Before preparing a proposed plat for an area, the owner, developer,
or their representatives should have an informal pre-application meeting
with the Plan Commission and/or the Village Engineer to determine
applicable ordinance regulations and standards which must be complied
with and whether an area general plan will be required. After the
pre-application meeting(s), the subdivider should then prepare an
area general plan as needed and a preliminary plat. As defined in this
chapter, the preliminary plat must contain a substantial amount of
data, and will thus be incomplete and cannot be considered as filed
until all required data are submitted. The preliminary plat is received
with filing fees by the Village Clerk's office, which, in turn, will
forward the same to the Plan Commission for its review. Following
its review (as well as comments from other appropriate agencies when
required), the Plan Commission forwards its recommendation(s) to the
Village Board, which then either approves, disapproves, or approves
with modifications the preliminary plat.
Every preliminary plat shall be prepared by an Illinois registered
land surveyor at any scale from one inch equals 20 feet through one
inch equals 100 feet, provided the resultant drawing does not exceed
36 inches square. The applicant shall provide 11-inch-by-17-inch reduced-size
copies for Village Board review. Each preliminary plat shall indicate
on its face the following information:
A. A small key map showing the relation of the proposed subdivision
to section or U.S. Survey lines and to platted subdivisions and dedicated
roads within 300 feet of the proposed subdivision;
B. Names and addresses of the owner, subdivider (if not the owner),
and registered professional engineer;
C. Proposed name of the subdivision;
D. Zoning district classification of the tract to be subdivided, and
of the adjacent land;
E. North arrow, graphic scale, and date of map;
F. The gross and net acreage area of the proposed subdivision, the acreage
of streets, and of any areas reserved for the common use of the property
owners within the subdivision and/or for public use;
G. All lot lines adjacent to and abutting the subdivision;
H. Tract boundary lines showing dimensions, bearings, angles, and references
to known land lines;
I. Topography of the tract to be subdivided as indicated by two-foot
contour data for land having slopes of 0% to 4%, five-foot contour
data for land having slopes between 4% and 12%, and ten-foot contour
data for land having slopes of 12% or more;
J. Any proposed alteration, adjustment or change in the elevation or
topography of any area;
K. Locations of such features as bodies of water, ponding areas, natural
drainageways, railroads, cemeteries, bridges, parks, schools, etc.;
L. Streets and rights-of-way on and adjoining the site of the proposed
subdivision; showing the names and including street right-of-way and
paving widths; approximate gradients; types and widths of pavement,
curbs, sidewalks, crosswalks, planting strips and other pertinent
data, including classification of all existing or proposed streets
as to function as collector, major, minor or county road;
M. A copy of the results of any tests made to ascertain subsurface rock
and soil conditions and the water table;
N. Locations, widths, and purposes of all existing and proposed easements;
O. A copy of the description of all proposed deed restrictions and covenants;
P. Location and size of existing and proposed sanitary and storm sewers;
Q. Locations and types and approximate sizes of all other existing and
proposed utilities;
R. Building setback or front yard lines and dimensions;
S. Locations, dimensions, and areas of all parcels to be reserved or
dedicated for schools, parks/playgrounds, and other public purposes;
T. Locations, dimensions, and areas of all proposed or existing lots
within the subdivision;
V. Delineated boundaries of any wetland;
W. Delineated boundaries of any Federal Emergency Management Agency
identified floodplain, floodway or flood-prone areas.
Preliminary plat approval shall confer the following rights
and privileges upon the subdivider:
A. That the preliminary plat will remain in effect for a one-year period
from the day the Village Board approves the same. The applicant may,
during this period, submit all or part or parts of said preliminary
plat for final approval. In the event that the subdivision is being
developed in stages, the applicant may, by written mutual agreement
with the Village Board, have final approval of the last part of the
plat delayed for a period not to exceed five years from the date of
the preliminary plat approval. Any part of a subdivision which is
being developed in stages shall contain a tract of land at least one
block in area or five gross acres.
B. That the general terms and conditions under which the preliminary
plat approval was granted will not be changed for final approval.
C. The applicant may also proceed with any detailed improvement plans
required for all facilities or utilities intended to be provided.
Actual construction of such facilities and improvements may commence
prior to final plat approval if the detailed improvement plans have
been recommended by the Village Engineer and approved by the Village
Board, provided that such facilities and improvements will be inspected
throughout their construction, and final plat approval will be contingent
in part upon acceptable compliance to Village improvement and facilities
standards. If the applicant does not submit the improvement plans
prior to the submission of the final plat, then he shall submit the
improvement plans to the Village Clerk's office at the time that the
final plat is submitted.