Village of Thornton, IL Plat Procedures and Requirements

[1983 Code]

Procedure. Before the division of any tract or parcel of land within the definition of subdivision, an owner or subdivider shall:

Prepare a preliminary sketch of the proposed subdivision for use in discussion and consultation with the Village President, Village Engineer and Village Attorney. The purpose of this meeting with Village administrative officials shall be to determine general conformity with all related Village ordinances.

Prepare a preliminary plan in such detail as set forth in Chapter 12-4 of this Title and file 12 copies of said plan with the Village at the office of the Village President. The Village President shall refer nine copies of the preliminary plan to the Plan Commission for its examination and review. The Plan Commission shall schedule a meeting with the owner or subdivider within 30 days of the filing date of the preliminary plan and shall render a decision regarding the acceptability of the plan within 60 days of said filing date. The Board of Trustees shall review any matter in dispute on the preliminary plan and submit a formal recommendation for settlement thereof to the Plan Commission. One copy of the preliminary plan as approved by the Plan Commission shall be forwarded to the Village President. All surplus copies of the preliminary plan, as originally submitted, shall be revised in accordance with the plan approved by the Plan Commission and forwarded, together with formal notification of such approval, to the owner or subdivider.

Upon filing of the preliminary plan as set forth in Subsection A2 of this section, the owner or subdivider shall pay the required filing fee. Proposed subdivisions containing the following number of lots shall pay according to the following fee schedule:

Number of Lots	Fee
0 through 25	$90
26 through 50	$90, plus $2 for each lot in excess of 25
51 through 100	$140, plus $1.75 for each lot in excess of 50
101 through 200	$227.50, plus $1.50 for each lot in excess of 100
Over 200	$377.50, plus $1.25 for each lot in excess of 200

There shall be no refund of any portion of the filing fee.

Where less than the entire land area shown in the preliminary plan is to be engineered and developed initially, the recordation of the final plat of the first unit of such development shall automatically extend the approval of the unrecorded balance of the preliminary plan for a period of 18 months. The Board of Trustees upon request by the subdivider and with the recommendation of the Plan Commission, may further extend such approval for a period not to exceed 12 additional months.

Contents.

Identification and Descriptions. A preliminary plan shall show the following identification and descriptions:

Proposed name of subdivision (not duplicating name of any plat previously recorded in Thornton or Cook County).

Location by section, town and range, or by other legal description.

Names and addresses of owner or subdivider having control of tract; name and seal of registered engineer or surveyor who prepared topographic survey, if required; and, designer of plan.

Graphic (engineering) scale not smaller than one inch to 100 feet.

North point (designated as true north).

Date of preparation and all revisions.

Existing Conditions: A preliminary plan shall show the following conditions:

Boundary line of proposed subdivision clearly indicated.

Total approximate acreage therein.

Existing zoning districts.

Location, widths and names of all existing or previously platted streets or other rights of way showing type of improvement, if any, railroad utility rights of way, parks and other public open spaces, permanent buildings and structures, easements and section and corporate lines within the tract and to a distance of 100 feet beyond the tract.

Location and size of existing sewers, water mains, culverts or other underground facilities within the tract and to a distance of 100 feet beyond the tract; also, indicating such data as grades, invert elevations and locations of catch basins, manholes and hydrants.

Location map, drawn at a scale of not less than one inch equals 1,000 feet, showing boundary lines of adjoining unsubdivided or subdivided land within an area bounded by nearest arterial streets or other natural boundaries, identifying type of use and ownership of surrounding land, and showing alignments of existing streets.

Topographical and soil survey data as may be required by the Plan Commission prior to approval of the preliminary plan. If deemed necessary, the Plan Commission may require data on existing and proposed contours at vertical intervals of not more than two feet; data on extreme topographical conditions at vertical intervals of not more than five feet; soil survey data at specific locations and depths; and, detailed information on water sources, marshes, rock outcrops and similar significant features. All topographical datum shall refer to the United States Department of the Interior Geological Survey.

Location of or reference to existing monuments or survey markers used in the preparation of the survey with the grade elevation of each.

Subdivision Design Features. A preliminary plat shall show the following design features:

Layout of streets showing right-of-way widths and street names (not duplicating any name of any street previously used in the Village or its environs, unless such street is an extension of or in line with an already named street, in which case that name shall be used) and showing proposed through streets extended to boundaries of subdivision.

Location and width of alleys, pedestrian ways, and utility and drainage easements.

Indication of the proposed stormwater runoff.

