding
24 inches by 36 inches in size, and one copy of the plat in an electronic
format approved by the Village Director of Community Development;
(B)
A stated and graphically depicted scale of not less than one inch
equals 100 feet nor more than one inch equals 20 feet;
(C)
The name of the subdivision and the date of preparation of the final
plat;
(D)
The location of the property by township, section, town, and range,
or by other legal description;
(E)
The North point;
(F)
The boundary of the plat, based on an accurate traverse, with angular
and linear dimensions;
(G)
The exact locations, widths, and names of all streets within and
adjacent to the property, which street names shall have prior approval
of the Fire Marshal and the postmaster, and the exact location and
widths of all crosswalks;
(H)
True angles and distances to the nearest established street lines
or official monuments (not fewer than three), all of which shall be
accurately located and described in the plat;
(I)
Municipal, township, county, or section lines accurately tied to
the lines of the subdivision by distances and angles;
(J)
Radii, internal angles, points and curvature, tangent bearings, and
lengths of all arcs;
(K)
All easements for rights-of-way provided for public services or utilities
showing the written review of such company regarding the terms of
each such easement, and delineation of every overland drainage/path
with appropriate reservation of areas to contain the same. All easements
granted for private use shall designate the beneficiaries of such
use and the nature thereof;
(L)
Statements granting necessary easements to the Village and to appropriate utility companies for rights-of-way and for public service or utilities, in accordance with Section 16-5-7 of this Code;
(M)
All lot numbers and lines, with accurate dimensions in feet and hundredths;
(N)
Accurate outlines and legal descriptions of all areas to be dedicated
or reserved for public use, with the purpose indicated thereon, and
of every area to be reserved by deed covenant for common uses of all
property owners. When the tract or tracts dedicated or reserved for
public use are not within the corporate limits of the Village, the
certificate of dedication shall provide that the future official act
of annexation of such tract or tracts to the Village shall constitute
a transfer of title to the Village for such public use;
(O)
Minimum building setback lines accurately shown with dimensions;
(P)
Protective covenants, if necessary, in a form acceptable to the Village Director of Community Development and in accordance with Section 16-1-5 of this Code;
(Q)
Certification by a registered surveyor to the effect that the plat
represents a survey made by the surveyor that the monuments and markers
shown thereon exist as located, and that all dimensional and geodetic
details are correct, all in a form provided by the Village;
(R)
Notarized certification, by all property owners, and by any mortgage
holder on record, of the adoption of the plat and the dedication of
streets and other public areas, in a form provided by the Village;
(S)
Signature blocks and certifications, in forms provided by the Village,
for the following persons:
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Village President;
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Village Engineer;
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Plan Commission Chairperson;
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County Clerk;
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County Highway Department, if necessary;
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Illinois Department of Transportation, if necessary; and
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Drainage design engineer, if necessary;
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(T)
Authorization from the surveyor who prepared the plat to have the
Village Director of Community Development record the plat;
(U)
A wetlands delineation report, if the property contains wetlands;
(V)
A detailed landscaping plan, if required by the Village pursuant to Section 16-5-4 of this Code;
(W)
For subdivisions in residential areas one acre or greater in area,
and for subdivisions in business or manufacturing areas two acres
or greater in area, the boundaries of the property shall be clearly
delineated on an aerial photograph which depicts the property, all
property within 1,000 feet (including rights-of-way) of the boundaries
of the property, and all public rights-of-way within and adjacent
to the property, which aerial photograph shall be produced at a scale
of not less than one inch equals 100 feet. For adjacent properties,
the aerial photograph shall indicate existing rear, front, and side
yard setbacks; and
(X)
Such other information relating to the proposed subdivision as the
Village Director of Community Development, the Plan Commission, or
the Board of Trustees may reasonably require at any time as a result
of special, unusual, unanticipated, or extraordinary conditions or
circumstances relating to such subdivision in order to promote the
effective analysis or review of the proposed subdivision.
(A)
Vacation as part of subdivision. Whenever an application for approval of a plat of subdivision filed in accordance with this Chapter 16 contemplates the vacation of a public easement or public right-of-way, the vacation shall be depicted on, and shall be reviewed and considered concurrent with, the plat of subdivision.
The Village Director of Community Development may modify or waive any requirement established in this Article 3 applicable to an application for a preliminary or final plat of subdivision, if the Director, in the exercise of his or her reasonable discretion, determines that: (a) such waiver is appropriate in light of all of the circumstances affecting the application; (b) compliance with the requirement being waived is inappropriate, unnecessary, or unduly burdensome; (c) such waiver will not have a detrimental impact on neighboring properties and on the Plan Commission's ability to adequately review the application for the subdivision; and (d) such waiver will not be contrary to this Chapter 16.
