[Ord. No. 336 Art. 5(1), 12-14-1999]
A.
Prior
to the filing of the preliminary plat, the subdivider shall contact
the Village Board of Trustees and/or its designee to determine:
[Ord. No. 336 Art. 5(2), 12-14-1999]
A.
After
reaching the preliminary conclusions regarding the requirements for
the proposed subdivision, the subdivider shall submit a preliminary
plat together with any supplementary information necessary to the
Village Clerk.
1.
Submission of a preliminary plat.
a.
Filing fee. A filing fee, as set forth in the schedule
of fees, shall accompany the filing of each preliminary plat. The
preliminary plat shall not be accepted for filing until the filing
fee has been paid by the subdivider.
b.
Number of copies. The subdivider shall submit three
(3) copies of the preliminary plat and of a vicinity map (if not on
the preliminary plat) as required by the Planning and Zoning Board
showing the location of the proposed subdivision. These plats shall
be filed with the Village Clerk at least thirty (30) days prior to
a regular meeting of the Planning and Zoning Board at which the preliminary
plat is to be considered.
c.
The subdivider shall submit a certificate proving ownership of the
entire tract to be platted.
d.
Preliminary plats shall contain:
(1)
The proposed name of the subdivision. The name shall not duplicate
or too closely resemble the name or names of an existing subdivision.
(2)
The location of the boundary lines of the subdivision and reference
to the section of quarter section lines.
(3)
The names and addresses of the developer, owner and the engineer
or land surveyor who prepared the plat.
(4)
The legal description of the proposed subdivision complete with
section, township, range, principal meridian, County and acreage.
(5)
Scale of the plat, one (1) inch equals two hundred (200) inches
or larger.
(6)
Date of preparation and north arrow and graphic scale.
(7)
Existing conditions:
(a)
Location, width and name of plated streets or other public ways,
railroads and utility rights-of-way, parks and other public open spaces,
and permanent buildings within or adjacent to the proposed subdivision.
(b)
All existing sewers, water mains, gas mains, culverts or other
underground installations within or adjacent to the proposed subdivision
with pipe size and manholes, grades and location.
(c)
Names of adjacent subdivisions together with arrangement of
streets and lots and owners of adjacent parcels of unsubdivided land.
(d)
Location of watercourses, bridges, wooded areas, lakes, ravines
and such other features as may be pertinent to the subdivision.
(e)
Current zoning classification and proposed use of the area being
platted.
(8)
The general arrangements of lots and their approximate size.
(9)
Location and width of proposed streets, alleys and pedestrian
ways and easements to accommodate drainage.
(10)
The general plan of sewage disposal, water supply and drainage.
(11)
Location and size of proposed parks, playgrounds, churches,
school sites or other special uses of land to be considered for reservation
or dedication for public use.
(12)
Gross acreage of the subdivision; acreage dedicated to streets
and other public uses; total number of buildable lots; maximum, minimum
and average lot sizes.
(13)
If a subdivision is to be developed in stages, a proposed sequence
of development shall be clearly indicated.