Layout, number and typical dimensions of lots to the nearest foot, and proposed land use for each lot, parcel or tract.

Minimum front and side street building setback lines indicating dimensions.

Areas intended to be dedicated or reserved for public use, indicating in each the approximate area in acres.

Source of domestic water supply and type of sewage disposal; location of sites for community domestic water plant; and/or community sewage treatment plant, if required.

Protective Covenants. An outline of the proposed protective covenants shall accompany the preliminary plan.

Approval.

Changes Recommended. The Plan Commission may recommend or may require such changes or revisions as are deemed necessary in the interest and needs of the community.

Tentative Approval. The approval of a preliminary plan by the Plan Commission is tentative only, involving merely the general acceptability of the layout as submitted.

Soil Survey. The owner or subdivider shall cause such soil survey data as is deemed necessary by the Plan Commission or as required by Village standards for public improvement to be prepared by a registered engineer. Four copies of such data shall be submitted to the Village Engineer following approval of the preliminary plan and prior to the filing of a final plat. Based upon such survey reports, the Village Engineer shall require an increase or authorize a reduction of Village standards related to soil conditions.

Improvements.

Following approval of the preliminary plan and prior to the filing of the final plat of the proposed subdivision, the owner or subdivider shall cause detailed plans, specifications and cost estimates to be prepared for all required public improvements. The Plan Commission may require one or more of the following improvements depending upon the nature and scope of the proposed subdivision:

Water supply and distribution

Stormwater drainage facilities

Sanitary sewer facilities

Gas, telephone and electric utility services (plans only)

Street lighting and street signs

Street, alley, off-street parking areas, sidewalk grading, gradients, widths and surfacing lock and lot grading plan (if deemed necessary by the Plan Commission)

Four copies of such plans, specifications and cost estimates shall be submitted to the Village Engineer. The Village Engineer and other public officials having jurisdiction shall then review said data and approve or make recommendations for revision to the Plan Commission within five days of the date upon which the final plat was filed.

Drainage. No land shall be approved for subdivision which is subject to periodic flooding. However, if the subdivider agrees to make improvements which will, in the opinion of the Village Engineer, make the area completely safe for residential occupancy; provide adequate drainage; or, conform to the flood plain area provisions of this Code, the preliminary plan for subdivisions may be approved.

§ 12-3-2 Final plat.

[1983 Code]

Submission, Procedure.

Within six months of the date upon which the preliminary plan was approved by the Plan Commission, or a period of time not to exceed 12 months as may be granted by the Board of Trustees, the owner or subdivider shall submit to the Village President, the original inked linen drawing, plus 10 contact prints, of the final plat of the proposed subdivision. Said drawing and prints shall contain all required certifications as set forth in Subsection B of this section. All signatures must be affixed using black ink for the purpose of better reproduction. The final plat shall retain the overall characteristics of the preliminary plan.

The Village President shall refer nine copies of the contact prints to the Plan Commission for examination and review and one contact print to the Village Engineer. The Village Engineer and other public officials having jurisdiction shall review said plat and report approval or recommend revision to the Plan Commission within five days of the filing date. The Plan Commission shall not approve the final plat prior to receipt of said report from the Village Engineer. In the event of a special problem, the Plan Commission shall notify the owner or subdivider as to the time and place of the Plan Commission meeting at which such problem will be discussed.

The Plan Commission shall render a decision regarding the final plat within 45 days of the date on which said plat was submitted. One copy of the final plat and engineering plans, specifications and estimates as approved shall be forwarded with the Plan Commission's report to the Village President.

Upon receipt of the Plan Commission's report on the final plat, the Village President shall, within 30 days, refer the final plat to the Board of Trustees for approval.

Following the final approval by the Board of Trustees, the Village President shall officially notify the owner or subdivider. The Village President shall cause the final plat to be recorded in the exact form as approved with the Cook County Recorder of Deeds within 30 days of the date of approval by the Board of Trustees. Approval of the final plat by the Plan Commission and the Board of Trustees shall be null and void if the plat is not acceptable for recording in the office of the Cook County Recorder of Deeds.

Where less than the entire land area shown in the final plat is to be filed for record, each unit recordation shall automatically extend the approval of the unrecorded balance of the final plat for a period of 18 months. The Board of Trustees, upon request by the subdivider, may further extend such approval for a period not to exceed 12 additional months.

