Village of Oakwood, IL
Vermilion County
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Table of Contents
Table of Contents
Subdivision planning, review and approval shall proceed through the following sequential phases:
A. 
Informal discussion phase, pre-application conference;
B. 
Area general plan review and approval phase;
C. 
Preliminary plat review and approval phase;
D. 
Final plat review and approval phase;
E. 
Recording phase.
The purposes and objectives regarding land subdivision can best be understood by considering the various duties and responsibilities associated with land subdividing. The specific duties and responsibilities of the individuals or groups listed below are clearly identified in these regulations.
A. 
Subdivider. The subdivider is responsible for initiating discussions with the Village before thoroughly preparing any subdivision plans or plat in order to become familiar with these regulations and the public policies and objectives applicable to the territory in which the proposed subdivision lies.
B. 
Engineer and surveyor. The engineer and surveyor acting on behalf of the subdivider are responsible for preparing the necessary subdivision plans, surveys and plats and the engineering drawing and specifications as required by these regulations.
C. 
Reviewing authority. The reviewing authority is the Board of Trustees of the Village which is responsible for reviewing the development or subdivision plan or plat, or portions thereof, and approving those that fully meet the provisions and requirements of these regulations.
A. 
If the proposed development or subdivision lies within the corporate limits of the Village, the developer must first satisfy the zoning requirements in "Zoning Ordinance, Village of Oakwood, Illinois," as adopted and as amended, but only if such an ordinance is in force at the time of application of the development.
B. 
If the proposed development or subdivision lies outside the Village limits, but within the jurisdictional area of the Village, then the developer must first satisfy the zoning requirements in "Vermilion County Zoning Ordinance," as adopted and as amended, but only if such an ordinance is in force at the time of application of the development.
A. 
The purpose of the informal discussion phase, insofar as possible, is to guide and assist the subdivider in his or her future decisions with a view to avoiding later difficulties and delays. This is the basic policy stage, during which the subdivider meets informally with the Oakwood Planning Commission. In the course of the discussion, the subdivider should make known his or her tentative plans for subdividing and development, and may exhibit sketch plans and shall be apprised by the Oakwood Planning Commission concerning specific public policies and objectives, which the Commission may have for the area in question. Discussion at this phase shall involve the entire area of ownership and anticipated development.
B. 
Also, it is in this phase that the need for a traffic impact analysis (TIA) will be determined by the Village. If it is determined by the Village Engineer that a traffic impact analysis is required, said document shall be prepared and submitted to staff for review a minimum of 30 days prior to the date the development is scheduled for consideration by the Planning Commission.
C. 
A traffic impact analysis is required to be prepared by the site developer in the following situations:
(1) 
Developments that can be expected to generate more than 100 new peak-hour vehicle trips on the adjacent street per ITE Trip Generation Manual.
(2) 
Developments of less than 100 new peak-hour trips in problem areas, such as high accident locations, congested areas or other areas of critical local traffic-related concern to Village authorities.
(3) 
Any changes that will increase the site traffic generation by more than 15% if more than 100 new peak-hour trips are involved.
(4) 
Any changes that will cause the directional distribution of traffic to change by more than 20%, where site traffic generation is expected to be over 100 peak-hour trips.
(5) 
Any incomplete project for which the original TIA is more than two years old.
(6) 
Situations when the agreement between the developer and the Village requires cost-sharing contributions for major roadway improvements.
(7) 
Any other situation where the Village E ngineer believes it is important to understand the impact of traffic from the new development on its surrounding areas.
D. 
The TIA shall be performed by a professional engineer licensed in Illinois who is pre-qualified for traffic studies by the Illinois Department of Transportation and approved by the Village, and shall include the following information:
(1) 
Introduction.
(2) 
Existing conditions.
(3) 
Proposed site use(s), including buildings, parking, internal circulation patterns and other factors that affect traffic on and adjacent to the site.
(4) 
Site-generated ADT and design hourly traffic volumes at fully built status.
(5) 
Site trip distribution and traffic origin/destination assignments.
(6) 
Existing and projected traffic volumes on the adjacent roadway system (at twenty-year horizon, unless otherwise approved).
(7) 
Traffic accident history on adjacent streets.
(8) 
Capacity analysis, consistent with methods identified in the Transportation Research Board's Highway Capacity Manual, on the adjacent street system, including language, signals, pedestrian movements and other relevant factors. Analysis shall be performed with and without the development traffic. Commercially available software such as Synchro, HCM, Cinema, etc., may be used, only upon approval of the Village Engineer.
(9) 
Traffic improvement recommendations.
(10) 
Signalization warrants, if applicable.
(11) 
Site plan(s).
(12) 
Conclusions and summary of findings, which should address:
(a) 
The adequacy of site access.
(b) 
The impact of the specific development on the surrounding area.
(c) 
The suitability of the on-site circulation and parking.
(d) 
Projected traffic volumes on individual roadway segments.
(e) 
Projections of turn movements at individual intersections or access drives.
(f) 
Consideration given to possible alternatives.
(13) 
The level of detail of Subsection D(1) through (13) depends on the nature of the development, but should be sufficient to:
(a) 
Provide developers with recommendations for site selection, site transportation planning, and anticipated traffic impacts.