(14)
Topographic data required as a basis for the preliminary plat
and in accordance with this Article shall include existing conditions
as follows, except when otherwise specified by the Planning Board:
(a)
Boundary lines including bearings and distances;
(b)
Easements including location, width and purpose;
(c)
Streets on and adjacent to the tract including names, right-of-way
widths, locations, the type, width and elevation of surfacing, any
legally established centerline elevations and walks, curbs and gutters;
(d)
Utilities on and adjacent to the tract including location, size
and inverse elevation of sanitary storm sewers, location and size
of water mains, location of gas lines, fire hydrants, electric and
telephone poles and street lights and, if water mains and sewers are
not on or adjacent to the tract, the direction, distance to and size
of the nearest ones shall be indicated showing invert elevation of
sewers;
(e)
Ground elevations on the tract, based on a datum plane approved
by the Village Council, shall include, for land that slopes less than
approximately two percent (2%), spot elevations at all breaks in grade,
along all drainage channels or swales and at selected points not more
than one hundred (100) feet apart in all directions shall be shown
and for land that slopes more than approximately two percent (2%),
either the contours with an interval of not more than five (5) feet
if ground slopes are regular and such information is sufficient for
planning purposes or the contours with an interval of not more than
two (2) feet if necessary because of irregular land or need for more
detailed data for preparing plans and construction drawings shall
be shown;
(f)
Subsurface conditions on the tract, if required by the Planning
Board, shall include the location and results of tests made to ascertain
subsurface soil, rock and ground water conditions, the depth to ground
water unless test pits are dry at a depth of five (5) feet and the
location and results of soil percolation tests in individual sewage
disposal systems are proposed;
(g)
Other conditions on the tract including watercourses, marshes,
rock outcrop, wooded areas, isolated preservable trees one (1) foot
or more in diameter, houses, barns, shacks and other significant features;
(h)
Other conditions on adjacent land including the approximate
direction and gradient of ground slope showing any embankments or
retaining walls, the character and location of buildings, railroads,
power lines, towers and other nearby non-residential land uses of
adverse influence, the owners of adjacent unplatted land and, for
adjacent platted land, the subdivision plat shall be referred to by
name showing the date of record and record number and showing approximate
percent built up, typical lot size and dwelling type;
(i)
Proposed public improvements including highway or other major
improvements planned by public authorities for future construction
on or near the tract;
(j)
Key plan showing location of the tract;
(k)
Title and certificates including the present tract designation
according to official records of the office of the appropriate Recorder,
the title under which the proposed subdivision is to be recorded with
names and addresses of owners, a notation stating acreage, scale,
north arrow datum, bench marks and certification of the registered
civil engineer or surveyor and the date of survey.
2.
Preliminary plat action. Within sixty (60) days,
unless the subdivider shall waive or consent to an extension of the
sixty (60) day period, after the submission of a preliminary plat,
the Planning and Zoning Board shall approve or disapprove the preliminary
plat. If such determination is not made within the sixty (60) day
period, such preliminary plat shall be deemed to have been approved.
Action by the Planning and Zoning Board shall be conveyed to the subdivider
in writing within ten (10) days after the meeting at which time the
plat was considered. If the preliminary plat has been disapproved,
the notice shall specifically state the ways in which the preliminary
plat fails to conform with these regulations. The approval of the
preliminary plat does not constitute an acceptance of the subdivision
but is deemed to be an authorization to proceed with the preparation
of the final plat.
3.
Effective date. The approval of the preliminary
plat shall be effective for one (1) year, except that prior to this
application date the Planning and Zoning Board may, at the request
of the property owner, grant an extension to the validity of the preliminary
plat for up to six (6) months. If a final plat has not been submitted,
approved and filed within such one (1) year period or within an extension
period, a preliminary plat must be resubmitted to the Planning and
Zoning Board before a final plat is submitted.
[Ord. No. 336 Art. 5(3), 12-14-1999]
A.
Submission.
1.
After approval of the preliminary plat, the subdivider may submit
a final plat.
2.
The original shall be on mylar, tracing cloth or similar material
and four (4) copies shall be submitted to the Village Clerk at least
ten (10) days prior to the Planning and Zoning Board public meeting.
In addition, two (2) copies reduced to an eleven (11) inch by seventeen
(17) inch format shall also be submitted for inclusion in the Village
plat book.
3.
The names and signatures of the owner or owners of the property,
duty acknowledged and notarized, shall appear on the original copies
submitted.
4.
The final plat, prepared for recording purposes, shall be drawn at
a scale of at least one (1) inch equals two hundred (200) inches or
larger. The size of the sheet on which such final plat is prepared
shall be thirty-six (36) inches by twenty-four (24) inches. Where
the proposed plat is of unusual size, the final plat shall be submitted
on two (2) or more sheets of the same dimensions. If two (2) or more
sheets are required, an index map of the same dimensions shall be
filed showing the entire development at a smaller scale.
B.
Information. The final plat shall show and contain the following
information:
1.
Name of subdivision, not to duplicate or too closely resemble the
name of any existing subdivision.
2.
Location of section, township, range, County and State, including
the descriptive boundaries of the subdivision based on an accurate
traverse, giving angular and linear dimensions which must be mathematically
correct. The allowable error of closing on any portion of the plat
shall be one (1) foot in five thousand (5,000).
3.