Delineation of Information. All information including signatures shown on the final plat shall be delineated accurately with waterproof black India ink on heavy transparent linen tracing cloth, or equal, in a manner that clear and legible contact prints or photostatic copies can be made. The final plat shall be a minimum size of 18 inches by 24 inches in size. All pertinent information shown on the preliminary plan, except contour lines, shall be delineated on the final plat with additional delineation as follows:

Accurate angular and lineal dimensions for all lines, angles, and curvatures, with functions used to describe all boundaries, including perimeter survey of tract, streets, alleys, easements, areas to be reserved for public use and other important features. Error of closure of boundary line surveys shall not exceed one in 10,000 (one foot for each 10,000 feet of perimeter survey). Lot lines to show dimensions in feet and hundredths, and when an angle occurs in any lot line between lot corners, the measurement of the angle shall be shown in degrees, minutes and seconds.

An identification system for all lots and blocks.

True angles and distances to the nearest established street lines and official monuments (not less than 3), which shall be accurately described in the plat by location, size and elevation.

Municipal, township, county or section lines, accurately tied to the lines of the subdivision by distances and angles.

Accurate location of all monuments. Permanent monuments, constructed of portland cement concrete, four inches by six inches by 24 inches, or approved equal, with iron pipe case in center shall be installed by the subdivider at each corner or angle on the outside boundary of the subdivision; and pipes 3/4 inch diameter or steel rods 1/2 inch diameter by 18 inch length shall be installed by the subdivider at corners of each lot and block and at the beginning and end of street curbs. All United States, state, county, Village or other official bench marks, monuments or triangulation stations in or adjacent to the property shall be preserved in precise position.

Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use or for the exclusive use of property owners within the subdivision, with the purposes indicated thereon.

Certificates Required. The following certificates shall be attached to the final plat:

Survey Certification.

State of Illinois	)
	)ss
County of Cook	)
I, ____________________, do hereby certify that I have surveyed the property described in the above caption and that I have subdivided the same into blocks and lots as shown on the hereon drawn plat. This plat correctly represents said survey and subdivision in detail. Monuments shown are in place as located. All lot corners area marked with ____________________. Dimensions are in feet and decimal parts thereof correct to 62° F. temperature.
Dated this _____ day of _____, 20_____.
_____
Illinois Registered Land Surveyor No. __________.
_____(Seal)

Certificate of Ownership:

State of Illinois	)
	)ss
County of Cook	)
We _____ and _____, his wife, do hereby certify that we are the owners of the property described in the above caption and that as such owners, we have caused the same above property to be surveyed and subdivided as shown on the hereon drawn plat, as our own free and voluntary act and deed.
_____(Seal)
_____(Seal)
State of Illinois	)
	)ss
County of Cook	)
I, ____________________, a Notary Public in and for said county and state, do hereby certify that ____________________ and ____________________, his wife, personally known to me to be the same persons whose names are subscribed to the above certificate, appeared before me this day in person and acknowledged that they signed the above certificate as their own free and voluntary act and deed for the uses and purposes therein set forth.
Given under my hand and notarial seal, this _____ day of _____ A.D., 20_____.
_____(Seal)

Certificate for Property Under Trusteeship:

The undersigned as trustee under the provisions of a deed or deeds in trust duly recorded and delivered to said trustee in pursuance of a trust agreement dated __________ and known as Trust No. __________ as owner caused this subdivision and plat thereon to be made.

By
Attest
State of Illinois	)
	)ss
County of Cook	)
I, ____________________, a Notary Public in and for said county and state, do hereby certify that ____________________ of the ____________________ and ____________________ of said ____________________, who are personally known to me to be the same persons whose names are subscribed to the foregoing instrument as such ____________________ respectively, appeared before me this day in person and acknowledged that they signed and delivered the said instrument as their free and voluntary act as the free and voluntary act of said trustee for the uses and purposes therein set forth and the said ____________________ did also then and there acknowledge that he as custodian of the corporate seal of said trustee did affix the said seal of the said trustee to said instrument as his free and voluntary act and as the free and voluntary act of said trustee for the uses and purposes therein set forth.
Given under my hand and notarial seal this _____ day of _____ A.D., 20_____.
Notary Public	(Seal)

County Clerk Certification:

County Clerk will provide text with stamp. Allow space four inches by four inches.

Village Clerk Certification:

I hereby certify that there are no delinquent special assessments or unpaid special assessments on the above described property.
Date	Village Clerk
(Seal)

Conveyance Certification.

I hereby certify that proper and satisfactory conveyances of good title to the Village have been executed and filed with the Village Clerk applying to rights of way for streets, alleys and easements and for reservations applying to lands for parks, playgrounds and for other public use.
Date	Village Attorney

Engineering Approval.