(b) 
Provide the Village with information on which to base decisions about permits and approvals.
A. 
Subdivision. A pre-application conference may be requested by all subdividers prior to initial plat applications. Subdividers may contact the chairperson of the Planning Commission to arrange a pre-application conference. Subdividers may submit an area general plan at this stage with material sufficient to identify the tract and establish the relationship of the proposed development with surrounding area.
B. 
Processing. Upon request for a pre-application conference, the chairperson of the Planning Commission shall schedule the pre-application conference at the next regular meeting of the Planning Commission. All materials will be considered as submitted for informal discussion. Discussions will involve the proposals in compliance with these regulations, determination of the scope of the proposed subdivision, an outline of the procedures for the recording of plats and general information exchange. No approvals will result from this conference; however, the Village Planning Commission may make recommendations on the scope of the initial plat application by the subdivider, continuity of the proposed street pattern with existing or proposed street adjacent to the proposed subdivision, and other factors based on peculiarities of the area in which the subdivision is proposed.
C. 
Review. Review of any material submitted by the subdivider during the informal discussion phase shall be made by the Planning Commission. Any sketch plan submitted shall be studied with regard to the best principles of land subdividing and development; to lot sizes, and proportions; to existing and planned land uses; to topography and drainage; to provisions for recreation areas, public open space, schools, parks and other public facilities; to design and location of streets; and to conformity with the continuity of existing street systems, walkways and related matters.
D. 
Inspection. The Planning Commission may make an inspection of the site to determine its relationship to and effect upon major thoroughfares, utility systems, and adjacent land uses (existing and planned) and ascertain the existence of any unusual problems; and shall determine:
(1) 
The conformity of the proposed development to existing zoning regulations, official road maps, and municipal development plans and policies;
(2) 
The effect of the proposed development upon schools, public open spaces, and other nearby community facilities;
(3) 
The need for preparation and review of an area general plan prior to consideration of the preliminary plat.
A. 
An area general plan may be prepared and submitted by the subdivider, for approval by the Planning Commission, prior to the submission of the initial preliminary plat.
(1) 
The Planning Commission shall determine that either of the following conditions exists to warrant a requirement of preparation and submission of an area general plan:
(a) 
The parcel initially proposed for platting constitutes a portion of a larger tract of land owned, or under option to purchase by the subdivider; or
(b) 
The parcel initially proposed for platting constitutes a portion of a larger land area, the development of which will be complicated by unusual problems of drainage, street layout, utility services, land usage, or land ownership pattern.
(2) 
The area general plan shall show property boundaries, existing easements, land characteristics including wetlands, drainage, flood-prone areas as identified on flood-prone area maps of the flood insurance agency, wooded areas and major topographic features, development characteristics, streets, existing buildings, sewer lines, water lines and pipelines. Also to be shown in the area general plan are the proposed layout of streets and blocks; general provisions for proposed sanitary sewage collection, stormwater transportation and stormwater detention; proposed location of commercial areas, and parks or other public areas. The area general plan shall be prepared to a scale of one inch equals 100 feet or larger, and to proper accuracy.
(3) 
The Planning Commission shall review the area general plan at a regular meeting for compliance with these regulations and its consistency with the Oakwood Comprehensive Planning program, as applicable, and applicable municipal development plans, or parts thereof. Planning Commission action shall take the form of approval or denial within 30 days following the complete submittal of the area general plan and such action shall be indicated on the area general plan.
(4) 
The area general plan may serve as the subdivider's official preliminary plat, provided that the area general plan submitted as the official preliminary plat by the subdivider conforms to the requirements as set forth in these regulations. In the event the Planning Commission approves the area general plan as the official preliminary plat, the subdivider may submit the final plat for review and approval as provided in these regulations.
(5) 
A portion of the area general plan may serve as the subdivider's official preliminary plat, provided that this portion is clearly designated and provided that this portion of the area general plan submitted as the official preliminary plat by the subdivider conforms to the requirements as set forth in these regulations for preliminary plats.
(6) 
The approval of the area general plan by the Planning Commission of the Village shall be in effect for a period of at least one year from the approval date, but the approval is subject thereafter to withdrawal by the Village Planning Commission, upon notice to the developer after that date.
B. 
Procedures for submission.
(1) 
Subdivider shall submit:
(a) 
Seven paper copies of the area general plan plus one electronic (.pdf file) copy;
(b) 
A reduction of area general plan or sketch showing information requested as submitted on eight-and-one-half-inch by eleven-inch sheet;
(c) 
Supportive material as required to the chairperson of the Planning Commission at least 14 calendar days prior to the Planning Commission meeting at which the subdivider wishes the area general plan considered.
(2) 
The submittal or resubmittal of an area general plan for a subdivision within the corporate limits or within the jurisdictional area of the Village shall be accompanied by an area general plan filing fee of $500. The check shall be a cashier's check or money order made payable to the Village of Oakwood, Illinois. Credit shall be given from the amount so paid toward any preliminary plat filing fees due from the subdivider for any portion of the area general plan submitted for preliminary plat review if such preliminary plat submission is made within one year of the date of approval of the area general plan.
A. 
