The Administrator is hereby authorized and directed to administer and enforce the provisions of this chapter. This broad responsibility encompasses, but is not limited to, the following specific duties:
A. 
To review and forward preliminary and final plats to the Planning and Zoning Board;
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B. 
To transmit improvement plans to the City Engineer for his review;
C. 
To issue stop orders as necessary when the City Engineer determines that approved improvements are being constructed in violation of this chapter;
D. 
To pursue actions authorized in this chapter when a developer fails to complete required improvements;
E. 
To evaluate and make decisions concerning proposed minor changes in approved final plats;
F. 
To review and forward applications for subdivision variances to the Planning and Zoning Board;
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
G. 
To periodically review the provisions of this chapter to determine whether revisions are needed and to make recommendations on such matters to the Planning and Zoning Board as necessary;
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
H. 
To maintain up-to-date records of matters pertaining to this chapter, including, but not limited to, preliminary plats, as-built records of completed improvements, final plats, variances and amendments; and
I. 
To provide information to subdividers/developers and to the general public on matters related to this chapter.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Any subdivider/developer desiring a variance from the requirements of this chapter shall file a written application therefor with the Administrator at the same time that he files his preliminary plat. The application shall fully explain the grounds for the variance request and specify the section(s) of this chapter which, if strictly applied, would cause great practical difficulties or hardship. The Administrator shall prepare an advisory report on the variance application and submit it, together with the completed application, to the Planning and Zoning Board.
A. 
Review by Planning and Zoning Board. The Planning and Zoning Board shall review the variance application and the Administrator's comments and submit its advisory report to the City Council, together with its recommendation on preliminary plat approval. The Planning and Zoning Board's advisory report shall be responsive to all the variance standards set forth in Subsection B below.
B. 
Action by City Council; variance standards. At the same meeting at which it takes action on the application for preliminary plat approval, the City Council shall decide by resolution whether to grant or deny the requested subdivision variance. A copy of its decision, clearly stating its reasons therefor and the exact terms of any variance granted, shall be attached to both the preliminary and final plats. The City Council shall not grant any subdivision variance unless, based upon the information presented to it, the Council determines that:
(1) 
The proposed variance is consistent with the general purposes of this chapter; and
(2) 
Strict application of the subdivision design and improvement requirements would result in great practical difficulties or hardship to the applicant, not a mere inconvenience; and
(3) 
The proposed variance is the minimum deviation from the subdivision requirements that will alleviate the difficulties/hardship; and
(4) 
The plight of the applicant is due to peculiar circumstances not of his own making; and
(5) 
The peculiar circumstances engendering the variance request are not applicable to other tracts and, therefore, a variance would be a more appropriate remedy than an amendment; and
(6) 
The variance, if granted, will not substantially impair implementation of City upgrades/changes, if any, including the Official Map.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
A. 
Amendments to this chapter may be proposed by the Administrator, any member of the City Council, any Planning and Zoning Board member or any party in interest. Every amendment proposal shall be filed on a prescribed form in the Administrator's office. The Administrator shall promptly transmit each proposal, together with any comments or recommendations he may wish to make, to the Planning and Zoning Board.
B. 
Advisory report; action by City Council. Within a reasonable time, the Planning and Zoning Board shall submit an advisory report to the City Council. The City Council shall act on the proposed amendment at its next regularly scheduled meeting following submission of this report. The City Council may either pass or reject the proposed amendment or may refer it back to the Planning and Zoning Board for further consideration.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
Fees for the following shall be paid to the City Clerk. The fees shall be set from time to time by the City Council and are intended to defray the administrative costs connected with the processing/conducting of the listed item; they do not constitute a tax or other revenue-raising device.
A. 
Filing preliminary plat.
B. 
Filing improvement plans.
C. 
Improvement inspection.
D. 
Filing final plat.
E. 
Filing variance request.
F. 
Filing amendment proposal.
G. 
Filing special use permit request.
[Added 1-8-2024 by Ord. No. 2024/01/08-1]
H. 
Filing zoning request.
[Added 1-8-2024 by Ord. No. 2024/01/08-1]
A. 
The City Clerk shall not accept a final plat for filing with the County Recorder of Deeds unless the following conditions are met:
(1) 
The final plat conforms to all requirements specified by the City Council as conditions of approval.
(2) 
The final plat meets the design standards and engineering specifications set forth herein.
(3) 
The final plat meets all requirements of the laws of the State of Illinois.
(4) 
The subdivider or applicant establishes sufficient proof of his intent and ability to post a guarantee or performance bond or bonds with the City as required by § 230-35 to the estimated construction cost of all improvements intended to be dedicated to the City for maintenance and operation.
B. 
No subdivision plat or replat of land within the jurisdiction of the City shall be filed for record or recorded in the office of the County Recorder of Deeds unless and until the approval of the City Council is endorsed thereon by the City Clerk.
C. 
No lot shall be sold for such subdivision plat or replat until it has been approved by the City Council and filed for record in the office of the County Recorder of Deeds as herein provided.
D. 
The developer shall file the approved final plat and ordinance with the County Recorder of Deeds not more than 30 days from the date of posting of and not prior to the posting of the performance guarantee or bond as required by §§ 230-35 and 230-36; two copies of such final plat and ordinance shall be kept on file by the City Clerk; one such copy filed with the Administrator; and one copy shall be returned to the subdivider.
E. 
The City Council shall not permit any public improvements under its jurisdiction to be constructed or maintained within an area that has been subdivided after the adoption of this chapter unless such subdivision has been approved in accordance with the requirements contained herein.
F. 
No building and zoning occupancy permit shall be issued by the Administrator, City or county for the construction of any building, structure or improvement to the land or any lot within the subdivision, as defined herein, until all requirements herein have been fully complied with.
In accordance with state law, any plat or part thereof may be vacated by the owner of the tract at any time before the sale of any lot therein, by a written vacation instrument to which a copy of the plat is attached. If there are public service facilities in any street, other public way or easement shown on the plat, the instrument shall reserve to the City or other public entity or public utility owning such facilities the property, rights-of-way and easements necessary for continuing public service by means of those facilities and for maintaining or reconstructing the same. The vacation instrument shall be approved by the City Council in the same manner as plats of subdivision and shall also be approved by the County Superintendent of Highways, the Highway Commissioner of the appropriate township and the public utilities involved. In the case of the platted tracts wherein any lots have been sold, the written vacation instrument must also be signed by all the owners of lots in said tracts.
A. 
The subdivider/developer shall maintain all the improvements in the subdivision until they have been accepted by and dedicated to the City or other appropriate entity.
B. 
Prior to the dedication, the subdivider/developer shall post a maintenance bond with the City Clerk in the form approved by the City Attorney.
(1) 
The bond shall be in the amount determined by the City Engineer to be sufficient to guarantee the satisfactory condition of the required improvements for a period of one year from the date of their acceptance and dedication. If, at any time during the one-year period, the improvements are found to be defective, they shall be repaired/replaced at the subdivider's/developer's expense. If the subdivider/developer fails or refuses to pay such costs within 90 days after demand is made upon him by the Administrator, the City shall use the maintenance bond to make the necessary repairs/replacements.
(2) 
If the cost of the repairs/replacements exceeds the bond amount, the subdivider/developer shall be liable for the excess. At the end of the one-year period, the maintenance bond shall be released.