This plat has been checked for conformance to Village standards and requirements and working drawings and specifications for public improvements have been prepared in conformance with Village standards and requirements.
Date	Village Engineer

Guarantee of Improvements.

This is to certify that provisions have been made in accordance with the Village subdivision regulations for guarantee of performance in construction of the public land improvements.
Date	Village Engineer
This is to certify that public land improvements are complete and that construction inspection records show them to be in accordance with Village standards and requirements.
Date	Village Engineer

Plan Commission Approval.

Approved by the Thornton Plan Commission in accordance with the Village of Thornton subdivision regulations.
By: Chairman	Date

10.

Board of Trustees' Approval.

Approved by action of the Board of Trustees of the Village of Thornton in accordance with the Village subdivision regulations at a meeting held on the _____ day of _____ A.D., 20_____.

President

Attest:

Clerk

(Seal)

Guarantee Agreements Required.

Guarantee of Completion. The final plat shall be accompanied by an agreement signed by the owner or subdivider and the Village, approved by the Village Attorney, setting forth that plans and specifications for the required public improvements are complete and have been approved by the Village Engineer and that a performance bond has been placed with the Village Clerk in the amount of 110% of the total estimated cost as approved by the Village Engineer to guarantee completion of all required public improvements. The performance bond herein referred to may be in any one or combination of the following forms:

A commercial surety company bond approved by the Village and conditioned upon the installation of all required public improvements within two years of the date of final plat approval. The period of such surety may be extended as required to guarantee the completion of required public improvements upon mutual agreement of the subdivider, the surety company and the Village;

The placement of cash in a trust account with the Village from which contract payments shall be made upon request by the subdivider and formal acceptance of the public improvement or improvements by the Board of Trustees. Any unused balance of such cash trust shall be returned to the subdivider upon completion and acceptance of all required public improvements;

The placement of acceptable governmental securities, payable to bearer and properly endorsed to the Village of Thornton;

The establishment of an escrow account with an acceptable financial institution. Payment of contract obligations shall be made from the escrow account only upon request by the subdivider and formal acceptance of the public improvement or improvements by the Board of Trustees;

The placement of a letter of credit from an acceptable financial institution which guarantees the subdivider's credit in the amount required for the period required to satisfactorily install all required public improvements, and further, certification of an initial, separate and distinct subdivision account established by the subdivider in an amount equal to 110% of the cost of all underground improvements. Contract payments shall be made from such subdivision account only upon request by the subdivider and formal acceptance of the public improvement or improvements by the Board of Trustees. The subdivision account established by the subdivider shall, at no time during its authorized existence, have a current and available balance of less than 10% of the total estimated cost of all required public improvements; or

The owner or subdivider may elect, upon specific permission of the Board of Trustees to complete one or more improvements prior to recordation of the final plat. When such option is selected, recordation of the final plat shall be contingent upon certification by the Village Engineer that the improvement or improvements have been completed in accordance with previously approved engineering plans and Village standards and that all inspection reports applicable thereto are favorable. No performance surety or bond shall be required with the use of this method of providing required public improvements, except as such may be required by combination with performance options as specified hereinabove.

Damage and Nuisance Guarantee.

The agreement regarding guarantee of completion of public improvements, to be executed by the owner or subdivider and the Village President prior to the recordation of a final plat of subdivision, shall also provide for the repair of damages and the abatement of nuisances with respect to existing and subsequently installed landscaping, streets, sidewalks, curbs and gutters, parkways, water and sanitary sewerage facilities, culverts, catch basins and/or storm sewers. The damage and nuisance guarantee herein referred to shall be in the total or prorated amount of $1,000,00 per platted block and may be provided by:

(1)

Specific agreement by the owner or subdivider to place cash with the Village in the amount required upon commencement of building construction along each public street within each platted block of the subdivision; or

(2)

Inclusion, in specific terms, of the amount required with surety options Subsections D1a, b and c of this section which guarantee the completion of public improvements.

The damage and nuisance surety herein referred to shall be for the repair of damages and the abatement of nuisances created by the subdivision regardless of the basis on which the surety amount was computed. The unused portion of such surety shall be returned by full block or proration basis as originally computed only upon completion of all building construction therein.

§ 12-3-3 Record of plats.

[1983 Code]

No plat of subdivision shall be recorded with the Cook County Recorder of Deeds, or have any validity, until such shall have been approved in the manner prescribed in this chapter.

Originals of all plats after the same have been submitted and approved as provided in this chapter shall be filed and kept by the Village Clerk among the records of the Village.