Purpose. The purpose of the preliminary plat phase, insofar as possible, is to assist the subdivider and the reviewing authorities in determining whether the proposed subdivision conforms to the standards and requirements of these regulations and the tentatively approved area general plan, and the pertinent standards and regulations of affected municipal departments. the preliminary plat is the document which shall be used for review by the Planning Commission.
B. 
Waiver of requirement. Where any tract of land within the Village limits is to be divided into less than five lots of less than five acres each and no public improvements are required, the Planning Commission may waive the requirements for a preliminary plat. The requirements for a final plat shall continue to be in effect. When the Village Planning Commission does waive the aforesaid requirements for a preliminary plat, no further subdivision of adjacent land owned by the same beneficial interests shall be considered for subdivision within five years without full compliance with the requirements for a preliminary plat.
C. 
Copies required. When a preliminary plat is required, and the zoning requirements have been satisfied, the subdivider shall submit to the chairperson of the Planning Commission eight paper copies and one electronic (.pdf) copy, plus two copies submitted directly to the Village Engineer, of the preliminary plat not less than 14 calendar days prior to the next regular meeting of the Planning Commission.
D. 
Information required. The preliminary plat shall be prepared by an Illinois-registered engineer and an Illinois-registered land surveyor. The preliminary plat is to be approved by the Village Planning Commission and Village Board of Trustees before any subdivision development is started. The following items and information shall be shown on the preliminary plat; all mapped data shall be presented at a scale of one inch to 100 feet or larger:
(1) 
General information:
(a) 
The proposed name of subdivision; land owner's, engineer's and surveyor's names and addresses;
(b) 
The location of the subdivision by Village section for reference (section or quarter section corners shall be indicated), plus the graphic scale, north arrow, and date of preparation.
(c) 
The developer shall submit a typewritten traffic impact analysis (TIA) as outlined in § 242-13C concerning the proposed subdivision to the chairperson of the Planning Commission.
(2) 
Existing conditions:
(a) 
The locations, width, and names of all existing public and/or private streets, railroads, or other public ways and utility rights-of-way within and/or adjacent to the tract to within 200 feet of the boundary of the tract;
(b) 
The locations and size of all existing sanitary sewerage, water mains and appurtenances, storm drainage, known field drainage tile or other known underground facilities within the tract or near the tract, and any such known facilities entering or exiting the tract;
(c) 
The topography, spot elevations at critical points and contours at intervals of not greater than two feet, regardless of grade, related to National Geodetic Vertical Datum of 1988 (mean sea level) of the site and 100 feet beyond the site boundaries and as necessary to adequately depict the existing drainage conditions;
(d) 
The location and identification of all public and quasi-public areas and civil division lines within and/or adjacent to the tract, to within 200 feet of the boundary of the tract;
(e) 
The location and identification of all recorded subdivisions lying adjacent to, or across a public right-of-way from, the tract;
(f) 
The acreage and identification of the drainage basin or basins that lie upstream from the tract of land that is proposed for subdivision.
(g) 
The location and identification of all existing man-made features such as buildings, high-tension towers, public water and sewer lines, pipe lines, excavations, bridges, railroad tracks, culverts and related items within and/or adjacent to the tract, to within 200 feet of the boundary of the tract proposed to be subdivided. The preliminary plat shall note the location of the nearest public sewer and public water lines;
(h) 
The location of existing streams, rivers, drains, lakes, ponds and impoundments within and/or within 200 feet of the tract;
(i) 
The land use and existing zoning of the proposed subdivision and adjacent tracts;
(j) 
Boundary line of proposed subdivision indicated by solid heavy line so designated and the total approximate acreage encompassed thereby;
(k) 
Other items required to properly depict the existing situation.
(3) 
Proposed conditions:
(a) 
Arterial streets (eighty-foot right-of-way) are required on mile section lines and collector (sixty-six-foot right-of-way) are required on one-half mile section lines;
(b) 
The locations, width and names of proposed streets and right-of-way widths including connections to adjoining public and/or private street rights-of-way;
(c) 
The location and width of walkways and easements including connections to adjoining public lands and public and/or private walkways and easements;
(d) 
All lots, including the required setback lines and scaled dimensions of typical lots. All lots contained on the proposed plat must be numbered in consecutive order;
(e) 
The location and acreage of any proposed public and/or quasi-public land within the tract;
(f) 
The plan of any proposed watercourses or impoundments including stream relocations, showing normal water levels and direction of flow;
(g) 
The provisions for water supply, sewage disposal, and stormwater disposal indicated by a general drainage plan of sufficient detail to show how the water will be moved over the site, and subsurface drainage including provisions for continual maintenance of natural drainage courses and field drainage tile systems. Known on-site field drainage tile systems serving areas off the site shall be located in designated easements;
(h) 
Streetlights are to coordinate with fire hydrant and intersection locations. Plans for layout, design and installation of streetlights, wiring and all required excess facilities, which includes streetlights, poles and all devices and materials to install streetlights, shall be submitted to the Village of Oakwood and the appropriate electric utility for approval prior to installation;
(i) 
If a private septic disposal system is proposed for any lot, an Illinois-registered professional engineer shall certify, on the face of the preliminary plat, that the proposed lots and soil characteristics are adequate for such a disposal system. Test data to support this certification shall also be submitted;
(j) 
The developer shall mail one print of the preliminary plat to such governmental entities, utilities, and other parties as directed by the Village authorities.