The location of existing monuments or bench marks shall be shown
and described on the final plat. Location of such monuments shall
be shown in reference to existing official monuments or the nearest
established street lines, including the true angels and distances
to such reference points or monuments.
4.
The location of lots, blocks, alleys, street and highway rights-of-way,
parks and other features with accurate dimensions in feet and decimals
of feet with the length of radii on all curves and other information
necessary to reproduce the plat on the ground.
5.
Lots shall be numbered clearly. Blocks shall be numbered or lettered
clearly in the center of the block.
6.
The exact locations, widths and names of all streets and alleys to
be dedicated.
7.
Boundary lines and description of the boundary lines of any area
other than streets and alleys which are to be dedicated or reserved
for public use.
8.
The minimum area and associated minimum elevation for the building
on each lot planned as a building site when requested by the Planning
and Zoning Board.
9.
Building setback lines along all streets with dimensions.
10.
Name, signature and seal of the registered land surveyor conducting
the survey and preparing the plat.
11.
Scale of the plat (one (1) inch equals one hundred (100) inches or
larger), date of preparation and north point.
12.
Statement dedicating all easements, streets, alleys and all other
public areas not previously dedicated.
13.
The following acknowledgments, which may be combined where appropriate:
a.
A certificate signed and acknowledged by all parties having any record,
title or interest in the land subdivided and consented to the preparation
and recording of said subdivision map.
b.
A certificate, signed and acknowledged as above, dedicating or reserving
all parcels of land shown on the final plat and intended for any public
or private use, including easements, and those parcels which are intended
for the exclusive use of the lot owners of the subdivision, their
licensees, visitors, tenants and servants.
c.
A certificate signed by the registered land surveyor responsible
for the survey and final map. The signature of the said surveyor shall
be accompanied by his/her seal.
d.
A certificate signed and acknowledged by the Village Clerk and the
County Collector that all taxes and special assessments due and payable
have been paid.
14.
A copy of any restrictive covenants applicable to the subdivision
shall be submitted with the final plat.
15.
Final construction plans conforming to the requirements of these
regulations shall be submitted with the final plat for all roadways,
grading, sanitary sewerage system, storm drainage facilities, water
distribution system and other pertinent site development improvements.
Five (5) sets of said construction plans shall be submitted with the
final plat for approval. No development construction work shall be
undertaken on the site; no lots in the proposed subdivision shall
be sold; and no building permits shall be issued until the completed
final construction plans have been submitted to and approved by the
Village.
16.
Other information pertaining to the proposed development as may be
determined necessary from time to time by the Planning Board or its
designee to facilitate Village review of the final plat and subdivision
development.
[Ord. No. 336 Art. 5(4), 12-14-1999]
A.
Within
sixty (60) days, unless the subdivider shall have consented to an
extension or waiver of the sixty (60) day period, after the submission
of a final plat, the Planning and Zoning Board shall approve or disapprove
the final plat. The action of the Planning and Zoning Board shall
be conveyed to the subdivider in writing within ten (10) days of the
meeting of the Planning and Zoning Board at which the plat was considered.
If the final plat has been disapproved, the notice shall state the
ways in which the final plat fails to conform with these regulations.
B.
In
case of approval, the Chairman of the Planning and Zoning Board shall
date and endorse the original final plat. A final plat that has been
approved by the Planning and Zoning Board shall be submitted to the
Governing Body for acceptance of the dedication of streets and other
public ways, service and utility easements and any land dedicated
for public use. The Governing Body shall approve or disapprove the
dedication of land for public purposes within thirty (30) days of
receipt of the approved final plat.
C.
Performance
guarantees shall be set and received by the Governing Body before
the final plat may be acted upon or filed with the Recorder of Deeds.
[Ord. No. 336 Art. 5(5), 12-14-1999]
The original of any final plat shall be filed with the Recorder
of Deeds only after approval by the Planning and Zoning Board and
acceptance of dedications or easements by the Governing Body, execution
of an agreement regarding public improvements and approval of engineering
drawings as required by these regulations and posting of required
performance guarantees.
[Ord. No. 336 Art. 5(6), 12-14-1999]
Nothing in these regulations shall be construed to prohibit
the concurrent submission of preliminary and final plats, so long
as they contain all the information that would be required by these
regulations if such preliminary and final plats were submitted separately.