(4) 
The developer shall set forth a statement on the preliminary plat that prints were mailed to those entities designated by the Village authorities, and the statement shall list the names and addresses of such parties.
E. 
Vermilion County Soil and Water Conservation District review and approval. Information concerning the proposed subdivision shall be submitted by the developer to the soil and water conservation district for comments as to:
(1) 
Suitability of soils for building construction and problems that may arise in the event good engineering practices are not followed;
(2) 
Suitability of soils for septic tank systems;
(3) 
Best use of soils in the area in question;
(4) 
The developer shall provide an erosion and sedimentation control plan as defined in Chapter 14.04.[1]
All fees as required by this section shall be paid by the subdivider directly to the Vermilion County Soil and Water Conservation District.
[1]
Editor's Note: So in original.
F. 
Procedures for submission.
(1) 
Subdividers shall submit:
(a) 
Ten paper copies of the preliminary plat plus one electronic (.pdf) copy;
(b) 
A reduction of the preliminary plat or sketch showing lots and streets submitted on an eight-and-one-half-inch by eleven-inch sheet;
(c) 
Supportive material to the chairperson of the Planning Commission at least 14 calendar days prior to the Planning Commission meeting at which the subdivider wishes the plat considered.
(2) 
The submittal or resubmittal of a preliminary plat for a subdivision within the corporate limits or within the jurisdictional area of the Village, shall be accompanied by a preliminary plat filing fee of $30 per acre for each gross acre or part thereof within the subdivision boundaries or $300, whichever is greater, except for those submissions involving annexation agreements wherein the applicable fee may be negotiated with the Oakwood Board of Trustees. The check shall be a cashier's check or money order made payable to the Village of Oakwood, Illinois.
G. 
Procedures for review and approval. The Planning Commission shall examine the preliminary plat for compliance with these regulations with special attention given to the following:
(1) 
Design standards and information requirements as set forth by these regulations;
(2) 
Streets and thoroughfares as related to neighborhood circulation and existing and proposed topography;
(3) 
Existing zoning and existing and planned land use;
(4) 
An official land use plan adopted by the Village;
(5) 
Official road map;
(6) 
Land required for schools, parks, or other public use;
(7) 
Utility methods and systems, drainage and street improvement;
(8) 
Watercourses.
A. 
If all of the above requirements have been satisfied, the chairperson of the Planning Commission will present the preliminary plat to the Planning Commission at the next regular meeting. The subdivider or a responsible representative shall attend this meeting. The Planning Commission shall either:
(1) 
Recommend denial of approval of the preliminary plat;
(2) 
Recommend approval of the preliminary plat;
(3) 
Recommend approval of the preliminary plat, subject to minor modifications.
B. 
If the Planning Commission recommends denial of approval of the preliminary plat, the reasons for the recommendation for denial shall be clearly set forth and communicated to the subdivider.
C. 
If the Planning Commission recommends approval of the preliminary plat, it shall be so executed at that time. The original preliminary plat and two copies must be signed and executed.
D. 
The chairperson of the Planning Commission shall then submit the recommendation of the Planning Commission to the Village Board of Trustees for their review, consideration and approval. The Village Board of Trustees shall, as and to the extent required by state law, accept or reject a preliminary plat within 30 days after Planning Commission approval.
E. 
The approval of the preliminary plat by the Village Board of Trustees shall be in effect for a period of one year from the approval date. If the final plat and subdivision improvement plans and specifications have not been filed on or before this date, then the preliminary plat approval shall become null and void. If the preliminary plat shall become null and void, then a resubmittal of the preliminary plat for the development will be required just as if the development were starting anew.
F. 
Approval of the preliminary plat by the Village confers upon the subdivider the following rights for a period of 12 months from the date of approval, subject to existing law, or ordinance or statutes: 1) The subdivider may submit on or before the expiration date the whole or part of the plat for final approval by the Village; and 2) The subdivider may proceed with the installation of required physical improvements, subject to the provisions of these regulations and with the approval of the engineering plans and specifications by the Village Engineer, and may proceed with the preparation of the final plat. Approval of the preliminary plat by the Village Board of Trustees shall be indicated on the drawings; however, such approval and designation thereof does not insure final acceptance of the streets and other public ways for dedication nor continuity of current zoning for the tract or its environs.
G. 
On the preliminary plat the following certificate shall appear:
PRELIMINARY PLAT APPROVAL
The preliminary plat entitled _____ has received approval by the Planning
Commission of the Village of Oakwood, Illinois, this _____ day of _____, 20_____.
_______________
Chair Person
PRELIMINARY PLAT APPROVAL
The preliminary plat entitled _____ has received approval by the Village Board of Trustees of the Village of Oakwood, Illinois, this _____ day of _____, 20____.
_______________ President, Village Board of Trustees
_______________ Village Clerk
A. 
At any time within one year after receiving preliminary plat approval, the subdivider shall submit to the chairperson of the Planning Commission 10 paper copies and one electronic (.pdf) copy of the final plat 14 calendar days prior to any regular meeting of the Village Planning Commission. Also, the subdivider shall submit to the Village Engineer two paper copies and one electronic (.pdf) copy of the engineering plans and specifications for the subdivision and two paper copies and one electronic (.pdf) copy of the final plat on the same day.
B. 
The final plat shall contain or be accompanied by the information herein specified and shall comply with the following requirements:
(1) 
General.
(a) 
The name of the subdivision;
(b) 
The certificate of an Illinois-registered professional land surveyor;
(c) 
The date of preparation, scale and north arrow. The scale and size of the plat shall be such that photographic reduction to 16 inches by 17 inches will not impair the details. Plats in several sections are permissible. No sheet larger than 24 inches by 36 inches shall be submitted. The plat shall be presented at a scale of one inch to 100 feet or larger, except that a different scale may be used if approved during the preliminary plat phase;
(d) 
The location and position of the subdivision indicated in one of the following ways as appropriate:
[1] 
By quarter section, township, range, meridian, county and state,
[2] 
By distances and bearings from astronomic or assumed north and angles with reference to a corner or corners established in the United States Public Land Survey,
[3] 
By a written legal description of the exterior boundaries of the land as surveyed and divided;
[4] 
By not less than four references to the Illinois State Plane Coordinate System, East Zone. References shall be generally located at exterior points along the subdivision boundary.
(e) 
The plat shall comply with the current Illinois Compiled Statutes. Information which shall appear on the plat or on subsidiary documents:
[1] 
The following notation: "A part of the property covered by this plat is (is NOT) situated within 500 feet of a surface drain or watercourse serving a tributary area of 640 acres or more";
[2] 
Location of subdivision relative to Village of Oakwood corporate limits;
[3] 
In the event a private septic disposal system is proposed for each lot, certification by an Illinois-registered professional engineer indicated on the face of the subsidiary documents that the proposed land use, the proposed lots and the known soil characteristics of the area are adequate for such systems;
[4] 
The effect of stormwater run-off on other potentially developable land and the county's streams and open drainage channels, and a subsidiary drainage plat showing the topographical and profile plats, with a signed statement by an Illinois-registered professional engineer and the owner stating that to the best of their knowledge and belief; the drainage and surface water drainage will not be changed by any such subdivision, or if surface water drainage will be changed, reasonable provision has been made for collection and diversion of such waters into public areas, or drainage which the subdivider has the right to use, and that such surface waters will be planned for in accordance with generally accepted engineering practices so as to reduce the likelihood of damage to adjoining property because of the construction of the subdivision,
[5] 
The final plat shall be drawn with ink on a stable and reproducible plastic film.
(2) 
Detailed information:
(a) 
Boundary line of proposed subdivisions indicated by solid heavy line and the total acreage encompassed thereby. The plat shall clearly indicate all streets, alleys, blocks, lots, parcels, easements, and rights-of-way. Accurate angular and lineal dimensions shall be shown to describe and/or reproduce any of these features;
(b) 
Abutting street lines of platted, adjoining subdivisions shown in their correct location by broken (dashed) lines;
(c) 
The description and location of all subdivision and public land system survey monuments;
(d) 
A consecutive numbering system for all lots and blocks;
(e) 
Location and names of all existing or prior platted streets or other public ways, railroads and utility rights-of-way, parks and other public open spaces, permanent easements or prior platted lots within and adjacent to the subdivision;
(f) 
A graphic representation of the minimum setback lines on all lots and parcels, and a notation of the distance between such lines and the street line, or lot line;
(g) 
Pipes or other equivalent physical markers shall be places at each lot corner. No pipe or rod monument shall be less than one-half inch in diameter, standard weight water pipe (inside diameter) or deformed reinforcing rod at least 30 inches long. Iron pipe encased in concrete at least four inches by four inches by 42 inches, or equivalent, markers shall be placed at the beginning and ending of all curves and at all block corners. All monuments shall be imprinted with the registration number of the surveyor making the survey and shall be described on the plat;
(h) 
The location, layout and design for installation of streetlights and wiring as required by § 242-31H of this Oakwood Municipal Code.
(i) 
The final plat shall be accompanied by:
[1] 
All covenants, agreements, and deed restrictions which are to be imposed by the subdivider on future owners of lots within the subdivision once approved.
[2] 
A notarized certification by owner and by mortgage holder of record of the adoption of the plat and the dedication of streets and other public areas, and any restrictions as to usage, buildings, occupancy, etc.
[3] 
Certification from the County Clerk that all taxes and special assessments due on the property to be subdivided have been paid in full as required by statutes.
[4] 
Certification from the Village Treasurer that all special assessments due on the property to be subdivided have been paid in full (not required for subdivision out of Village limits).
[5] 
A report from the Vermilion County Soil and Water Conservation District.
[6] 
A cost opinion prepared by the developer's engineer, stating the probable construction cost of the public and quasi-public improvements for the development. Said cost opinion shall include estimated quantities of work and unit prices for the various items of the work.
[7] 
An erosion and sedimentation control plan showing:
[a] 
All erosion and sedimentation control measures necessary to meet the objectives of this chapter throughout all phases of construction and permanently after completion of development of the site;
[b] 
The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas and the sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking areas, and establishment of permanent vegetative cover.
[8] 
The engineering plans and specifications for the subdivision.
[9] 
Written approval of the Oakwood Township Road District, if the subdivision involves the dedication of new township streets or roadways, unless said roadways are subject to an Annexation Agreement with the Village.
[10] 
Written approval of the Vermilion County Engineer, if the subdivision is located across or adjacent to a County highway.
[11] 
Written approval of the Illinois Department of Transportation, if the subdivision is located across or adjacent to a State of Illinois-owned or -maintained highway.
[12] 
Written approval of the construction plans by Utilities, Inc. and/or its successors, who hold the franchise for providing potable water service and sanitary sewer service within the Village of Oakwood.
[13] 
Performance guarantee shall be on file.
[a] 
This shall be one of the following:
[i] 
Performance bond as approved by Village Attorney;
[ii] 
Certificate of deposit as approved by Village Attorney;
[iii] 
Cash; or
[iv] 
Irrevocable letter of credit as approved by Village Attorney.
[b] 
The performance guarantee shall be based on the estimated value of the improvements at the time of approval of the subdivision, insuring the Village adequate coverage to secure the satisfactory construction, installation, and dedication of the uncompleted portions of the required improvements. The Village Attorney shall approve such performance guarantee only after a recommendation of approval of the amount of the guarantee is received from the Village Engineer.
[c] 
The amount of the performance guarantee with a guarantee by a corporate surety, a certificate of deposit, cash, irrevocable bank letter of credit or other forms of guarantee found acceptable by the Village Attorney, shall be 110% of the estimated value if construction of the proposed improvements has not commenced. If construction of the improvements was commenced subsequent to approval of the subdivision but prior to recording the subdivision documents, the amount of the performance bond shall be 200% of the estimated cost of completing the remaining improvements;
[14] 
A subsidiary drainage plat shall be filed in accordance with the following requirements:
[a] 
Show topographically and by profile the elevation of the land, prior to the commencement of any change in the elevations, by contours at not greater than a two-foot interval and extending 100 feet beyond the exterior boundaries of the subdivision;
[b] 
Show proposed changes in the elevations and the flow of surface water from the subdivision;
[c] 
Statements to appear on subsidiary drainage plat:
"To the best of our knowledge and belief provisions have been made for the collection and diversion of surface waters into public areas, or grains which the subdivider has the right to use, and that such surface waters are planned for in accordance with generally accepted engineering practices so as to reduce the likelihood of damage to the adjoining property because of the construction of _____ subdivision."
_______________ Engineer's Name and Registration Number
_______________ Owner's Signature or Attorney
A. 
If all of the above requirements have been satisfied, the chairperson of the Planning Commission will present the final plat to the Planning Commission at the next regular meeting. The Planning Commission shall make one of the following recommendations to the Village Board of Trustees:
(1) 
Recommend denial of approval of the final plat;
(2) 
Recommend approval of the final plat;
(3) 
Recommend approval of the final plat, subject to minor modifications.
B. 
If the Planning Commission recommends denial of approval of the final plat, the reason for denial shall be clearly set forth and communicated to the subdivider.
C. 
If the Planning Commission recommends to the Village Board of Trustees approval of the final plat, it shall be so executed at that time. The original plat and two copies shall be executed by the Planning Commission. The chairperson of the Planning Commission shall then present the final plat to the Village Board of Trustees at its next regular meeting and inform them of their recommendation. At the same Village Board of Trustees meeting, the Village Engineer shall present the engineering plans and specifications for the subdivision. At that time, the Village Board of Trustees shall approve or disapprove the final plat, and the engineering plans and specifications and shall clearly state their reasons for their actions. In the event the Village Board of Trustees disapproves either the final plat or the engineering plans and specifications, the subdivider has one year from the date of such disapproval to make the corrections and resubmit the Village Board of Trustees; otherwise, the prior approval of the Planning Commission and/or the approval of the Village Engineer shall become null and void.
D. 
On the final plat, the following certificate shall appear:
FINAL PLAT APPROVAL
The final plat entitled __________ has received a recommendation for (approval) (disapproval) by the Planning Commission of the Village of Oakwood, Illinois, this _____ day of _____, 20____.
_______________
Chair Person
A. 
The Village Board of Trustees shall not give final approval to any proposed subdivision until:
(1) 
The Planning Commission has recommended approval or disapproval of the final plat;
(2) 
The Village Engineer has recommended approval or disapproval of the subdivision improvement plans and specifications;
(3) 
The subdivider presents his or her bond in the amount and form in accordance with these regulations and as approved by the Village Attorney.
B. 
The Village Board of Trustees, after receiving recommendations from the Planning Commission and Village Engineer shall then consider the final plat of the proposed subdivision. At that time, the Village Board of Trustees shall approve or disapprove the final plat, and the engineering plans and specifications and shall clearly state their reasons for their actions. The Village Board of Trustees shall, as and to the extent required by state law, accept or reject a final plat within 60 days after Planning Commission approval.
C. 
In the event the Village Board of Trustees disapproves either the plat or the engineering plans and specifications, the subdivider has one year from the date of such disapproval to make the corrections and resubmit to the Village Board of Trustees; otherwise, the prior approval of the Planning Commission and/or the approval of the Village Engineer shall become null and void.
D. 
The following certificate shall appear on the final plat directly below the Planning Commission certificate:
The final plat entitled _____ has received approval by the Board of Trustees of the Village of Oakwood, Illinois. This plat shall be recorded with the recorder of deeds, Vermilion County, Illinois, within one year of this date, otherwise this plat shall become void. The subdivider shall pay all recording fees assessed by the Vermilion County Recorder of Deeds.
_______________ President, Board of Trustees
_____ Date
_______________ Village Clerk
(Seal)
_____ Date
E. 
The following certificate shall appear on the cover sheet of the engineering plans for the subdivision:
APPROVAL BY THE VILLAGE OF OAKWOOD
The plans and specifications for _____ have received a recommendation for (approval) (disapproval) by the Village Engineer.
_______________ Village Engineer
_____ Date
The plans and specifications for _____ have reviewed and approved by the Board of Trustees of the Village of Oakwood.
_______________ President, Board of Trustees
_____ Date
_______________ Village Clerk
_____ Date
F. 
After approval of the final plat, plans and specifications and receipt of all supporting documents by the Village Board of Trustees, the final plat may be recorded by the subdivider.
A. 
All regulations, procedures and standards made applicable herein to original subdividing shall also apply to the re-subdividing and re-platting of a plat or parts thereof; as provided by these regulations.
(1) 
Procedure for re-subdivision. For any change in a map of an approved or recorded subdivision plat, if such change affects any street layout shown on such map, or area reserved thereon for public use, or any lot line, or if it affects any map or plan legally recorded prior to the adoption of any regulations controlling subdivision, such parcel shall be approved by the Planning Commission and Village Board of Trustees by the same procedure, rules and regulations as for review and approval of a subdivision, or if the subdivision is classified as a minor subdivision, under the procedures as set forth in § _____[1] for review and approval of a minor subdivision.
[1]
Editor's Note: So in original.
(2) 
Procedure for subdivisions where future re-subdivision is indicated. Whenever a parcel of land is subdivided and the subdivision plat shows one or more lots containing more than one acre of land and there are indications that such lots will eventually be re-subdivided into small building sites, the Planning Commission and Village Board of Trustees may require that such parcel of land allow for the future opening of streets and the ultimate extension of adjacent streets. Easements providing for the future opening and extension of such streets may be made a requirement of the plat.
(3) 
Vacation of plats. Any plat or any part of any plat may be vacated by the owner of the premises, at any time before the sale of any lot therein, by a written instrument, to which a copy of such plat shall be attached, declaring the same to be vacated.
B. 
Such an instrument shall be approved by the Planning Commission and the Village Board of Trustees in like manner as plats of subdivisions. The governing body may reject any such instrument which abridges or destroys any public rights in any of its public uses, improvements, streets, or alleys.
C. 
Such an instrument shall be executed, acknowledged or approved, and recorded and filed, in like manner as plats of subdivisions; and being duly recorded or filed shall operate to destroy the force and effect of the recording of the plat so vacated, and to divest all public rights in the streets, alley, and public grounds, and all dedications laid out or described in such plat.
D. 
When lots have been sold, the plat may be vacated in the manner herein provided by all the owners of lots in such plat joining in the execution of such writing.
A. 
Before any person may undertake any construction, alteration or erection of any civil engineering facilities or improvements as part of a planned unit development within the Village's 1 1/2 mile extraterritorial area, for which the County of Vermilion must give zoning approval (when applicable), such person shall first obtain approval of the Village as to the matters set forth in this chapter.
B. 
Application requirements. The developer shall submit a true copy of the planned unit development plan that the applicant has filed with the County of Vermilion accompanied by an application fee of $30 per acre for each gross acre or part thereof within the development boundaries or $300, whichever is greater, except for those submissions involving annexation agreements wherein the applicable fee may be negotiated with the Board of Trustees of the Village. The check shall be as cashier's check or money order made payable to the Village of Oakwood, Illinois. The plans shall be submitted in 10 copies and one electronic (.pdf) copy. The development plan must include all of the following information:
(1) 
Name, location of address, owner and designer of the proposed development in the form of drawings or written statements;
(2) 
A legal description of the site proposed for development;
(3) 
A general area plan drawing reflecting the intended land use, future public streets and private drive locations, and adjacent areas when the proposed planned unit development is intended to represent a single phase of a longer range development;
(4) 
Location of all property lines, existing streets, easements, utilities and any other significant physical feature;
(5) 
Date, north arrow, and graphic scale (not less than one inch equals 100 feet) on all drawings submitted;
(6) 
Present and proposed zoning (if applicable);
(7) 
Indication and location of existing conditions on the tract including:
(a) 
Contour lines at a minimum of two-foot intervals;
(b) 
Watercourses and existing drainage facilities;
(c) 
Wooded areas and isolated trees of six inches or more in diameter;
(d) 
Existing structures with an indication of those that will be removed and those that will be retained as a part of the development;
(8) 
Indication of the area surrounding the tract with respect to land use, peculiar physical conditions, public facilities and existing zoning;
(9) 
A site plan indication, among other things, the general location of the following:
(a) 
All buildings, structures and other improvements;
(b) 
Common open spaces;
(c) 
Off-street parking facilities and number of spaces to be provided;
(d) 
Sidewalks;
(e) 
Illuminated areas, provided all street lighting shall comply with Oakwood Municipal Code § 242-31H and § 242-16D(3)(h);
(f) 
Use of open spaces being provided;
(g) 
Screening or buffering of the tract perimeters;
(h) 
Indication as to which streets will be public and which drives will be private;
(i) 
All utilities including storm drainage, sanitary sewers, and water service;
(j) 
Such other documents explaining unusual circumstances as the Planning Commission may require;
(10) 
Quantitative data indicating the following:
(a) 
Total number of dwelling units;
(b) 
Proposed lot coverage of buildings and structures (percent of total);
(c) 
Approximate gross and net residential densities (excluding all streets and roadways);
(d) 
Such other calculations as the Planning Commission may require including, but not limited to, information relating to traffic generation impact and storm water runoff;
(11) 
A development schedule indicating the following:
(a) 
The approximate date when construction of the project can be expected to begin;
(b) 
The stages in which the project will be built and the approximate dates when construction of each stage can be expected to begin;
(c) 
The approximate dates when the development of each of the stages in the development will be completed;
(d) 
The area and location of common open space that will be provided at each stage;
(12) 
A statement as to the applicant's intention of selling or leasing all or a portion of the planned unit development after the project is developed. If applicable, the conditions of sale and maintenance of such developed properties shall be stipulated. Any covenants, deed restrictions or other similar agreements between the application and future owners shall be presented; and
(13) 
An erosion and sedimentation control plan showing:
(a) 
All erosion and sedimentation control measures necessary to meet the objectives of this chapter throughout all phases of construction and permanently after completion of development of the site;
(b) 
The proposed phasing of development of the site, including stripping and clearing, rough grading and construction, and final grading and landscaping. Phasing should identify the expected date on which clearing will begin, the estimated duration of exposure of cleared areas and the sequence of clearing, installation of temporary sediment control measures, installation of storm drainage, paving streets and parking area and establishment of permanent vegetative cover.
C. 
Public hearing.
(1) 
Upon receipt of the planned unit development application, the chairperson of the Planning Commission shall set a public hearing date in accordance with the commission's usual procedures for considering a conditional use. Within 30 days after the public hearing, the Planning Commission shall recommend approval or disapproval or, at the request of the developer, continued discussion pertinent to the development plan. The Planning Commission shall consider the proposed planned unit development in accordance with:
(a) 
The definitions and goals as indicated herein;
(b) 
The minimum requirements as set forth herein.
(2) 
The Planning Commission shall send its recommendation to the Village Board of Trustees. Approval of the planned unit development by the Board of Trustees shall constitute approval of matters governed by this section.
D. 
Standards and requirements. Unless the Planning Commission expressly recommends waivers thereof, the following shall be the standards for a planned unit development reviewed under this section:
(1) 
Provisions for fire and emergency access shall be subject to applicable codes and be reviewed and commented on by the Oakwood Fire Protection District's Fire Chief;
(2) 
Street construction, whether such be public or private streets, shall be made in conformance with this chapter, minimum pavement widths for private drives shall be 14 feet for the first lane of traffic in each direction and 14 feet for each additional lane. Street construction plans and details shall be submitted to the Village Engineer for his or her review;
(3) 
Exterior lighting facilities within the planned unit development shall be of such quality to promote safety and convenience, and shall conform to the National Electrical Code;
(4) 
Sewers shall conform to the Standard Specifications for Water and Sewer Main Construction in Illinois;
(5) 
Storm drainage shall be of urban design; shall conform to the Standard Specifications for Water and Sewer Main Construction in Illinois; shall conform to the Village's stormwater control ordinance (Title 14); and shall conform to this chapter;
(6) 
Construction bond. All publicly and privately owned public-type improvements, facilities and developments required by this chapter shall be guaranteed in a form approved by the Village Attorney, and shall be delivered to guarantee construction of the required improvements. Any such guarantee shall be at a rate of 110% of the estimated cost of construction as determined by the Village Engineer. Any guarantee shall only be released upon the certification by the developer's engineer (with the approval of the Village Engineer) that the public type improvements and facilities have been constructed in compliance with the plans and specifications for such public type facilities and improvements; and
(7) 
Maintenance bond after inspection and acceptance of the facilities and improvements, but before release of the construction bond for all of the facilities and improvements, a deposit shall be made to the Village in cash or maintenance bond equal to 15% of the estimated cost of the public facilities and improvements. This deposit shall be a guarantee of satisfactory performance of the facilities constructed for and within the planned unit development and satisfactory maintenance operation of such publicly and privately opened facilities necessary to the health, safety, and convenience of the tenants or successors to the applicant:
(a) 
Such cash or bond for the publicly owned facilities shall be held by the Village for a period of 18 months after acceptance by the Village of such publicly owned facilities; and
(b) 
The balance of the cash or bond is to remain in effect as long as the public facilities remain in private ownership. Nothing in the above maintenance guarantee clause should be constructed to prevent the filing of two maintenance guarantees, one for publicly owned public facilities and one for privately owned public facilities. After such 18 months, the deposit covering the maintenance of publicly owned public facilities shall be refunded if no defects have developed, or if any defects have developed, then the balance of such deposit shall be refunded after reimbursement for amounts expended in correcting defective facilities. The guarantee maintenance deposit under this subsection shall be made immediately upon inspection and approval by the Village engineer of the construction of all facilities, but prior to release of the construction guarantee.